FREQUENTLY ASKED QUESTIONS ABOUT SECTION 8 FOR PROPERTY OWNERS
How does the Section 8 program
benefit property owners?
How has the Section 8 Program changed recently?
Can I collect my standard security deposit and first
and last month’s rent?
If I take a Section 8 tenant, do I always have to
take a Section 8 tenant for my unit or for my whole building?
If I choose to take a Section 8 tenant, do I have
to choose the first one that applies?
I have my own rental agreement/lease. Can I use
it?
How does the rental agreement/lease work?
What is the Housing Assistance Payments Contract?
What if I have an address change or the ownership
of a rental unit changes?
Can the Housing Authority Direct Deposit mychecks?
What if I have not received my First-of-the-Month
check?
What will happen if an overpayment has been made
to my account?
How often are rent checks sent out?
How does the Section 8 program benefit
property owners?
Property owners who participate in the Section 8 Program benefit several
ways:
- There is a guaranteed monthly cash flow. In most cases, more than
half the rent is paid by the HA directly to the property owner. Therefore,
the tenant’s rent payment is affordable to them (they pay approximately
30% of their income as their rent portion, so they are more likely to
be able to afford their rent payment.)
- When a property owner needs to raise the rent amount, it usually does
not affect the tenant’s portion of the rent.
- The HA has a free listing service - we can publicize unit vacancies
at no cost to owner.
- The initial and annual Housing Quality Standards inspections performed
by the HA help to protect your investment and inform you of housekeeping
and other issues.
- There is a lower turnover with rental assistance tenants because they
can afford their rent payment.
- The HA can provide assistance in problem solving. If requested, we
will serve as a liaison between the property owner and the tenant.
- There is a significant community and social benefit realized by renting
to households on the Section 8 Program. Through this program families
are able to improve their living situations, pursue employment or further
education and become more involved in the community. Seniors living
on fixed incomes are allowed to remain in their homes, even as rents
continue to increase.
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How has the Section 8 Program changed
recently?
Recent changes to the Section 8 Program include:
- Property owners can use their own rental agreement or lease.
- Property owners choose the term of tenancy.
- The rent amounts are flexible. They are based on the current rental
market, as are any rent increases.
- The process of terminating a tenant is the same as on private market.
Use standard notices as required under State law.
- The property owner has complete choice in who they chose as a tenant.
The participation by property owners is optional.
- The security deposit is paid by the tenant. It is no different than
on the private market.
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Can I collect my standard security deposit
and first and last month’s rent?
The property owner can collect their standard security deposit as long
as it corresponds with State and Local laws. The property owner will get
the first month’s rent from the tenant and the Housing Authority
after the unit passes the inspection. The Housing Authority’s portion
of the rent will be mailed to the property owner once our accounting department
processes the Contract. The tenant’s portion of the last month’s
rent will be paid by the tenant when due. The Housing Authority will pay
its portion of last month’s rent when due.
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If I take a Section 8 tenant, do I always
have to take a Section 8 tenant for my unit or for my whole building?
No. The Contract is for the tenant chosen only. Once that tenant vacates,
the property owner is under no further obligation to rent to a Section
8 tenant. Likewise, they are not obligated to rent any other units to
Section 8 tenants.
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If I choose to take a Section 8 tenant,
do I have to choose the first one that applies?
No. The Housing Authority encourages the property owner to screen their
applicants thoroughly. We want you to get the best Section 8 tenant possible.
It’s good for you and good for the Section 8 Program. Because the
Housing Authority does not manage the unit for you, we want you to have
a tenant that you are confident will take care of your property. However,
fair housing and equal opportunity practices must be followed.
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I have my own rental agreement/lease.
Can I use it?
A property owner must use his or her own rental agreement/lease. The Housing
Authority will attach a Tenancy Addendum to your rental agreement/lease.
Your rental agreement/lease must conform to State and Local law as well
as HUD regulations prohibiting certain lease provisions, most of which
are already prohibited by State law.
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How does the rental agreement/lease work?
The rental agreement/lease and the Tenancy Addendum spell out the details
of the rental agreement/lease between the tenant family and the owner.
The rental agreement/lease must be in a form consistent with rental agreements/leases
used in the area and conform to State law. The Tenancy Addendum contains
all the HUD language necessary to conform to federal regulations. The
Tenancy Addendum from the Housing Authority will be added to the rental
agreement/lease.
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What is the Housing Assistance Payments
Contract?
The Housing Assistance Payments (HAP) Contract is a written agreement
between the owner and the Housing Authority. It specifies how much the
Housing Authority will initially pay each month to the owner on behalf
of the tenant. This contract protects the owner’s interests and
the rights of tenant families under federal rules. The Housing Authority
will not begin rental assistance until the lease and the HAP Contract
have been signed, the rent has been determined reasonable, and the unit
has passed the Housing Quality Standards inspection.
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What if I have an address change or the
ownership of a rental unit changes?
You should contact your Lease Negotiator-Inspector, in writing, immediately.
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Can the Housing Authority Direct Deposit
my checks?
Yes. If you have one bank account that your checks are deposited into
each month, we can mail the check to the bank for deposit. If you choose
to start direct deposit, the first step is to contact your bank and find
out exactly how they want the check addressed. Write to your Lease Negotiator-Inspector
requesting direct deposit. Include the above information, and attach a
voided deposit slip for that account.
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What if I have not received my First-of-the-Month
check?
If you have not received your check as usual, and are concerned, contact
the Accounting Department. The telephone number is (707) 565-7515. We
will verify the mailing address for your account. If the mailing address
is correct, no further action will be taken until fourteen days have passed
from the date the checks were mailed. Fourteen days provides the Post
Office enough time to deliver your check.
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What will happen if an overpayment has
been made to my account?
In the event you discover an overpayment has been made to you, please
call (707) 565-7515. If we become aware of an overpayment, we will notify
you of the overpayment and the amount owed will be automatically withheld
from any funds due to you. If you have no other tenants who receive assistance
from this agency, we will request that you return the amount of the overpayment
to our offices as soon as possible.
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How often are rent checks sent out?
The Housing Authority cuts checks twice a month; on the first working
day of the month and on the working day closest to the 15th of the month.
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