The Housing Choice Voucher Program (sometimes referred to as “Section 8”) is the largest federal low-income housing assistance program. Families are awarded vouchers to help pay the cost of renting housing on the open market. Because vouchers are provided to particular tenants to live where they choose, they are often referred to as “tenant-based” assistance. The voucher program is funded at the federal level by the U.S. Department of Housing and Urban Development (HUD). At the local level, the program is operated by Public Housing Authorities. The Section 8 program was established in 1974. In 1998, Congress merged the two components of the tenant-based Section 8 program – certificates and vouchers – into a single housing program (Housing Choice Voucher Program). There are thousands of housing authorities across the United States and its territories and each administer different geographical jurisdictions. Huntsville Housing Authority’s jurisdiction is Madison County. Families can pay up to 40% of their annual adjusted income toward the rental of the unit to the owner. The Housing Authority makes monthly payments directly to the owner on behalf of the family. The “Housing Assistance Payment” is the difference between the tenant’s portion and the actual rent. The family negotiates directly with the landlord to secure rental accommodations that best suits their need. The unit must meet HUD Housing Quality Standards and pass inspection before a contract is executed between the Housing Authority.

The first step is to list your unit on www.gosection8.com Landlords will need to create a user name and password, and safeguard the information for future use. The following basic information on the property is required: (1) contact information of the landlord or manager, (2) property location, property information (i.e., rent, deposit, square footage, year built, bedrooms…etc.) and (3) amenities and accessibility. Also, for gosection8.com, a hard copy of the form is available at our main office at 200 Washington Street, for you to complete and fax or mail the form to GoSection8 at 561-416-9848 or mailed to P. O. Box 2345, Boca Raton, FL 33427.

The following must be on file in the Assisted Housing Department before an inspection will be scheduled or a contract completed: Proof of Ownership (i.e., deed, mortgage papers, or current property tax receipt; the verification must show the owner’s name and the property’s address) W-9 Form completed and signed by actual owner (only one name per SSN or EIN) Direct Deposit Authorization Form completed and signed; please attach a voided check Management Agreement, if applicable a file will be maintained in the Assisted Housing Department for each active owner containing this information. Forms are available by clicking the “Related Documents” tab at left.

No. It is the owner’s/landlord’s responsibility to screen and select their resident. Obtain references from individuals and perform any other necessary background checks the same as a private market unassisted resident. HHA screens applicants for eligibility to participate in the HCV Program. We do conduct criminal background checks with the local police department. Approved participants have been issued a Housing Choice Voucher. You may ask to see their Voucher as verification of their eligibility.

The unit must meet Housing Quality Standards (HQS) as defined by the U. S. Department of Housing and Urban Development (HUD), and the City of Huntsville’s housing code ordinance. A pre-inspection checklist is available in the “Related Documents” area. The HCV Program participant will have a “Request for Tenancy Approval” form for you to complete. The participant is responsible for submitting the completed form. When HHA receives the form, the affordability rule will be calculated. Once the unit passes inspection, the rent reasonableness test will be performed.

HHA does not recommend or encourage allowing a family to physically move into a unit prior to the unit passing the inspection. If the family moves into a unit prior to the unit passing an inspection, the family is responsible for 100% of the rent until the unit passes inspection and has obtained utility service in their name.

The rent must be reasonable compared to other rental property in the same area and rent for assisted families must not be more than rent required of unassisted families. Also, the rent must be affordable for the family, which means their portion cannot be more than 40% of their monthly income.

The HCV Program subsidizes rent. The resident pays a portion of the rent based upon their family income, generally 30-40% of their monthly-adjusted income. Their portion is paid directly to you and HHA’s portion is made by direct deposit. HHA only pays the portion of the rent stated in the Housing Assistance Payments (HAP) Contract. HHA will notify both the resident and the owner/landlord if the amount due from the resident changes.

Owners/Landlords should follow the same procedure as they would with a private market unassisted resident. The resident is responsible for any unpaid rent and/or damages that exceed the security deposit. The owner/landlord is the only one that can evict a resident and must do so in accordance with state and local laws. The owner/landlord must advise the HHA at the beginning of the eviction process by submitting a copy of the initial notice.

A rent increase must be requested by submitting the Rent Increase Request form available on our website at least 60 days prior to the effective date of the increase. Upon receipt of the request, the HQS Inspector will evaluate for approval/rent reasonableness. The owner must also notify the resident, in writing, of the increase being requested. Once approved a new lease must be executed and submitted to HHA.

HHA enters into a contract with the owner/landlord, approves leases for HCV participants to provide assistance, certifies and re-certifies residents, approves the unit, issues housing assistance payments to the owner, monitors program performance, and complies with federal and local laws. The owner/landlord selects the resident, enters into a lease agreement with the resident, receives housing assistance payments, collects the resident’s portion of the rent, complies with HUD/HHA requirements, maintains property, and enforces the lease.

No, as long as you do not discriminate under the Fair Housing Act.

You must notify the resident and the HHA office of the transaction and provide documents that reflect the sale. Also, provide the name and phone number of the new owner. If the contract is within the first year, the new owner must honor the contract until its expiration. If the resident must vacate upon the sale of the unit; a written notice must be given to the resident at least sixty (60) days prior to vacate date, and a copy of the notice must be sent to dshepherd@hsvha.org or faxed to 256-539-5982.

As a landlord, if you rent to someone without a Housing Choice Voucher (HCV) and they lose their source of income, they probably will not be able to pay the rent. If you rent to a HCV family and they lose their income, HHA will pay the rent. We also provide free advertising with GoSection8.com. HHA inspects your unit at least annually or biennially to ensure its safety. And you have the opportunity to make a difference in the life of an elderly, disabled, or low income family by providing decent, safe and affordable housing.