How Does the Subsidy Work?

The tenant with a Voucher has from 60-120 days to find suitable housing.  The dwelling unit they choose will have to pass an inspection in accordance with the Housing Quality Standards (HQS) set forth in HUD guidelines. 

Once you have selected a tenant, you must complete their Request for Tenancy Approval (RFTA) form and submit it to our office.  When the RFTA has been received, we will call you to schedule an inspection of the property.  If the unit passes inspection and the rent is approved, you and the tenant sign the Lease that you must provide.  The language must be consistent with and agree with HUD rules, regulations and guidelines) and you sign a concurrent one-year Contract with the Housing Authority. 

The Initial Inspection

The unit inspections are conducted by Housing Authority Inspectors and approved before the subsidy can begin.  All participating units must be documented as being decent, safe, sanitary and free of any lead base paint in the unit.

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The initial Contract Rent must be “rent reasonable” and the tenant’s total payment cannot exceed more than 40% of their monthly adjusted income for the initial term of the contract.

Rent reasonable means that the total rent cannot be more than rent for similar units in the same general area or neighborhood.  Criteria used to determine the rent include:

•	utility inclusions to be paid by the owner, inclusion of appliances.
•	the overall unit condition, age, and square footage
•	any improvements made to the unit, and
•	a comparison of similar unassisted rental units within that general area.

Please note that subsidized rents may not be more than non-subsidized rents for similar unit

Security Deposits

You are encouraged to collect a security deposit.  However, the Housing Authority will prohibit security deposits that are in excess of private market practice or in excess of amounts you charge to unassisted tenants.  Security deposits must be held in compliance with State and local laws regarding interest payments and disposition of deposits.  It is the tenant’s responsibility to pay the full security deposit.  

The effective date of the Lease and Contract will be determined after all Housing Quality Standards violations have been corrected and the tenant has terminated any previous Contract or Lease.

If  the Tenant is subsidized at another unit in an existing Lease and Contract, the tenant must return the keys to their previous unit to establish a termination date for that Lease and Contract.

If the tenant takes possession of your unit before the authorized start date, the tenant will be responsible for the full market rent until the effective date of the new Lease.

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The Housing Authority will conduct an annual inspection prior to the end of the Lease term to ensure the unit continues to meet Housing Quality Standards (HQS).  You and your tenant will receive a letter from the Housing Authority if the unit does not pass inspection.  The letter will list the items requiring repair and will give you a date by which the repairs must be completed.

If the violations are not corrected within the time limit given, the Housing Authority will abate the Housing Assistance Payment.

The Housing Authority will not abate the rent if all of the Housing Quality Standards violations are tenant caused.  However, the Housing Authority may terminate the tenant’s assistance if the tenant caused HQS violations are not corrected.  A 30-day notice will be provided to you and the tenant for any Housing Authority termination.  

You may request an annual rent increase.  Rent increases are not automatic and must be requested in writing with documentation justifying the increase.  The annual inspection must be current with no outstanding HQS violations.  These are the requirements for rent increases:

A request for a rent increase must be reasonable and be approved by the Housing Authority.  A written 60-day notice of the increase must be served to the family and a copy to the Housing Authority.

When the rent increase has been approved, the Housing Authority will send you and the tenant a notice of change in rent with the effective date.  

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The Lease is the binding agreement between you and the tenant which states the responsibilities of both parties, including the amount of the tenant rent, utility responsibility, and the security deposit.

By signing the Lease, the tenant is agreeing to abide by all of its terms, which include paying rent on time.  Depending on the Lease, the tenant may be responsible for paying certain utilities.  The tenant is expected to pay their portion of the rent by the first of each month as stated in the Lease.

The tenant family is also responsible for the cost of repairs for damage caused either by them, a family member or a guest.  The tenant is responsible for a breach of Housing Quality Standards caused by:

•	failure to pay for utilities they are responsible for under the Lease;
•	failure to provide and maintain the stove or refrigerator if provided by the tenant under the Lease;
•	any family or guest damaging the unit or premises beyond normal wear and tear.

The Family’s assistance may be terminated if they fail to correct HQS deficiencies they have caused.

The tenant family must also comply with certain “Family Obligations” with the Housing Authority in order to remain eligible for rental assistance.  The obligations include, but are not limited to, providing current information to the Housing Authority on their family composition including any changes, and reporting all amounts and sources of income and assets.

In addition, the tenant must provide at least re-imbursement for tenant-caused damages.  We advise the tenant to call their Section 8 worker if any additional money is requested.

It is your responsibility to enforce your Lease.  The Housing Authority cannot do this for you.  You have the right to serve a notice for serious violations of the Lease.  If eviction is necessary, you must proceed according to state law. A copy of all notices to the tenant must also be sent to the Housing Authority.

The Housing Authority’s portion of the rent will be mailed to you during the first week of each month.  The Housing Authority is not responsible for collection of the tenant’s portion of the rent or management of the property.  This is your responsibility.

The Housing Authority provides a unit listing service for owners who wish to make their rental units available to Housing Choice Voucher holders.  If you would like to place your rental unit on this list, please call 203-337-8979.  This list is updated weekly and copies are available in our office for those seeking housing.  Your listed property will remain on the list for four (4) weeks.  Please call the above number to re-list or to cancel when the property has been rented.  

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Who to Call in the Section 8 Department

The Section 8 Department consist of two main divisions, the Inspection Unit and the Section 8 Staff.

The Inspections Unit is responsible for all new contracts, annual and special inspections. To reach the Inspections Unit, please call (203) 337-8841 or (203) 337-8874.

The Section 8 Staff is responsible for initial and continued eligibility, maintenance of the waiting list, family moves and terminations.

The Section 8 Department work closely to ensure that all program requirements are met.  If you have any questions about the Housing Choice Voucher Program, please call our office at (203) 337-8962 or (203) 337-8979  during normal business hours.  We will be glad to answer your questions.  

HOUSING QUALITY STANDARDS LanDlord checklist

 Failed inspections require re-checks and delay the initial contract process, including your first Housing Assistance Payment.  Please help expedite this process by checking the following items in your unit.  These are the most common reasons an inspection will fail:

Smoke Detectors - not present, missing batteries, or dead batteries.  They must be working and present on each level of the unit, including basements.

Chipping or Peeling Paint - there must be no chipping or peeling paint on any surfaces on the inside or outside of the unit. 

Water Heater - without an extension pipe on the pressure relief valve (pipe must extend to within 6 inches of the base of the water heater or floor).

Double key or Double Cylinder Locks  - these locks require use of a key to open from the inside are a safety hazard in the event of an emergency exit is required.

Not having a single Cylinder Lock - on all swinging exterior doors of a unit. 

Window Bars - If present they must have a quick release that can be easily opened by even young children.

Dirty Unit - a unit that is not clean and ready for occupancy.

Plumbing Problems - leaking pipes or running faucets.

Window Locks - missing or not working on accessible windows.

Electrical Hazards - missing or cracked outlet covers, outlets not working or damaged.

Fences - leaning fences are a safety hazard

Yard - garbage, debris, unregistered and inoperable vehicles.

It only takes one deficiency for a unit to fail an inspection.  Failed units require a re-check.  Re-checks cost money and time.  You can help save time and money by doing your own inspection and making repairs prior to the Housing Authority inspection.