Landlord Briefing for. The Housing Choice Voucher Program

Transcription

1 Landlord Briefing for The Housing Choice Voucher Program 2013

2 Thank you Thank you for your interest and for your participation in the Housing Choice Voucher Program. This program cannot work without you.

3 Benefits Of HCV to Landlords Having a contracted monthly rent payment that is on time and guaranteed If the client s income decreases, the RHA s portion can increase, therefore, the you still receive the full amount of rent Scheduled inspections of unit yearly, or biannually Annual reasonable rent increases may be requested.

4 Benefits of HCV to Landlords Quick turnaround to fill a vacancy because the RHA usually has voucher holders waiting. By choosing to accept HCV, the landlord does not obligate themselves to accept every voucher holder that comes through your door.

5 New Policies this year The Rosenberg Housing Authority (RHA) is now accepting leases for New Applicants on the 15 th of the month When a unit is ready for inspection, the inspector must be ed at inspector@rosenbergha.org. If you do not have , please call the housing authority when the unit is ready. (281) The RHA will only schedule an inspection once we ve heard from the landlord. Some client s will now receive bi-annual inspections.

6 Roles & Responsibilities RHA Tenant Lease Landlord

7 Voucher

8 Voucher Tenant Responsibilites The family must #6 The family must notify the PHA and the owner in writing before moving out of the unit or terminating the lease. #7 The family must use the assisted unit for residence by the family. The unit must be the family s only resident. #9/#10 The family must request PHA written approval to add or remove a family member from the unit. #11 The family must give the PHA a copy of any owner eviction notice #15 The family must not commit any serious or repeated violation of the lease.

9 Voucher Tenant Responsibilites The family must #17 The family must not engage in drug-related criminal activity or violent criminal activity that threatens the health, safety or right to peaceful enjoyment of other residents and persons residing in the immediate vicinity of the premises. #20 The family must no damage the unit or premises #22 The family must not engage in abuse of alcohol in a way that threatens the health, safety or right to peaceful enjoyment of the other residents and persons residing in the immediate vicinity of the premises.

10 FAIR HOUSING What is Prohibited No one may take any of the following actions based on race, color, religion, gender identity, disability, familial status, sexual orientation, national origin, handicap or disability: Refuse to rent housing Make housing unavailable Deny a dwelling Set different terms, conditions or privileges for rental of a dwelling Provide different housing services or facilities Falsely deny that housing is available for inspection or rental Refuse to make or allow a residents request for a reasonable accommodation Deny any personal access to any facility, service related to the rental of dwellings, or discriminate against any person Advertise or make a statement indicating a limitation or preference based on a protected class Threaten, coerce, intimidate or interfere with anyone exercising a fair housing right.

11 Lease Requirements Lease effective date must be the same as the HAP contract effective date and the same as the RTA beginning lease date. The rental amount on the lease must be the same as the rental amount shown on the RTA. The RHA is not a party to this contract.

12 Rent Approval Process The dwelling unit must be appropriate for the number of persons in the household. RHA Subsidy Standards: 2 people per bedroom The rent charged is rent reasonable Reasonable rent is rent that is not in excess of rents charged by the owner for comparable, unassisted units on the premises, or comparables in the same market area. Inspect the unit to ensure it meets HQS.

13 Rent Approval Process Voucher Bedroom Size Payment Standard Gross Rent = Rent to Owner + Utility Allowance Utility Allowance is an average usage per unit type per bedroom size. Not designed to reflect actual utility bill! Maximum Subsidy Standard NOT max rent!

14 Housing Quality Standards Why does the unit fail? Windows do not open and close Windows do not lock Windows do not stay up Entry Door is loose Entry Door Strike Plate Weather-stripping around the door Door Locks don t work Non-working smoke alarms

15 HQS For a detailed list of Housing Quality Standards (HQS) requirements, request a copy of the booklet A Good Place to Live. The Housing Authority s policy is to only conduct 2 inspections on a unit

16 HAP CHECKS To Receive your HAP Check, the RHA needs the following: New Signed HAP Contract Signed Lease Lease Renewals Signed RTA Signed Lease Signed HAP Contract Checks will normally be available no later than the 3rd of each month.

17 Landlord Obligations Preparing & furnishing information required under the HAP Contract Collecting any Security Deposit from the family. Not to exceed 1 Month s Rent. Collecting the family s portion of rent. Landlord MUST NOT charge more than established by program. Enforcing tenant obligations under the lease. Remember YOU are the landlord and THEY are YOUR tenants.

18 Annual Recertification You will be sent an RTA packet for the renewal of the lease. You may request changes at this time by completing the packet. Increase in rent Change in utilities, etc Not renewing lease When renewing the lease, you must provide our office with a copy of the new lease/renewal and the RTA at least 45 days prior to the renewal date.

19 Continuing Assistance Requesting a Change in Rent or Utilities Must give 60-day notice May not request any changes in first year of lease Change in utility responsibility may cause the contract rent to change New leases are required for a change in utility responsibility Not renewing lease Giving notice to family to vacate with copy to RHA according to your lease.

20 Notifying the RHA Although the RHA does not assist with landlord functions, problems with your tenant should be brought to our attention in writing as soon as you are having issues. This would include things like: Non payment of rent Damages Unauthorized people Excessive or Unpaid Utility Bills Etc. RHA will address violations in family obligations, but it is a landlord s responsibility to enforce the tenant obligations under the lease.

21 QUESTIONS AND ANSWERS

22 Video