FREQUENTLY ASKED QUESTIONS ABOUT SECTION 8 HOUSING
I. General Information about the Section 8
Program
What is Section 8?
What does the Section 8 Program do?
Who does the Section 8 Program assist?
How does the Section 8 Program work?
What is the step-by-step procedure for the Section
8 Program?
How much does the tenant pay, and how much does
the Housing Authority pay?
II. General Questions about Housing Quality Standards
What are Housing Quality Standards?
Are housing inspections required?
How often are housing inspections conducted?
III. Information for Section 8 Participants Regarding Eligibility:
INCOME AND RENT:
How is income verified?
How much will I pay?
When are changes reported?
What deductions are allowed?
Where are Vouchers accepted?
ANNUAL REEXAMINATION:
Why are annual reexaminations necessary?
How can I prepare for the reexamination?
What happens during this review?
What are my obligations?
TERMINATION OF ASSISTANCE:
Can I lose my rental assistance?
What is considered drug-related or violent criminal
activity?
When can I move?
IV. Questions for Participants Regarding Housing Quality Standards
When, how and to whom should maintenance problems
be reported?
As a tenant, what are my responsibilities to the
unit?
V. Questions for Participants Regarding Moving and Renting a
Unit
What do I do if I want to move and use my rental
assistance in another unit?
Can I have more than one copy of the Request for
Assisted Tenancy (RFAT) form?
Does the Housing Authority assist with Security
Deposit funds?
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I. General Information about the Section 8 Program
What is Section 8?
Section 8 is the name for many of HUD’s Rental Assistance programs.
The term “Section 8” is used because the federal law, which
created the program, is Section 8 of the Housing and Community Development
Act of 1974.
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What does the Section 8 Program do?
The Section 8 Housing Choice Voucher Program assists low-income individuals
and families with their rental payments. Under the Section 8 Program,
property owners retain the same rights and responsibilities that they
have under California State law. They use their own rental agreement or
lease and decide what the term of tenancy will be. The tenant has the
same obligations as any tenant under State law. SCHA’s subsidy does
not change the normal relationship of property owners or managers to tenants.
The main difference is that each month the property owner will receive
two payments for the tenant’s rent – one from the tenant,
which is about 30% of his or her income, and the balance from the SCHA.
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Who does the Section 8 program assist?
Participant families include seniors, persons with disabilities, families
with young children, and working families who do not earn enough to keep
pace with rising rental housing costs.
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How does the Section 8 Program work?
In the Section 8 Housing Choice Voucher Program, participants have a limited
time to find suitable housing offered by a private owner using a Voucher
issued by the Housing Authority (HA). Any housing selected must meet local
codes and federal standards called Housing Quality Standards (HQS).
Housing Choice Vouchers give a family flexibility to pay more than 30
percent of their income for rent and utilities if they desire. However,
families who are new admissions or move to a new unit cannot pay more
than 40 percent of their income when they move in.
The subsidy is calculated by using the lower of the Voucher Payment Standard
or the gross rent minus the total tenant payment.
All Voucher units must meet a rent reasonableness test, i.e., the rents
cannot be higher than similar units in the area. This test is performed
on each unit leased and when an owner requests a rent increase.
In the Section 8 Program, families pay their share of the rent directly
to the property owner or manager.
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What is the step-by-step procedure for
the Section 8 Program?
- The applicant applies for Section 8 when the waiting list is open.
- The applicant’s name comes to the top of the waiting list.
- The Housing Authority (HA) determines if the applicant is eligible
for the program.
- The applicant is issued a Voucher and a Request For Assisted Tenancy
(RFAT) form.
- The voucher holder looks for housing within the area for 60 to 120
days.
- The voucher holder finds a unit on the private market to rent.
- The property owner/manager of the unit screens the applicant for
suitability as tenant (The HA does not screen for tenant suitability.)
- The property owner/manager and the voucher holder complete the RFAT
form and return it to the HA.
- The HA inspects the unit according to Housing Quality Standards.
- The HA passes and approves the unit or notes needed repair items.
- The HA negotiates rent based on Rent Reasonableness.
- The HA enters into a contract with the property owner/manager of
the unit.
- The owner and tenant sign the property owner/manager’s Rental
Agreement or Lease.
- The HA receives a copy of rental agreement between the tenant and
property owner/manager.
- The HA inspects the unit annually.
- The HA reviews tenant eligibility annually.
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How much does the tenant
pay, and how much does the Housing Authority pay?
The tenant pays an amount that is roughly equivalent to 30% of their monthly
income. The Housing Authority pays the balance of the total rent to the
property owner. In some cases, the tenant may pay more than 30% of their
income.
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II. General Questions about Housing Quality Standards
What are Housing Quality Standards?
Housing Quality Standards (HQS) are the HUD minimum quality standards
for housing assisted under the Section 8 Rental Assistance program. HQS
have been developed for program use nationwide and help to insure that
your home will be safe, healthy and comfortable. For specifics about HQS,
please go to: A
Good Place to Live.
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Are housing inspections required?
Yes. Inspections will be completed before a unit can begin on the Section
8 Rental Assistance Program and annually. For the annual inspection, the
tenant will receive advanced notification of their scheduled inspection.
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How often are housing inspections conducted?
Before any family can be assisted by the Sonoma County Housing Authority,
the proposed unit must pass an inspection to assure that Housing Quality
Standards are met. After the initial inspection, the Housing Authoirty
must inspect the unit at least annually.
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III. Information for Section 8 Participants Regarding Eligibility:
INCOME AND RENT:
How is income verified?
All income must be verified with documentation. The HA periodically
reviews employment records with EDD. If unreported income is found,
this can result in termination of assistance.
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How much will I pay?
Rent is calculated according to federal regulations. It must be recalculated
any time income or family size changes. The HA uses a formula to calculate
the family’s portion of the rent. The tenant’s portion will
be 30% of the monthly adjusted income. This amount is then subtracted
from the lower of the payment standard or the gross rent to determine
the subsidy amount paid by the HA to the owner.
The “payment standard” is a HUD approved amount by bedroom
size, based on the Fair Market Rents for the area. The bedroom size
for the family, based on the HA’s “subsidy standard”
is two persons per bedroom, except that the head of household will not
be forced to share a bedroom with a minor child, or when there is medical
justification.
Even if the family selects a larger unit, the Housing Authority will
still base the subsidy in accordance with the “subsidy standard,”
and the family will be required to pay the difference.
“Tenant Rent” is the difference between the contract rent
(rent to owner) and the subsidy.
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When are changes reported?
Any change in income or family composition must be reported to the HA
within 14 days. Income change forms are available at the Housing Authority's
reception desk at 1440 Guerneville Road, Santa Rosa.
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What deductions are allowed?
- $480 for each member of the family residing in the household (other
than the head of the household or spouse) who is under 18 years of
age or is disabled or a full-time student any age.
- $400 for any elderly family (over 62 or disabled).
- Medical expenses in excess of three percent of annual family income
of any elderly or disabled family.
- Reasonable child care expenses necessary to enable another family
member to be employed or to further his or her education.
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Where are Vouchers accepted?
You may use your Housing Choice Voucher anywhere in the USA where there
is a HA to administer the Section 8 program. Ask your caseworker for
information.
Wherever you choose to live, the housing must pass a Housing Quality
Standards (HQS) inspection. It must also pass a rent reasonableness
test to assure that the rent charged is fair.
If a property owner or manager has housing which qualifies and he or
she is willing to rent it under the Section 8 Program, a rental agreement
or lease and Housing Assistance Payment contract must be signed.
The HA maintains a list of units whose owners will accept a Section
8 Voucher.
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ANNUAL REEXAMINATION:
Why are annual reexaminations necessary?
The HA is required by federal regulations to review each Voucher participant’s
income and family size at least once a year. This is done to assure
that (1) the right amount of rent is being paid based on actual income
and (2) the home is the right size for the family.
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How can I prepare for the reexamination?
For your reexamination and annual inspection:
- Be on time for your appointment.
- Be sure you have all the information requested in your reexamination
letter.
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What happens during this review?
The HA will notify each family of their reexamination one to two months
before the anniversary of their initial move-in date. HA staff members
will schedule a time to conduct the interview. At the interview, the
HA caseworker will check to see that all information provided about
income and family size is correct.
Sometime during the year the HA will also schedule an inspection of
each home to be sure that it still meets basic Housing Quality Standards.
The inspection is a good time for you to inform the HA of any concerns
you may have about the condition of your home or any maintenance problems
you are having.
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What are my obligations?
All participants are responsible for meeting their family obligations,
which include:
- Reporting all money coming into the household, changes in family
members and related information as required.
- Permitting inspection of the housing unit by the HA after reasonable
notice.
- Giving the HA and the owner at least 30 days written notice if
you intend to move.
- Not subletting or leasing any part of the unit.
- Not using illegal or controlled substances.
- Not being involved in drug-related or violent criminal activities.
- Not allowing anyone who is not a member of your household to use
your address to receive mail, register vehicles, etc.
- Not violating the terms of your lease
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TERMINATION OF ASSISTANCE:
Can I lose my rental assistance?
There are a number of ways families can lose their rental assistance.
Here is a partial list of typical reasons that are usually sufficient
to cause the HA to stop rental assistance to a family:
- Vacating the housing unit without proper notice.
- Allowing unauthorized persons to live in the housing unit or use
it as a mailing address.
- Not complying with the terms of the Section 8 Voucher Program family
responsibilities.
- Failing to report all changes in income or provide information
required by the HA for reexamination of the family’s continued
eligibility for rental assistance.
- Owing money to any Public or Indian Housing Authority.
- Involvement in drug-related or violent criminal activities.
- Serious or repeated lease violations.
- Causing significant damage to the unit.
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What is considered drug-related or
violent criminal activity?
Drug-related crime and violent crime are problems everywhere across
the country. Be sure that you and members of your family are not involved.
Federal regulations provide for termination of assistance to those who
participate in these activities. The regulations also state that a person
does not have to have been arrested or convicted in order for their
assistance to be terminated.
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When can I move?
There are some specific rules about moving out of housing. Here are
some general guidelines for moving out the proper way. (Remember that
the property owner or manager may have other requirements):
- Give at least 30 days written notice.
- Give our HA Lease Negotiator/Inspector a copy of the notice to your
property owner or manager. (If you receive a 30 day notice to move
from your property owner or manager, your file will be referred to
the Eligibility Supervisor for review.)
- Contact your Tenant Services Representative to determine if your
income and family composition will need to be updated.
- Meet with your Tenant Services Representative to obtain a Voucher
and a Request for Assisted Tenancy form for the new owner.
- Make sure all rent due has been paid.
- Clean the unit thoroughly before moving, including major appliances
and carpet.
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IV. Questions for Participants Regarding Housing Quality Standards
When, how and to whom should maintenance
problems be reported?
Maintenance problems should be reported to the owner or property manager
in writing. If the problem is not corrected in a prompt or satisfactory
manner, the problem should be reported to the Housing Authority in writing
for possible action.
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As a tenant, what are
my responsibilities to the unit?
Practice good housekeeping habits in your home. Keep the home in a clean,
safe and orderly condition. Let the property manager or owner know as
soon as possible when maintenance or repair work is needed.
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V. Questions for Participants Regarding Moving and Renting a
Unit
What do I do if I want to move and use
my rental assistance in another unit?
The Housing Authority must receive a copy of the notice you have given
your property owner/manager stating your intention to vacate the unit.
You will be required to schedule an appointment with the eligibility staff.
After that appointment, you will attend a briefing and receive your “Mover”
Voucher, Briefing Packet and Request for Assisted Tenancy (RFAT) form.
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Can I have more than one copy of the
Request for Assisted Tenancy (RFAT) form?
No. Only one form is allowed per family at one time.
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Does the Housing Authority assist with
Security Deposit funds?
No. The tenant is responsible for securing all of the security deposit.
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