HCV FAQ’s
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What is the Housing Choice Voucher Program?
The Housing Choice Voucher Program, commonly known as Section 8, is a federal program that provides rental assistance to eligible low-income households through tenant-based and project-based vouchers.
The Housing Choice Voucher (HCV) Program assists low income individuals and families with their rental payments. Under the HCV Progam, property owners retain the same rights and responsibilities that they have under State Landlord Tenant Laws. 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 other tenant under State law. Huntsville Housing Authority (HHA) provides rental assistance payment to the owner on the family’s behalf. This does not change the normal relationship of property owners or managers to tenants.
What is the difference between Housing Choice Vouchers and Project-Based Vouchers and their Waiting Lists?
Tenant-Based Vouchers provide rental assistance for families in the private rental market. The voucher is provided to applicants and they can choose any housing that meets the requirements of the program.
Project-Based Vouchers provide rental assistance that is tied to a specific unit in a property contracted with the Housing Authority.
The biggest difference between Section 8 tenant voucher and project-based Section 8 vouchers is that project-based housing vouchers cover all or most of the monthly rents on one particular apartment complex whereas section 8 vouchers allow tenants to use their voucher for any home or apartment that accepts them.
Tenants benefit from both programs by receiving financial assistance which helps decrease cost burden associated with renting apartments. Cheaper rates allow tenants to use their income towards other necessities such as food, clothing, savings goals, etc. without sacrificing lifestyle. This creates healthier circumstances both short and long term for low income tenants. Which program you choose will ultimately depend on your individual needs, budget constraints & preferences. Ultimately, availability is one on of the most important factors. While section 8 vouchers allow for a bit more flexibility, project-based vouchers can provide more immediate solutions to housing needs.
How does it work?
In the Housing Choice Voucher (HCV) Program, participants find suitable housing offered by a private owner using a voucher issued by the Housing Authority. All housing selected by the family must meet local requirements and federal standards called Housing Quality Standards (HQS).
In addition to meeting HQS requirements, 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 during the initial HQS inspection and when an owner requests a rent increase.
The subsidy is calculated by using the lower of the voucher payment standard or the gross rent minus the total tenant payment. HCV families pay their share of the rent directly to the owner or property manager.
The HCV Program gives 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 during the first lease term.
Who is eligible to apply?
- An applicant must qualify as an individual or family as defined by [EHA].
Head of household must be at least 19 years of age at the time of this pre-application or an emancipated minor by a court of competent jurisdiction, consistent with Alabama laws. - Family must have annual income at the time of admission that does not exceed the established income limits at the time of admission according to the maximum income by family size established by the U.S. Department of Housing and Urban Development HUD). To view income limits, click here.
- Applicant and all adult members of the family must pass a criminal background check.
- Applicant or any member of the family that has ever been convicted of manufacturing or producing methamphetamine on the premises of any federally-assisted housing or any family household member that is subject to a lifetime registration requirement under a state sex offender registration program will not be eligible for housing assistance.
- Applicant and all members of the family must provide documentation of social security numbers for all family members or certify that they do not have social security numbers at the time of initial eligibility interview.
- Applicant and all members of the family must meet HUD requirements on citizenship or immigration status.
- Applicant or any member of the family who currently owes rent or other amounts to [EHA] or any other housing authority will not be offered assistance until the outstanding balance is paid in full.
Applicants must update their address in the Applicant Portal, if you have a change of address! If you cannot log into the Portal, you may call HHA for assistance or submit a change of address in writing.
As stated by the Housing Choice Voucher Administrative Plan, Chapter 4-III.D. NOTIFICATION OF SELECTION, If a notification letter is returned to HHA with no forwarding address, the family will be removed from the
waiting list. A notice of denial (see Chapter 3) will be sent to the family’s address of record, as well as to any known alternate address. As stated by the Housing Choice Voucher Administrative Plan, 4-III.E. THE APPLICATION INTERVIEW,
How much does the tenant pay for their share of the rent?
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. If the family rents a unit for which rent and utilities exceed the payment standard, the familys portion of the rent may be higher. However, this formula does not mean the family can pay the difference between the requested owner rent and the Authority’s approved amount. If the rent for the unit is more than the payment standard, the family will be required to pay more than 30 percent of their adjusted monthly income but not to exceed 40% of their monthly adjusted income.
Families are prohibited from paying more than 40% of their monthly adjusted income for rent when the gross rent exceeds the payment standard. After the initial lease term, the family can pay more than 40% of their adjusted monthly income for rent.
Is there an easy way to find available HCV properties?
Click this link to view known rental units in the area. Available Units (partnerinhousing.com)
For more options Huntsville Housing Authority has partnered with AffordableHousing.com (formerly GoSection8.com), which provides an enhanced program to list rental properties online. Listings are available to potential Housing Choice Voucher tenants seeking apartment units, duplexes, single-family homes or townhomes in the private market.
Please contact the AffordableHousing.com toll free helpline at 1-866-466-7328 if you have questions regarding viewing property listings.
Why must I attend an eligibility interview?
- Families selected from the waiting list are required to participate in an eligibility interview. All adult members of the household are required to attend the interview.
- The interview will be conducted only if the head of household or spouse/cohead provides appropriate documentation of legal identity. (Chapter 7 provides a discussion of proper documentation of legal identity). If the family representative does not provide the required documentation, the appointment may be rescheduled when the proper documents have been obtained.
- In all circumstances, if a family does not attend a scheduled interview, HHA will send another notification letter with a new interview appointment time. Applicants who fail to attend two scheduled interviews without HHA approval will be denied assistance based on the family’s failure to supply information needed to determine eligibility. A notice of denial will be issued in accordance with policies contained in Chapter 3.
- Your application for the Housing Choice Voucher Program (Section 8) will be withdrawn from our waiting list if you fail to provide all required/requested information. In accordance with 24 CFR 960.259(a) and 24 CFR 982.551(b), the family must supply any information that the PHA or HUD determines necessary in the administration of public housing and Section 8 programs. And in the Housing Choice Voucher Program Administrative Plan, Chapter 4, Section 4-III.E.
What is Portability?
An eligible family that has been issued a Housing Choice Voucher may use that voucher to lease a unit anywhere in the United States where there is a housing agency operating a Housing Choice Voucher program. This feature of the program is referred to as portability.
The public housing authority/agency (PHA) that issues a voucher to a portable family that wants to move to a different jurisdiction is referred to as the “initial” PHA. The PHA in the jurisdiction in which the family wishes to relocate to is referred to as the “receiving” PHA.
The receiving PHA has the option of (1) administering the family’s voucher for the initial PHA or (2) absorbing the family into its own voucher program. Under the first option, the receiving PHA bills the initial PHA for the family’s housing assistance payments and the fees for administering the voucher. Under the second option, the receiving PHA pays for the family’s assistance out of its own program funds, and the initial PHA has no further relationship with the family.
PORTING IN PROCESS
Housing Choice Vouchers program participants from another jurisdiction within the United States can use their vouchers to port in to the Huntsville Housing Authority’s voucher program. In order to do so, the voucher participant must notify the PHA where they currently receive assistance that they want to utilize the portability option of the voucher to transfer to the Huntsville Housing Authority.
Once the portability request is approved, the initial PHA will issue a voucher and must contact the Huntsville Housing Authority on the voucher holder’s behalf. The initial PHA must promptly notify the Huntsville Housing Authority to expect the incoming family. This means the initial PHA contacts the Huntsville Housing Authority on your behalf either by phone, fax or e-mail. Simply referring the family to HUD or to a website for information on the Huntsville Housing does not fulfill the obligations of the initial PHA.
- Mail: Huntsville Housing Authority, Attn: Portability, P.O. Box 486, Huntsville, AL 35804.
- E-mail: portability@hsvha.org
- Fax: 256-539-5982
- Attention: Portability
- Phone: 256-532-5636
We are currently billing incoming portable vouchers.
The required paperwork should include the following:
- HUD-52665 Family Portability Information form
- Client’s current voucher
- Current 50058 form
- Current E.I.V report
- Client’s current income verifications
- Client contact address, email and phone number
- Birth Certificates of all members of the household
- Social Security cards of all members of the household
- Driver’s license/Photo ID for all of age (18 or older) members of the household (if applicable)
Please note, per Huntsville Housing Authority’s Administrative Plan, if any member of the household has a history of drug-related criminal activity within the last five (5) years or a history of violent criminal activity within the last years five (5) years, program assistance will be denied. The five years shall begin on the date of the last reported act, completion of sentence and/or probation period, whichever is later. Drug related criminal activity defined by HUD as the illegal manufacture, sale, distribution, or use of a drug, or the possession of a drug with intent to manufacture, sell, distribute or use the drug [24 CFR 5.100]. Violent criminal activity is activity defined by HUD as any criminal activity that has as one of its elements the use, attempted use, or threatened use of physical force substantial enough to cause, or be reasonably likely to cause, serious bodily injury or property damage [24 CFR 5.100]. Criminal background checks will be conducted for all families including those porting into the Huntsville Housing Authority’s jurisdiction
In addition, the voucher size the family is eligible for may change based on family composition and Huntsville Housing Authority’s occupancy standards.
The following rules shall apply in determining what size unit assistance to be issued:
- Only infants (under 1 year) will be required to share a bedroom with a parent, and that children of the opposite sex under the age of 6 may share a bedroom until the oldest child reaches the age of 6 years.
- Children of the same sex, regardless of age, may share a bedroom.
- The bedroom size assigned shall not require more than two (2) persons to occupy the same bedroom;
Before visiting or contacting the Huntsville Housing Authority, please allow our Portability Department to contact you via mail, phone or e-mail. After all the portability paperwork has been received by Huntsville Housing Authority, our Portability Department will contact you to set up an appointment to come into our office.
What is the Veterans Affairs Supportive Housing (VASH) Program?
The Veterans Affairs Supportive Housing (VASH) program allows eligible and homeless Veterans and their families to receive Section 8 Vouchers and find housing in the Huntsville area.
The VASH program is a joint program between the Department of Housing and Urban Development (HUD) and the U.S. Department of Veterans Affairs (VA). The program provides permanent housing and ongoing treatment services to hard-to-serve homeless and mentally ill veterans, and to those suffering from substance abuse.
The Section 8 Voucher program has designated Vouchers for eligible veterans experiencing chronic homelessness.Veterans are referred to the VASH program by their case manager.
VA staff provides outreach, clinical care and ongoing case management services. Rigorous evaluation of this program indicates that this approach significantly reduces days of homelessness for veterans plagued by serious mental illness and substance abuse disorders.
For information about VA case management, veterans should contact the National Call Center for Homeless Veterans at 1-877-4AID-VET (1-877-424-3838) or the Veterans Crisis Line: 1-800-273-8255, Press 1.
If you are a Veteran interested in participating in the VASH program contact us for more information.
What are Housing Quality Standards (HQS)?
The Housing Quality Standards (HQS) set acceptable conditions for interior living space, building exterior, heating and plumbing systems, and general health and safety.
Prior to execution of the HAP Contract, Huntsville Housing Authority must inspect the units to be occupied to ensure that the unit meets HQS. Additionally, after HAP Contract execution, the HHA is required to inspect the units on an annual basis.
Attending an owner briefing increases the likelihood of properties passing HQS inspection the first time and decreases the number of deficiencies that are cited during the inspection.
How do I schedule an HQS Inspection?
To schedule inspections and address inspection/abatement-related issues, you can email Ashley Crawford at acrawford@hsvha.org.
What happens if the unit fails the inspection?
It is important to remember that the inspector does not automatically return to conduct follow-up inspections for repaired deficiency items. Written notification by the owner agent must be made to the inspector that all of the required repairs have been completed by the deadline date for correcting repairs. The written notification, preferably on the re-inspection forms provided with the inspection letters, should include the owner agent’s name and phone numbers, the tenant’s name, address and phone number and the name of the inspector who conducted the inspection. If written notification is not provided by the deadline date, the rental payments made to the owner agent will be abated or terminated until the unit passes. The rent will be resumed when the unit passes inspection but the lost rent will not be paid.
How can I ensure my property will pass inspection?
To ensure your property passes inspection, we recommend you perform your own inspection of the property and make any necessary repairs prior to the Huntsville Housing Authority’s scheduled inspection. HHA’s Self-Inspection Checklist outlines common HQS deficiency items from Housing Choice Voucher properties that cause inspections to fail and create delays in the disbursements of rental payments to owners. (Located in HCV downloads)
For a more detailed explanation of the Housing Quality Standards Inspection Requirements visit www.hud.gov.
