Owner`s Guide to the Section 8 Housing Choice

OWNER’S GUIDE TO THE SECTION 8
HOUSING CHOICE VOUCHER
(HCV) PROGRAM
HOUSING AUTHORITY
OF THE COUNTY OF LOS ANGELES
The Housing Authority of the County of Los Angeles operates under the
auspices of the Community Development Commission of the County of Los
Angeles. The Commission Builds Better Lives and Better Neighborhoods by
strengthening neighborhoods, empowering families, promoting individual
achievement and supporting local economies.
Owner’s Guide to the Section 8
Housing Choice Voucher
(HCV) Program
CONTENTS
Section 8 HCV Rental Assistance Introduction ................................... 2
A Three Way Partnership
The family, the Owner and the Housing Authority ......................................... 3
Areas within Los Angeles County's Jurisdiction ..................................
4
Steps in Owner Participation ..................................................................
5-6
Housing Quality Standards Questions and Answers ................................. 7-8
Benefits of Doing Business with the Housing Authority………….. 9
Facts About Section 8 HCV Families …….................……………...…....... 10
How to Advertise Your Property to Section 8 HCV Families ……...…….. 11
Section 8 Offices and Fax Numbers ..............................................................… 12
Published 1/2013
SECTION 8 HCV RENTAL ASSISTANCE
Introduction
The Housing Authority of the County of Los Angeles (Housing Authority) receives
funding from the U.S. Department of Housing and Urban Development (HUD) to
provide housing subsidy payments that help eligible families pay their rent in privatelyowned rental units.
The rental subsidy, known as the Housing Assistance Payment (HAP), is paid directly to
the property owner or designated payee each month. No charges or fees are assessed to
owners for services provided under the Section 8 program.
Participating property owners comply with HUD regulations, but retain control of
most of the rights and responsibilities traditionally held by property owners. The
information included in this booklet provides basic Section 8 information including an
overview of the requirements for program participation.
If you wish to advertise your rental property located within the Los Angeles County
jurisdiction to Section 8 participants, please contact the Los Angeles County Housing
Resource Center toll free at (877) 428-8844 or by going on the following website:
http://housing.lacounty.gov/
Your participation and assistance is a major factor in the success of the Section 8
program. We welcome your participation, and greatly value your partnership!
2
A THREE WAY PARTNERSHIP
The Family, The Owner, & The Housing Authority
The Family's Responsibilities
When a family is settled in a new home, the family is expected to comply with the lease
and program requirements, pay its share of rent on time, maintain the unit in good
condition, and notify the Housing Authority of any decreases in income and changes in
family composition.
The Owner's Responsibilities
The role of the Section 8 program is to provide decent, safe, and sanitary housing to a
tenant at a reasonable rent. The unit must pass the program's Housing Quality
Standards (HQS) and be maintained up to those standards as long as the owner receives
HAP. In addition, the owner is expected to provide the services agreed to as part of the
lease signed with the family and the contract signed with the Housing Authority.
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Housing
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Three-Way
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VOUCHER/
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Owner
Family
The Housing Authority's Responsibilities
The Housing Authority provides a family with housing assistance that enables the
family to seek out suitable housing. The Housing Authority enters into a contract with
the owner to provide HAP on behalf of the family. If the owner fails to meet his/her
obligations under the lease and contract, the Housing Authority has the right to
terminate assistance payments. The Housing Authority must also reexamine the
family's income and composition at least annually and must inspect each unit at least
annually to ensure that it meets minimum housing quality standards.
3
AREAS WITHIN LOS ANGELES COUNTY’S JURISDICTION
The Housing Authority provides Section 8 rental assistance only within Los Angeles County limits. Areas
outside of the County limits are serviced by other housing authorities. Below is a list of Los Angeles
County eligible cities and unincorporated (UI) areas served.
If your rental property is located outside of the County of Los Angeles, contact the City Hall for the area in
which the rental property is located to determine the agency responsible for Section 8 rental assistance.
Supervisorial District 1
Azusa
Bassett (UI)
Bell
Bell Gardens
City Terrace (UI)
Commerce
Cudahy
E. Los Angeles (UI)
El Monte
Huntington Park
Irwindale
La Puente
Maywood
Montebello
Monterey Park
Rosemead
Santa Fe Springs
Valinda (UI)
Walnut
Supervisorial District 2
Athens (UI)
Baldwin Hills (UI)
Carson
Compton (UI)
Gardena
Hawthorne (UI)
Ladera Heights (UI)
Lawndale
Lennox (UI)
Lynwood
Rancho Dominguez (UI)
Willowbrook (UI)
Windsor Hills/View Park (UI)
Supervisorial District 3
Agoura Hills/Agoura
Beverly Hills
Calabasas
Calabasas Highlands (UI)
Calabasas Park
Cornell (UI)
El Nido (UI)
Fernwood (UI)
Glenview (UI)
Malibu
Malibu Bowl
Malibou Lake (UI)
Monte Nido (UI)
San Fernando
Topanga (UI)
Universal City (UI)
West Hollywood
Westlake Village
Supervisorial District 4
Artesia
Avalon (Catalina Island)
Bellflower
Cerritos
Diamond Bar
Downey
El Segundo
Hermosa Beach
La Habra Heights
La Mirada
Lakewood
Lomita
Manhattan Beach
Paramount
Rancho Palos Verdes
Rolling Hills
Rolling Hills Estates
Signal Hill
Whittier
Whittier (UI)
Supervisorial District 5
Acton
Agua Dulce (UI)
Alhambra
Altadena (UI)
Antelope Acres (UI)
Arcadia
Bouquet Canyon (UI)
4
Canyon Country (Santa Clarita)
Castaic (UI)
Charter Oak (UI)
Claremont
Covina
Duarte
Elizabeth Lake (UI)
Forrest Park (UI)
Glendora
Green Valley (UI)
La Cañada-Flintridge
La Crescenta (UI)
Lake Hughes (UI)
Lake Los Angeles
Lancaster
Lang (UI)
La Verne
Leona Valley
Little Rock (UI)
Llano (UI)
Mint Canyon (UI)
Montrose (UI)
Palmdale
Palmdale (UI)
Pearblossom (UI)
Pinetree (UI)
Quartz Hill (UI)
San Dimas
San Gabriel
Santa Clarita
Sierra Madre
San Marino
Soledad (UI)
South Pasadena
Sulpher Springs (UI)
Temple City
Valencia (UI)
Val Verde (UI)
Valyermo (UI)
Vasquez Rocks (UI)
West Covina
Wilsona Gardens (UI)
STEPS IN OWNER PARTICIPATION
There is no application or registration required on your part! When a family is issued a
voucher, they must locate a suitable rental unit in the private market.
When a voucher holding family expresses interest in leasing a rental property, the owner
should:
1. Verify the Housing Choice Voucher (form HUD-52646). You should first verify
that the family has been issued a current voucher. The voucher will contain an
issue date and an expiration date. Extensions granted to families are printed on
Housing Authority letter head. The notice indicates the extension date and
should be attached to the voucher.
2. Screen the family for suitability. The Housing Authority does not screen the
family's behavior or suitability for tenancy. The landlord should review and
discuss the terms of the lease agreement, as well as the Section 8 program rules
and regulations with the prospective family.
3. Submit the required forms to the Housing Authority. Following the screening, if
you and the family decide to move forward with the tenancy, submit the following
documents (the family will provide you with a packet) to the Housing Authority:
! A Request for Tenancy Approval (RTA) – this form provides the Housing
Authority with property information including proposed rent amount,
utility responsibility, bedroom size, ownership data, etc.
! Proof of Property Ownership
! Letter of Authorization (if applicable) – this form authorizes a
representative to act and sign contracts on behalf of the legal owner.
! IRS Form W-9 (Request for Taxpayer Identification Number and
Certification)
! Rent Roll (only if applicable) – If the unit is in a building with two or more
units, the owner must provide a rent roll. A rent roll is the owner's up-todate official ledger/list of all rental units on the premises, including each
unit's address and apartment number, rent amount, bedroom size, and
indicates which units are subsidized or unsubsidized.
! Business License – The Housing Authority requires owners to comply
with local ordinances that require a business license for rental properties.
If your property falls within a business license ordinance, you must submit
a copy of a valid business license. A receipt indicating that the business
license has been purchased will suffice.
(Continued on next page)
5
4.
5.
6.
7.
! Lease Agreement – The Housing Authority must review and approve the
owner's lease. The lease must be for a minimum of 12 months, include an
effective date (start date), and include utility and appliance responsibility (as
those provided on the RTA). Please note: When determining the effective
date of the lease, the owner and family should provide enough time to allow
for inspection of the unit and allow the tenant to vacate his/her current
unit.
Submit all required documents to the Housing Authority. After the submittal of
all completed documents, a Housing Authority program specialist will contact
you to begin rent negotiations and to schedule a HQS inspection.
HQS inspection. There is no charge for this inspection. Rent negotiations are
finalized after the unit passes inspection. (See Housing Quality Standards on the
next page )
Official contract document execution. A copy of the approved lease agreement,
lease addendum, and HAP contract (form HUD-52641) will be provided for
signature. The HAP contract must be signed by the owner and the Housing
Authority. The lease and the tenancy addendum (form HUD-52641-A) must be
signed by the family and the owner.
Payment to the owner cannot begin until:
! The unit passes inspection.
! The owner and Housing Authority have agreed upon a mutually acceptable
rent.
! The date that the family will gain possession is approved by the Housing
Authority.
! The owner and family have signed a lease/lease rider and the required
HUD tenancy addendum. The owner signs a HAP contract.
! The lease and contract are signed by both owner and family on or before
the date that assistance begins.
! All required documents are received and approved by the Housing
Authority.
HAPs are issued on or about the first of the month. It is important to note that if the
family moves in before the unit passes inspection there is no guarantee that the unit will
meet the Housing Authority's requirements. The family is responsible for the full rent
for the period before the lease and HAP contract is effective.
If you would like to advertise your rental property to Section 8 assisted family, contact
the Los Angeles County Housing Resource Center toll free at (877) 428-8844 or by
going on the following website: http://housing.lacounty.gov/
6
HOUSING QUALITY STANDARDS (HQS)
Questions & Answers
What is an HQS inspection?
HQS are the minimum health and safety standards allowed by the HUD to ensure that
assisted housing units are decent, safe and sanitary. The Housing Authority is required
to perform an HQS inspection of Section 8 assisted units before a participant enters
into a HAP contract with an owner, and at least once a year after that.
What are the various types of inspections?
There are five types of inspections:
! Initial Inspection: Conducted before a HAP Contract is executed.
! Annual Inspection: Conducted at least once annually.
! Complaint/Emergency Inspection: Conducted at the request of a tenant or
owner to determine whether failure items exist in the unit.
! Re-Inspection: Conducted to confirm that a failure that is considered an
emergency, tenant or owner's responsibility to fix, or that was identified in a
vacant unit has been corrected.
! Quality Control Inspection: Conducted by a quality control inspector to
confirm that a previous inspection was performed correctly.
Who is responsible for providing access to the unit for an inspection?
For initial inspections of a vacant unit, the owner is responsible for providing access to
the unit; failure to do so may result in the cancellation of their Request for Tenancy
Approval (RTA). For an occupied unit, the tenant is responsible for providing access to
the unit.
How do inspectors decide to “Pass” or “Fail” a unit?
The inspector uses the HUD Inspection Checklist, which is physically located inside
their palm pilots (handheld computers). These checklists are used as a guideline to
determine if the unit meets HQS standards. One single failure item on this checklist
will result in a failed inspection. The inspector must then determine whether it was
owner or tenant-caused and whether it is an emergency or non-emergency fail. The
inspector will note the inspection result and provide details of all failure items.
(Continued on next page)
7
Tenant Responsibilities
Ÿ Be present at scheduled annual
inspections.
Ÿ Maintain the unit in good condition.
Ÿ Promptly notify the owner of any repairs
needed.
Ÿ Pay for utilities as specified in the lease.
Ÿ Provide and maintain operable
appliances as specified in lease.
Owner Responsibilities
Ÿ Maintain the unit and make repairs as
needed, in accordance with the terms and
conditions of the lease HAP contract,
including HQS.
Ÿ Pay for utilities as specified in the lease.
Ÿ Provide operable appliances as specified in
lease.
What happens if the inspection results fail?
In the case of an initial inspection, the owner and the family will be notified of the
results. The owner has the option to correct the items or cancel the RTA. The family
will also have the option to wait for the owner to correct the failed items within a
reasonable time or continue a housing search. A re-inspection of the unit must be
scheduled to confirm that the unit passes HQS.
In the case of an emergency fail that is a result of an owner-related deficiency, the
owner will be notified via telephone or fax regarding the emergency condition. The
owner will have 24 hours to repair the unit before a re-inspection occurs. If the fail
items are not corrected, the HAP will be suspended on the first of the month following
the failure date, and will not be reinstated until there is a passed inspection result.
In the case of a non-emergency fail that is the family's responsibility to fix, the
family has 30 days to correct the deficiencies. A re-inspection will be conducted to
verify correction of failed items. If items are not corrected, the Housing Authority will
initiate subsidy termination.
In the case of a non-emergency fail that is the owner's responsibility to fix, the
owner has 30 days to correct the deficiencies. A re-inspection will be conducted to
verify correction of failed items. If items are not corrected, the HAP will be suspended
on the first of the month following the failure date, and will not be reinstated until there
is a passed inspection result.
8
BENEFITS OF DOING BUSINESS WITH
THE HOUSING AUTHORITY
!
The owner retains full control over the screening and selection process. The Housing
Authority does not screen families for suitability. At the owner's request, if the
information is available, the Housing Authority will provide the names and addresses
of the family's current and one prior landlord.
!
The Housing Authority maintains a policy of “Zero-Tolerance for Drug-related and
Violent Criminal Activity.” A family's Section 8 rental assistance may be terminated
for breach of the policy. In addition, those who violate the Housing Authority's zerotolerance rules may be referred to the Los Angeles County District Attorney's office
for possible prosecution.
!
As with any other tenant, Section 8 HCV assisted families can be evicted by the
owner for lease violations. The eviction process is determined by state law, not
Section 8 regulations.
!
The owner may collect a full security deposit, up to the maximum permitted by state
and local laws. Under California law, this is limited to twice the contract rent for an
unfurnished unit and three times the contract rent for a furnished unit. The owner
has the same rights to legal action against a tenant who leaves damages beyond the
security deposit collected as for any other tenant as allowable by California State law.
!
Once a HAP contract has been fully executed, the Housing Authority guarantees its
payment to the owner, as long as the family remains in residence and the unit meets
HQS. This ensures that the rent is affordable to the family.
!
The owner may request market rate rent for new contracts. Rents may equal, but not
exceed, other comparably sized and equipped units in the area. Note: the program
limits the total rent amount for each Section 8 participant. The limits are based on
income and family size.
!
The Section 8 HCV program allows for rent increases. The owner may request a rent
increase once each year after the initial term of the lease at the participant's annual
reexamination to compensate owners for inflationary costs of operation and
maintenance (as long as the rent remains reasonable when compared to other
comparable unassisted units of the same size).
9
FACTS ABOUT SECTION 8 HCV FAMILIES
Families participating in the Section 8 HCV Program are…
!
Responsible for finding a suitable housing unit. Each HCV participant is
responsible for finding a suitable unit. The Housing Authority does not place
families in any specific unit.
!
Not screened by the Housing Authority. Owners are responsible for screening
their prospective residents. The Housing Authority does not screen assisted
families as to their suitability as tenants.
!
Not Housing Authority residents. The owner is responsible for the management
of the rental unit. The Housing Authority is not a party to the lease.
!
Responsible for their own conduct and the conduct of their guests. The owner
needs to enforce the provisions of the lease.
!
Subject to HUD and Housing Authority rules and regulations for the HCV
program. The Housing Authority will take the appropriate action to ensure
program integrity.
!
Subject to termination from the HCV program if they engage in drug-related or
violent criminal activity. Any family that engages in drug-related criminal activity or
violent criminal activity may be terminated from the program. In the event that the
family's assistance is terminated under these circumstances, the lease will still be in
effect. Should the owner want the tenant to vacate the unit, appropriate legal action
must take place. Information regarding a verifiable drug-related or violent criminal
activity by a HCV assisted family should be directed to the Housing Authority.
10
HOW TO ADVERTISE YOUR
PROPERTY TO SECTION 8 HCV FAMILIES
The Housing Authority contracts with Los Angeles County Housing Resource Center,
the national leader in affordable housing. The Housing Authority encourages Section 8
families to seek available units through this service partner.
Section 8 assisted families will contact the owner directly. By listing your property
through the Los Angeles County Housing Resource Center, the Housing Authority
cannot guarantee that a Section 8 family will choose to rent your listed unit.
Los Angeles County Housing Resource Center service can be accessed online or via
toll-free phone and fax.
To advertise your rental properties:
Go online: http://housing.lacounty.gov/index.html
Phone: (866) 265-7811 • Fax: (704) 334-0779
If you have any questions regarding this service,
please contact (877) 428-8844.
11
Housing Authority
of the County of Los Angeles
Offices and Fax Numbers
Main Office
700 W. Main Street
Alhambra, CA 91801
Phone: (626) 262-4510
Fax: (626) 943-3850
Assisted Housing
PO Box 1510,
Alhambra, CA 91801
Phone: (626) 586-1644
Fax: (626) 943-3854
Attn: Owners Services Desk
Antelope Valley Area Office
2323 E. Palmdale Blvd. Ste. B
Palmdale, CA 93550
Phone: (661) 575-1511
Fax: (661) 266-1874
Landlord Resources
Landlord/Tenant Information
http://www.dca.ca.gov/publications/landlordbook/index.shtml
Provides legal information about landlord and tenant rights and responsibilities and
references civil codes concerning rental property management.
Fair Housing
Telephone: Toll-free Hotline: (800) 477-5977
Internet: http://www.hrc-la.org
12
NOTES:
FOR FURTHER INFORMATION, PLEASE CONTACT:
Housing Authority of the County of Los Angeles
700 W. Main Street, Alhambra CA 91801
Call the Public Liaison at (626) 586-1650
To report crime or fraud in Section 8 assisted units
call toll-free (877) 881-7233
www.hacola.org
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&
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