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Housing Choice Voucher (Section 8) Program

About the Program
Program Waiting Lists
Special Programs
Who is Eligible for Assistance?
Applying for a Section 8 Voucher
Waiting List Information
Waiting List Preferences
Waiting List Status: Placement Date Being Reviewed
Waiting List Pre-Application Form
Reaching the Top of the Waiting List
Initial Application Process
Receiving The Voucher
Voucher Briefing
Briefing Packet
Using the Voucher
Special Needs
Program Fraud
Questions?

About the Program

The Housing Choice Voucher (HCV) program, also known as “Section 8”, provides rental assistance to low income individuals or families.

There are two main Section 8 Voucher programs: one for Santa Cruz County and one for City of Hollister (which also includes the City of San Juan Bautista).

Once a family receives a voucher, the family finds its own rentals from homes and apartments on the private market. The family pays about a third of its income in rent to the landlord, and the Housing Authority pays the rest, up to a certain limit, directly to the landlord.

The family and landlord sign a rental agreement or lease provided by the landlord. The family pays the security deposit required by the landlord.

Housing Authority Program Waiting Lists
The following Waiting Lists are currently open:

Sunrise Senior Apartments

The site-based waiting list for Project Based Voucher rental assistance units at Sunrise Senior Apartments located at 580 Westside Blvd., in Hollister is currently open and accepting applications. Sunrise Senior Apartments owned and managed by Community Housing Improvement Systems and Planning Association, Inc. (CHISPA) for occupancy by low income seniors with a head of household or spouse who is at least 62 years of age or older.

For more information about the Project Based Voucher Program, click here.

Pre-applications for the Sunrise Senior Apartments waiting list will be available beginning October 10, 2022. If you as the head of household or your spouse is age 62 or older, and you are interested in residing Sunrise Senior Apartments, complete a Sunrise Senior Apartments pre-application. Pre-applications for the waiting list will be available:

  • The CHISPA website: www.chispahousing.org
  • Housing Authority website: www.hacosantacruz.org
  • Sunrise Senior Apartments: 580 Westside Blvd. Hollister, CA 95023
  • Hollister Senior Center: 300 West St, Hollister, CA
  • CHISPA’s Main Office: 295 Main Street, Suite 100, Salinas, CA 93901
  • The Housing Authority of the County of Santa Cruz: 2160 41st Ave., Capitola 95010 Phone: (831) 454-5950 Fax: {831) 469-3712 www.hacosantacruz.org email: [email protected]
  • For more information on the application process, call (831) 757-6254 or go to www.chispahousing.org

To be added to the Sunrise Senior Apartments waiting list, return a complete pre-application to the Housing Authority.  You can return the pre-application:

  • by mail to 2160 41st Ave., Capitola 95010
  • by FAX to (831) 469-3712
  • drop off in the Housing Authority lobby at 2160 41st Ave., Capitola 95010 during office hours, Monday – Thursday 8:00 am – 4:30 pm
  • drop off after hours using our exterior Drop Box located to the left of the Housing Authority entrance.
  • E-mail [email protected]

To find out more information about this property, you are encouraged to call:

  • CHISPA at (831) 757-6254 TDD: (831) 758-9481 for information on availability of units and eligibility criteria
  • The Housing Authority at 831-454-5950 for information on completing or submitting a pre-application for this waiting list

The Housing Authority of the County of Santa Cruz provides equal opportunity to all applicants for participation in the Housing Authority’s Programs, and is an equal opportunity employer.  The Housing Authority does not discriminate based on race, ancestry, color, religion, marital status, sex, sexual orientation, national origin, political affiliation, age, citizenship, handicap or familial status. If you have any questions, please contact our Waiting List Information Line at 831-454-5950.

Resetar Project Based Voucher Waiting List

The Resetar Residential Hotel is an 89 unit supportive and affordable housing project in the heart of downtown Watsonville. There are a total of 52 Project Based units at Resetar, of which 5 units are set aside for formerly homeless veterans participating in the HUD-VASH program. There are 3 one-bedroom units and 49 studio apartment in the Project Based Voucher Program. Residents of Resetar Residential Hotel establish a service plan and receive case-management provided by Abode Services or other service providers.

In the Project Based Voucher program, assistance is associated with a unit, not the tenant. Therefore, applicants reaching the top of the Resetar waiting list will only be eligible to reside at Resetar Residential Hotel at 15 West Lake Avenue in downtown Watsonville.

El Centro Project Based Voucher Waiting List

In the Project Based Voucher program, assistance is associated with a unit, not the tenant. Therefore, applicants reaching the top of the El Centro waiting list will only be eligible to reside at El Centro Residential Apartments (1110 Pacific Avenue in downtown Santa Cruz). Only single person households age 62 or above are eligible for these units. El Centro has 45 single room occupancy (SRO) units with a bathroom, small refrigerator, microwave and sink. Each unit has access to a shared kitchen, separate men and women’s showers, and other amenities.

Click here for a flyer with more information about El Centro Residential Apartments.

The following Waiting Lists are currently closed:

Housing Choice Voucher (Section 8) Program

The Housing Authority of the County of Santa Cruz has closed the Waiting List for the Housing Choice Voucher (Section 8) Program for both the County of Santa Cruz and the Cities of Hollister and San Juan Bautista.

In the Housing Choice Voucher (Section 8) program, participants are issued a voucher and rent with a landlord who agrees to participate in the Section 8 program. The Housing Authority pays a portion of the rent directly to the landlord. The participant pays the difference between the negotiated rent and the amount paid by the Housing Authority to the landlord. This amount can (and in many cases does) exceed 30% of the household’s adjusted income.

Pippin Orchards Apartments

Pippen Orchard Apartments has both project based voucher (PBV) units and non-project based units. In the PBV program, assistance is tied to the unit, not the household. Households must reside in Pippin Orchards Apartments for at least one year before being potentially eligible to transfer assistance. As not all the apartments will be project based, there will be separate waiting list for those units. Households may apply for both waiting lists.

Please contact MidPen with questions you have about Pippin Orchards Apartments: 831-707-2150.

The Pippin Orchard Apartments Wait List closed Tuesday, August 7th at 5 pm.

Servicios de interpretación estan disponibles. Por favor solicite ayuda en la oficina de Midpen.

Merrill Road Apartments

Merrill Road is an affordable housing development consisting of 15 units for very-low income households.

USDA Farmworker Housing

This program is designed to provide affordable housing to households who earn a substantial portion of their income as farm laborers and who either are citizens of the United States or reside in the United States after being legally admitted for permanent residence. The waiting list for this program closed on Friday, October 7, 2022. Applications received after 5:00 pm on October 7, 2022 will not be placed on the waitlist.

St. Stephens Project Based Voucher (PBV) Waiting List

The complex is developed and operated by MidPen Housing. Occupancy is designated for low income seniors at least 62 years of age. The complex has studio, one and two bedroom apartments. There are a total of 39 project based units at St. Stephens. Five units are designated for formerly homeless veterans participating in the HUD-VASH program, as referred by the Veterans Administration. Five units are designated for Multipurpose Senior Services Program (MSSP) eligible persons referred by Health Projects Center. This new site based waiting list is for the remaining 29 units.

Special Voucher Programs

Over time, HUD has awarded the Housing Authority with funding for specific voucher types to serve specific populations. In some instances, these special programs offer vouchers to eligible persons from the Housing Choice Voucher (HCV) waiting list. In other instances, vouchers are issued based on referrals from services providers. All special voucher programs that are based on referrals from other agencies are listed and described below, along with information regarding how you can find out more information about accessing these programs.

Shelter Plus Care

Tenant-Based Rental Assistance for 40 households

The Housing Authority administers a shelter Plus Care program which combines rental assistance and supportive services for chronically homeless persons.

Referrals for Shelter Plus Care come from the County of Santa Cruz Health Services Agency/ Homeless Persons’ Health Project (HPHP).

For more information, contact HPHP at 454-2080

Nuevo Sol SROs

11 Units

The Housing Authority administers a Moderate Rehabilitation single room occupancy project for homeless individuals.

Referrals for Nuevo Sol come from the County of Santa Cruz Health Services Agency/ Homeless Persons’ Health Project (HPHP).

For more information, contact HPHP at 454-2080

Welfare to Work vouchers

24 Vouchers

The Welfare to Work vouchers are for persons participating in the CalWorks Welfare to Work Program. The vouchers are reserved for CalWorks participants. They are intended to be a key part of the strategy to support the efforts of Santa Cruz County families who are working towards self-sufficiency.

Referrals for Welfare to Work vouchers come from the Human Services Department.

For more information, contact Victoria Regan at (831) 454-4913

Family Unification Program – Youth (FUP-Y)

30 Vouchers

The Family Unification Youth vouchers are reserved for youth and young adults who are at least eighteen years of age but not yet twenty-five years of age, who left foster care, or will leave foster care within the next ninety days, and who are homeless or at risk of becoming homeless at age sixteen or older. FUP Youth vouchers used are issued for up to 36 months of housing assistance, with the possibility of extension up to a total of 60 months.

Referrals for FUP-Y vouchers come from the County of Santa Cruz Human Services Department.  For more information, visit https://santacruzhumanservices.org/HousingforHealth, email [email protected] or call 831-454-7312.

Family Unification Program (FUP)

188 Vouchers

The Family Unification Program vouchers are reserved for families for which lack of adequate housing is a primary factor in the imminent placement of their child or children in out-of-home care or in the delaying of discharge of a child or children to the family from out-of-home care.

Referrals for FUP vouchers come from the County of Santa Cruz Human Services Department.  For more information, visit https://santacruzhumanservices.org/HousingforHealth, email [email protected] or call 831-454-7312.

Veterans Affairs Supportive Housing (VASH)

347 Vouchers

The Department of Housing and Urban Development (HUD) and the Department of Veterans Affairs (VA) have partnered to create a program for homeless veterans that combines HUD Housing Choice Voucher rental assistance with case management and clinical services provided by the Department of Veterans Affairs at its medical centers and in the community.

Referrals for vouchers VASH come from the VA.

For more Information, contact Shannon Healer, LCSW at (650) 269-5945

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Who is Eligible for Assistance?

To be eligible for the Housing Choice Voucher (HCV) Program, families must meet certain criteria.

  1. Families must be income eligible. The HCV Program serves families with incomes at or below 80% of the area median income. To see current income limits, click here.
  2. Families must demonstrate legal residency within the United States. Please note that only one member must be a legal resident to be eligible. However, eligible families that also have members who cannot demonstrate legal residency will have their rental assistance reduced by a pro-rated percentage. For more information, click here.
  3. All members of the family aged 18 and older must pass a criminal background check. Persons with certain violent criminal backgrounds and those subject to lifetime sex offender registrations may not be eligible for rental assistance. For more information, click here.

For eligibility purposes, all persons in the household are considered part of the family regardless of relationship. The eligibility requirements are established by the U.S. Congress and implemented by the Department of Housing and Urban Development. Eligibility rules can change at any time and therefore eligibility is only determined on an as-needed basis when a voucher becomes available for a family.

Applying for a Section 8 Voucher

When the waiting list is open, families may put their names on the Waiting List by completing a pre-application (see below). As vouchers are given up by families leaving the program, the families on the waiting list are contacted to submit a full application.

Even if a family has a landlord who wants to participate in the voucher program, the family must wait its turn for a voucher by going on the waiting list like all other pre-applicants.

Waiting List Information

The Waiting List is a list of families that have completed a “pre-application” indicating that they are interested in participating in the program.

Applicants who were already on the waiting list prior to the October 2018 waiting list opening will continue to be contacted based on preferences and date of placement. New applicants who apply by 5pm on December 6, 2018 will be given a random “lottery” number. These applicants will be contacted based on preferences and lottery number.

Because there is more demand for assistance than there are vouchers available, there is usually a long wait for assistance, typically several  years. The Housing Authority cannot predict when names will reach the top of the waiting list. The speed at which the waiting list moves depends on how many families leave the program, and the level of funding the Housing Authority receives from HUD. It is impossible to predict when a voucher will be available.

If the family breaks up, the person designated as Head of Household on the pre-application will keep the place on the waiting list. Anyone not living with the Head of Household would need to apply on his or her own by submitting a new pre-application.

Waiting List Preferences

Unless otherwise stated, waiting list preferences apply to the Santa Cruz County Housing Choice Voucher Waiting List. All preferences adopted by the Housing Authority are based on local housing needs and priorities as determined by the Housing Authority.

    1. Live/Work Residency Preference
      The Housing Authority has established a partial live/work residency preference, such that at least 75% of the families selected from the waiting list will either currently live or work in the jurisdiction of the waiting list.
    2. Disabled and Medically Vulnerable Homeless Person (DMV)
      The Housing Authority has adopted a limited waiting list preference of up to 120 vouchers for disabled and medically vulnerable homeless persons. The Housing Matters provides referrals for person who are 1) disabled, 2) medically vulnerable, 3) homeless, and 4) have a case management plan with a provider of housing supportive services.
    3. Disabled Transitioning from Institutions (DTI)
      The Housing Authority has adopted a limited waiting list preference of up to 12 vouchers for disabled person transitioning from institutions into community-based settings, and persons at serious risks of institutionalization. Referrals for this preference are provided by the following agencies: Central Coast Center of Independent Living (CCCIL), Coastline Supportive Living, County Mental Health, Housing Choice Coalition, and San Andreas Regional Center (SARC).
    4. Temporary Measures during Periods of Low Utilization Rate
      During times of low voucher or funding utilization (under 97%), the Housing Authority may utilize the following measures:

      • A.) Lease In-Place Option. This preference will only be applicable to applicants already on the waiting list who currently live in the Housing Authority jurisdiction, reside in a unit that meets HQS standards, with a landlord who is willing to accept a voucher.
      • B.) Eviction Prevention. The Housing Authority may accept direct referrals from the Community Action Board of Santa Cruz County (CAB) of families at imminent risk of homelessness due to eviction for economic reasons. The Eviction Prevention preference will be limited to applicants on the HCV waiting list, and the preference will be limited to 24 vouchers.
    5. Mainstream Vouchers for Non-Elderly Persons with Disabilities
      The Housing Authority has received 50 Mainstream Non-Elderly Disabled (NED) vouchers. These Mainstream NED Vouchers are for the Housing Authority service area, both Santa Cruz County and the Cities of Hollister and San Juan Bautista. The Mainstream NED Vouchers differ from the original Mainstreams Vouchers in these ways:

        • The person with disabilities doesn’t have to be the head of household or spouse.
        • The person with disabilities does have to be between the ages of 18 and 62.

 Applicants on either the Santa Cruz County or Hollister/San Juan Bautista Section 8 waiting lists may benefit from this waiting list preference. Assistance will be offered to applicants eligible for the preference based on date of preference or lottery number. If the waiting lists do not contain a sufficient number of eligible households, the Housing Authority may open the lists for persons eligible for this preference. Eligible persons include those who are transitioning from institutions, at serious risk of institutionalization, homeless or at risk of homelessness.

Waiting List Status: Placement Date Being Reviewed

Note to developers: this section may be printed for use in funding applications requiring a statement from the Housing Authority of the County of Santa Cruz regarding the number of families on the Waiting Lists.

Below is the status of the Section 8 Waiting Lists.

Santa Cruz County Waiting List
The waiting list currently is: Closed
There are 9,856 applicants on the waiting list.
The waiting list has a partial live/work residency preference for households in which the head of household, spouse or registered domestic partner lives or works, in the County of Santa Cruz.
Full applications are being taken for families on the 2018 waiting list with the following lottery numbers:
Resident applicants:  Lottery/Sequence number 2857 up to 4840
Nonresident applicants: Lottery/Sequence number 668 up to 1089
(Updated on: September 18, 2023)

Hollister/ San Juan Bautista Waiting List
The waiting list currently is: Closed
There are 8,002 applicants on the waiting list.
The waiting list has a partial live/work residency preference for households in which the head of household, spouse or registered domestic partner lives or works, in the San Benito County.
Full applications are being taken for families on the 2018 waiting list with the following lottery numbers:
Resident applicants: Lottery/Sequence number 2062 up to 5269
Nonresident applicants: Lottery/Sequence number 84 up to 222
(Updated on: September 18, 2023)

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Waiting List Status Form

All Waiting List applicants must notify the Housing Authority within 30 days of any change of address (see below); however, there is no need to inform the Housing Authority about changes in family composition while on the Waiting List. Please use the Waiting List Status form to notify the Housing Authority of any changes to your address while you are on the Waiting List.

IMPORTANT: If a family does not respond when the Housing Authority attempts to make contact at the last known address, the family’s name will be removed from the Waiting List. If the family moves while on the Waiting List, a Waiting List Status form must be submitted within 30 days of the move.

Waiting List Placement Date and Confirmation

Once a Pre-application is received and entered in the Waiting List, the family will receive a Waiting List Confirmation letter notifying the family of its lottery number and confirming that the family has been successfully added to the waiting list. Depending on the volume of applications, it can take up to several months for this confirmation to be sent. Note: if you are not sure if you are on the list and would like to know your status, please complete a Waiting List Status Form. You will be sent a computer-generated copy of the original letter providing confirmation that your Pre-Application was received and you have been added to the waiting list. The confirmation letter will not tell you how long you have to wait.

Reaching the Top of the Waiting List

When the family’s name reaches the top of the Waiting List, a letter is sent asking if the family wants an Initial Application packet. The family must respond to this letter by the due date or its name will be removed from the Waiting List.

Initial Applications are processed when the family submits all requested information and documents. The family can ensure its application is processed sooner by keeping all documents updated and in a safe place ready to be submitted when notified.

Initial Application process

The Initial Application is lengthy and asks for a lot of information. Applicants are encouraged to be as specific and detailed as possible. Program eligibility will be based on the information given by the applicant who will be asked to certify to its truthfulness (see Program Violations and Fraud). The sooner the family provides the Housing Authority with all requested information the sooner the application will be processed.

The Housing Authority will independently verify all information submitted and may be informed of information an applicant has not submitted. If later it is found that the family did not fully inform or comply with the application, the voucher could be terminated and the family could be required to pay the Housing Authority back for any assistance received that it was not entitled to. It is better to over-declare than under-declare information. Housing Authority staff will advise if information does not apply.

The initial application is used to:

  1. Gather information about the family and its income
  2. Determine whether or not the family is eligible for assistance
  3. Calculate approximately how much rent the family will pay
  4. Determine how many bedrooms the family is eligible for

Even after the Initial Application is processed, there can still be long wait before a voucher is available. In most cases, it takes an average of six months from the time you submit an Initial Application to the time you are issued a voucher. However, wait times may vary greatly depending on the rate at which current voucher holders leave the program. Please see the Initial Application Flowchart for a visual overview of the steps in the Initial Application Process with information about average length of time for each step in the process. Please note: federal regulations require that eligibility verifications be no older than 60 days at the time the Voucher is issued. If there are delays in obtaining verifications or in issuing the voucher, information may have to be resubmitted.

Important Reminder about the Initial Application

Note: Make sure the Housing Authority always has a current address for you. If you move, please submit a Waiting List Status form to the Housing Authority immediately. If we you cannot be reached you by mail, your application will be cancelled.

Respond to all Housing Authority deadlines promptly.

The Housing Authority will ask to see original Social Security cards, birth certificates, and photo IDs. Be sure to have these on hand to speed the Initial Application process

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Receiving the Voucher

Once reaching the top of the Waiting List and being declared eligible, there may still be a long wait. The family is responsible keeping the Housing Authority informed of any changes to its income or household composition even after income eligibility has already been established. Additionally, the family is responsible for any security deposit required by a future landlord and should be setting aside funds to pay the security deposit which usually is equal to at least one month’s total rent.

The family should not take steps to rent a unit anticipating receipt of the voucher; this could result in the family being responsible for the entire rent.

When a voucher becomes available, the family will be invited to a “briefing,” where the program rules are explained, and the voucher is issued. The family must agree to the rules and regulations regarding the voucher and receive more information about how the program works including specifics regarding the family’s subsidy amount and the maximum rent that can be paid. There are certain limitations regarding rentals that are covered at the briefing.

Voucher Briefing

A “Voucher Briefing” is required by the federal government before a family can receive its voucher. A briefing lasts about one and a half hours and children are not permitted. Briefings are held in groups of 20 to 40 people.

Families arriving late to the briefing will not be allowed to attend the briefing. The briefing is a pre-set presentation including information the Housing Authority is required by federal regulations to cover or a voucher cannot be issued. If the family is late through no fault of its own, the family will be notified of a future briefing date. If the family misses two briefings, the voucher will be canceled and the family’s name removed from the list.

After Housing Authority staff explains the program requirements and how the program works, time will be spent with families individually to discuss their particular Voucher size and rent subsidy.

Briefing Packet

At the briefing, a briefing packet containing required information and forms will be given to each family.

Using the Voucher

There is a limited amount of time to use a Voucher before it expires, commonly 60 days.

The federal government requires the Housing Authority to ensure that all vouchers are used quickly to assist the maximum number of families. If a family does not move expeditiously to use its voucher, there are thousands of other families on the Waiting List who will. The Housing Authority cannot allow vouchers to go unused; it is important that the family give full attention and effort to looking for a rental that will accept the voucher so that it does not expire.

Leasing in Place

The quickest way to ensure that a voucher is not lost is to “lease in place,” that is, renting from the current landlord if that landlord will accept the Section 8 voucher. Once on the program by using the voucher at its current rental, the family can then take its time to look for another rental without having the voucher expire.’

Finding a Rental

If the family cannot rent its current unit or must find somewhere to live, there are many ways to find a rental unit. These are covered in the voucher briefing.

Once a suitable rental and a willing landlord is found, the family gives the landlord a Request for Tenancy Approval (RTA) to complete. The RTA is given to the voucher holder at the briefing. Only one RTA is issued at a time. If the rental submitted on the current RTA is not approved, another RTA will be issued. The RTA asks the landlord for information the Housing Authority will need in order to review the rental to see if it meets the program requirements.

The Housing Authority staff will talk with the landlord and, once all is agreed to, an inspection will be scheduled. The rental must meet federal Housing Quality Standards (HQS). For more information, please see HQS Checklist.

The family cannot have a personal financial interest in the property or be a beneficiary; neither can the landlord cannot be a relative of the family except under certain limited conditions for persons with disabilities. The landlord cannot live in the rental unit with the family.

If a rental is not found within the time stated on the voucher, the family must request an extension in writing. It should not be assumed that an extension will be granted.

Special Needs

If you are a person with disabilities and you have special needs related to a Housing Authority program, please see the Special Needs Q&A and the Special Needs section of the Forms page.

Program Fraud

The federal government and the Housing Authority take action against those committing program frauds, whether they are Section 8 participants or landlords. The Housing Authority has established a Program Integrity unit specifically to investigate and take action against those who commit program violations. Please go to this web site’s section on Program Fraud for more information or report fraud.

Questions?

For answers to more of your questions about searching for a place to rent, please see our Questions & Answers page.

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Project Based Voucher Program

PROJECT-BASED VOUCHER PROGRAM

INTRODUCTION TO THE PROJECT-BASED VOUCHER PROGRAM

The Project-Based Voucher (PBV) Program allows a housing authority that already administers the tenant-based Housing Choice Voucher (HCV) Program with the Department of Housing and Urban Development (HUD) to attach the funding to specific housing units. In the HCV Program, the family can use the voucher to receive rental assistance in a unit of their choice. In the PBV Program, the family must live in the PBV unit with the rental assistance paid to the property owner on behalf of eligible tenants.

Project-basing gives affordable housing developers a guarantee of a future source of stable income for a project, which can be integral to the financing package that makes constructing or rehabilitating affordable housing possible. Combining PBVs with Low-Income Housing Tax Credits and other funding allows the property to rent units at deeply affordable rates to low-income tenants, while still providing market-rate revenue to the owner. This combination ensures that these properties and their surrounding neighborhoods are maintained well for generations to come. The commitment of PBVs is a vital part of affordable housing financing.

HACSC may provide PBV assistance for units in existing housing or for newly constructed or rehabilitated housing that was developed in accordance with a PBV Agreement to Enter into Housing Assistance Payments Contract (AHAP) that was executed prior to the start of construction.

HOW FAMILIES BENEFIT FROM PROJECT-BASED VOUCHERS

Deeper Subsidy. Some affordable housing funding sources only ensure that projects are affordable to families at a certain income level, meaning that the units can still be too expensive for extremely low-income households, persons on fixed incomes, or persons experiencing homelessness. PBVs allow a deep level of subsidy, ensuring that housing is truly affordable, even to the lowest income families.

Units Designated for Voucher Families. Many families with tenant-based vouchers struggle to find a unit in the private rental market due to an extreme scarcity of housing and landlord reluctance to participate in the voucher program.  Scarcity of available housing leads to tenant-based vouchers often expiring before a household can secure a unit, and results in loss of voucher assistance.  Committing vouchers to affordable properties through the PBV program ensures those units will be available exclusively to voucher households.  PBVs also help to facilitate production of housing for vulnerable populations including veterans, persons with disabilities, seniors, and persons experiencing homelessness who often are the most challenged when attempting to access housing in the open market.

Better Access to High-Opportunity Neighborhoods. Since the PBV program promotes the construction of affordable housing in high-opportunity, low-poverty neighborhoods, properties with PBVs allow more low-income households, often including children, to benefit from amenity-rich neighborhoods that are likely to have strong access to schools, parks, healthcare, jobs, transportation, and other assets that improve life outcomes.

FOR OWNERS/DEVELOPERS INTERESTED IN APPLYING FOR PROJECT-BASED VOUCHERS

HACSC periodically publishes a Request for Proposals (RFP) for PBVs, typically twice per year: once in the Fall-Winter and once in the Spring-Summer.  The Housing Authority publishes the HACSC Project-Based Voucher Program Guidance for Owner/Developers. Applicants are encouraged to utilize the guide to familiarize themselves with the PBV program and applicable regulations.

Proposals for PBVs may be submitted at any time the PBV RFP is issued and open. All proposals will be scored in accordance with the written scoring criteria established by the HACSC Board of Commissioners and posted on the HACSC PBV RFP webpage.

Click this link for HACSC’s Project-Based Voucher Request for Proposals webpage.

 PROJECTS UTILIZING PROJECT-BASED VOUCHERS

HACSC has a significant number of PBVs already dedicated to housing units throughout Santa Cruz County and San Benito County, with many more conditionally committed to projects that are under development.

Click this link for information about the projects utilizing Project-Based Vouchers.

WAITING LIST AND ELIGIBILITY

In most cases, the PBV Program utilizes the same waiting list as the tenant-based Housing Choice Voucher (HCV) Program. However, some PBV units may have site-based waiting lists. Click this link to view all site-based waiting lists.  If the PBV units are not filled through either of these processes, they are offered based on referrals from a qualified service provider or from the local homeless Continuum of Care’s Coordinated Entry System or another referral source based on a formal agreement with the Housing Authority.  Searching HCV holders may transfer into a PBV unit in developments that utilize a combined waiting list.

When a PBV unit becomes available, the Housing Authority will send a letter to HCV holders that are searching for housing or to the top families on the HCV Waiting List. The letter will instruct interested families to contact the property owner directly. Families on the HCV Waiting List who reject an offer of a PBV unit or who are rejected by the owner will not be penalized. Families are not required to accept the offer of a PBV unit, and they will retain the same position on the HCV Waiting List. However, families on a site-based waiting list that are determined to be ineligible, decline the unit, or fail to respond to a mailing, will be removed from that site-based waiting list.

The eligibility and screening policies under the tenant-based HCV Program also apply to the PBV Program. Please note that the property owner may establish their own admission standards, which may be stricter than the eligibility requirements of the PBV Program.

SPECIAL PROGRAM RULES

In many ways, the PBV Program operates like the tenant-based HCV Program. Under both programs, the assisted family pays a portion of their income toward rent and the Housing Authority pays some or all of the remaining balance directly to the property owner on the family’s behalf. However, there are some rules that differ slightly in the PBV Program. This list below is not comprehensive and is only intended to highlight the biggest differences between the two programs:

  • In the HCV Program, most tenants pay between 30% and 40% of their income toward rent at the time of moving into a unit, and may pay even more if the landlord increases the rent later. In the PBV Program, most tenants only pay 30% of their income toward rent.
  • In the HCV Program, the voucher is tied to the family, so families can move to any eligible unit in the community and receive assistance. In the PBV program, the voucher is tied to the unit, so families must live in that specific unit to receive the assistance. There are restrictions for how long a family must live in the PBV unit before they can move with continued rental assistance.

Information for Program participants


Program Participant
Reporting Changes to the Housing Authority
Requesting Changes to Household Composition
Removing any Household Member
Adding Adults
Adding Children
Reporting Changes to Your Income:
Increases in Family Income
Decreases in Family Income
Annual Re-certifications:
“Get Ready” Letter
Annual Review Packet
Verification of Employment Income
Verification of Other Income and Benefits
Verification of Assets
Voucher Size Redetermination
Rent Changes
Interim Examinations
Inspections
Terminating a Lease
Moving within the Area – Transfers
Moving outside the Area – Portables
Housing Plus Program
HCV Homeownership Program
Special Needs
Program Fraud
Informal Hearing Procedures
Questions?

Program Participant

Once you lease a unit with Section 8 assistance, you are considered a program “participant.” Because you can lose your voucher if you do not adhere to program requirements, you should keep your Briefing Packet in a safe place and read your Voucher from time to time to remind yourself of the requirements.

More about the rules governing the program can be found at www.hud.gov and at www.hacosantacruz.org/adminplan

Listed below are some of the most common areas of participant issues and questions; however, this web site does not cover all rules and regulations and for definitive answers you should discuss areas of concern with Housing Authority staff.

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Reporting Changes to the Housing Authority

You are required to report all changes in your income, assets, or household composition to the Housing Authority, as outlined below. Additionally, you are required to provide any and all requested information to the Housing Authority in a timely manner. If you are late in providing documents, forms, or information to the Housing Authority, your assistance may be terminated.

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Requesting Changes to Your Household Composition

All changes in your household composition must be reported promptly to the Housing Authority. Some changes require prior approval or you risk losing your voucher. The following rules apply when making any changes to your household composition.

Removing any Household Member: If any member of your household moves out, you must notify the Housing Authority in writing within 14 calendar days of the move out date. Please complete the form Request to Remove Members from the Household and submit it to the Housing Authority within 14 days of the member leaving. The Housing Authority will verify the information and may conduct an Interim Re-examination, if warranted.

Adding Household Members: If you wish to add someone to your household you must get approval from the Housing Authority before allowing the person to move in. Please read How to Add New Members to your Household for more information on restrictions.

The Application to Add New Household Members must be completed and submitted to the Housing Authority. Once all information is received regarding the person being added, an Interim Examination will be performed. Depending on the volume of work, it may take several weeks to process the approval. You will receive a letter notifying you of the approval and the change in your rent, if any.

Adding Adults: If you would like to add an adult to your household, you must request advance permission in writing, and receive written permission from the Housing Authority before the additional adult moves in. Please use the Application to Add New Household Members form. The Housing Authority will conduct its standard eligibility screening at that time.

The following adults may be added to the household (if approved in advance by the Housing Authority).

  • The adult child of the head of household.
  • The parent of the head of household.

The following adults may be added to the household (if approved in advance by the Housing Authority), but will NOT increase the family’s voucher size:

  • The spouse, registered domestic partner, or significant other of the head of household.

Adding Children: If you would like to add a child to your household, you must request advance permission in writing if possible, and receive written permission from the Housing Authority before the child moves in. The Housing Authority understands that in some cases it may not be possible to request advance permission for the addition of a child. In such cases, you MUST notify the Housing Authority within 14 calendar days of the addition of the child. However, the Housing Authority may not approve the request.

The following children may be added to the household.

  • Birth child of head of household.
  • Birth child of the spouse or registered domestic partner of the head of household.
  • Children added through adoption, foster placement, or court awarded custody to the head of household or to the spouse or registered domestic partner of the head of household.

The following children may be added to the household, but will NOT increase the family’s voucher size.

  • Birth child of any existing household member, as long as the addition of that child does not cause overcrowding in the unit.

No other adults or children may move into the assisted unit, other than those specifically identified above.

Please be aware that if you fail to provide proper notification and / or request advance permission regarding any changes in your family composition, your housing assistance may be terminated, or you may be responsible for paying back any overpayment of subsidy caused by the unreported information or violation.

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Reporting Changes to Your Income

You are required to notify the Housing Authority in writing within 14 calendar days of any change to the income of any household member. Please report income changes with the Income Change Form. Failure to report changes on time to the Housing Authority is considered a program violation and your assistance may be terminated.

The following rules apply when reporting changes to your family income:

Increases in Family Income: If the income of any family member has increased, you must notify us in writing within 14 calendar days of the date of the increase. Please report income changes with the Income Change form.

We will verify the information you have provided, and make any necessary changes to your rental assistance. If there is an increase in income and you do not notify us in writing within 14 calendar days of the date of the increase, you will be required to pay a retroactive rent increase, effective the first day of the month following the date of the income increase. Additionally, if you do not notify the Housing Authority of any changes to your family income within the required timeframe, your housing assistance may be terminated.

Decreases in Family Income: If the income of any family member has decreased, you must notify us in writing within 14 calendar days of the date of the decrease. Please report the change in income with the Income Change form. We will verify the information you have provided, and make any necessary changes to your rental assistance. If you do not notify us in writing within 14 calendar days of the date of the decrease, your rent will not be lowered retroactively. Additionally, if you do not notify the Housing Authority of any changes to your family income within the required timeframe, your housing assistance may be terminated.

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Annual Re-certifications

At least once a year, the Housing Authority will conduct a mandatory re-examination in order to recertify your household composition, income, assets, and allowable expenses.

The re-examination can occur at any time up to 12 months from your entry into the Section 8 program or your last re-examination.

“Get Ready’ Letter: the Housing Authority will send a “get ready” letter to alert you a few weeks before you receive your annual re-examination packet. It is important to check your mail frequently during your annual re-examination process. You do not want to risk termination of your assistance just because you were not available to receive your mail.

Annual Review Packet: once you receive your packet you will have a limited time in which to complete and return the documentation, therefore, when you receive the “get ready” letter you should gather current, original documentation of all your income and assets (including pay stubs, benefits letters, bank statements, etc.) Failure to provide documents within the deadline can result in termination of your housing assistance.

The annual re-examination packet will contain a letter of instruction and forms requesting the information needed to complete this process. You will have at least two weeks to complete and submit the required forms and documentation.

Verification of Employment Income

You will be required to provide current, original documentation of your income, assets and other information. Here is a list of typical documents and information you should submit:

Wages: you will be asked to provide the three most current consecutive paystubs for all employed adults in your household. At least one of the three paystubs must be dated after the date of the “get ready” letter.

Self-employment: if a member of your household is self-employed, you will be asked to provide tax returns, 1099s, and/or profit and loss statements for the most recent twelve months.

Verification of Other Income and Benefits

Social Security and/or Supplemental Security Income (SSI): you will be asked to submit all pages of a current original statement of benefits letter or action notice for any source of Social Security pension and/or Supplemental Security Income showing the amount of benefits that you or member of your household are currently receiving. The letter must be dated AFTER the date of the “get ready” letter. To obtain a new letter from the Social Security Administration, call them at 1-800-772-1213 or visit their web site at www.ssa.gov.

Other Benefits: you will be asked to submit all pages of a current original statement of benefits letter or action notice for any type of Cash Aid or Welfare Assistance, such as Temporary Assistance for Needy Families (TANF), previously called assistance to Families with Dependent Children (AFDC), or CALWORKS, showing all benefits that you or members of your household are currently receiving. The letter must be dated AFTER the date of the “get ready” letter.

Other Documentation: you will be asked to submit documentation of any other income that any member of your household receives.

Verification of Assets

Bank Accounts: you will be asked to submit all pages of a current bank statement for all checking, savings and other types of bank accounts. The statement may be either an original or a copy, but it must include the name of the account holder, the account number, balance and bank name and address. The statements must be dated within 30 days of the date of the “get ready” letter.

Other Assets: for all other assets (such as stocks, bonds, CDs and other assets, you will be asked to provide current original statements from the financial institution. The statements must be dated within 30 days of the date of the “get ready’ letter.

Note: the Housing Authority may independently verify information you submit. There are also sources available to the Housing Authority which may indicate information you have not submitted. If later it is found that you did not fully inform or comply with the application, your voucher could be terminated and you could be responsible for rental subsidy paid on your behalf by the Housing Authority.

It is better to over-declare information than under-declare. Housing Authority staff will advise you if information you have supplied does not apply.

You must respond to all Housing Authority requests for information by the due dates established, or you could lose your housing assistance.

The sooner you submit all requested information to the Housing Authority, the sooner we can complete your recertification and notify you of any changes to your portion of the rent.

Voucher Size Redetermination

Your voucher size will be re-determined at your annual re-examination. Changes in voucher size impact the level of subsidy you receive. Therefore, if your voucher size reduces for any reason, including decreases in your family composition, your portion of the rent could increase substantially.

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Rent Changes

Your share of the rent may change for several reasons: your income or household composition has changed; your landlord is requesting a change in rent or the Housing Authority subsidy standards or Payment Standards have changed.

You will receive a letter that outlines the reasons for any rent changes but depending on the reason, reporting dates or verification delays, the letter advising you of the rent change may require you to be prepared to pay a rent increase retroactively.

You may receive less than thirty days notice regarding the results of your annual re-examination and any change in your portion of the rent. If your income has gone up, your subsidy maybe reduced; if so, you should be prepared to pay more for your share of the rent and put aside funds accordingly.

You can calculate an approximation of what your rent will be by figuring 30% of your household income. Make sure you set this amount aside until you receive the letter giving you the exact amount of your share of the rent.

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Interim Re-Examinations

If the changes you report cause a change in your share of the rent, an Interim Examination will be done. Information required for an Interim Examination is similar to that requested for an Annual Re-examination (see above) but may be more limited in scope. After the Interim Examination is complete, you will receive a rent change notice.

Please see Rent Changes above regarding the timing of the change and the letter notifying you.

Depending on timing and/or the extent of the changes you report, an Interim Re-examination may be changed to an Annual Re-certification.

For more information, please see above or the Reporting Changes Q&A.

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Inspections

The Housing Authority will conduct annual Housing Quality Standards (HQS) inspections for the home or apartment you are living in with your housing assistance; the check list for the annual HQS inspection is similar to the initial inspection.

For answers to the most common questions about inspections and re-certifications, go here.

Each rental unit must pass annual inspection by the Housing Authority.For more information, see our Inspection Q&A. The Housing Authority inspects to HUD Housing Quality Standards (HQS). See the HQS Inspections Check List.

The landlord may choose to be present for any inspection. If deficiencies are found, the landlord is notified in writing and given a certain time to make repairs. If repairs are not done, the housing assistance cannot continue and you may be required to move. If you are the cause of the deficiency, you can lose your voucher.

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Terminating a Lease

If you wish to move you must check the terms of your lease to ensure that you will not be in violation of the lease terms by moving. You must also give your landlord appropriate notice according to your lease. If you intend to stay in the Section 8 program and use your voucher, you must receive prior approval from the Housing Authority by submitting a Transfer Request Form (see below).

If you violate the terms of your lease the landlord can take any action, up to and including eviction, in accordance with the law and the terms of the lease. You can also lose your voucher if you are evicted for cause.

The landlord can leave the program at the end of any lease term. If you are in good standing with no lease or program violations, you may use your voucher to find another rental.

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Moving Within the Area – Transfers

Moving to a new unit within Santa Cruz County (or city, in the case of Hollister or San Juan Bautista), is called a “transfer.”(If you wish to move out of the area, see below Moving Outside the Area – Portables.) If you move out of your unit without notifying the Housing Authority, your voucher may be canceled.

If your landlord gives you notice to move you must notify the Housing Authority immediately and provide a copy of the notice.

Once you have moved out of your unit with Housing Authority approval, you will have only 60 days to find another approvable rental unit.

If you wish to transfer, you must request approval from the Housing Authority before you move by completing a Transfer Request Form. The Housing Authority will not give approval if you owe the Housing Authority money.

You must be at the end of your lease term (check you lease to determine if you are on a fixed term or month-to-month at the time you wish to move) or have your landlord agree that you can move before the end of your lease.

When you move, your voucher size will be determined according to your household size and current Housing Authority subsidy standards that govern the number of bedrooms allowed. Subsidy standards may have changed and you may be issued a different voucher size when you move.

Once the Housing Authority approves your transfer, you will be sent a “Transfer Packet.” The packet will contain a Request for Tenancy Approval that you will need to give a new landlord. Please go to the Information for New Voucher Holders on this web site for information on finding a new rental and submitting Request for Tenancy Approval.

Once a new rental unit is inspected and approved by the Housing Authority and you have moved, you must promptly return the keys to your old unit to the landlord and get a receipt. In case of a dispute regarding your vacate date, you may need a receipt indicating the date you returned the keys. The Housing Authority will not pay rental subsidy on two units, therefore, you should take the shortest time possible to move out of one unit and into the other once approval is given.

For more information, please see our Transfer Q&A.

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Moving Outside the Area – Portables

Under the Housing Choice Voucher program, families can move with their voucher assistance to another area. This is called “portability” or “porting.”

There are restrictions on when you can port. Before deciding to port, please read the Informational Bulletin on Portability within the Section 8 Program by clicking here.

If you decide to port to another area, you must request permission before you move by completing a Portable Request Form.

On the Portable Request Form, you will identify the area to which you wish to move. The Housing Authority will contact the housing authority in that area and advise them that you wish to “port in.” The new housing authority must confirm it is receiving vouchers before you can port to that locality.

Both your current housing authority and the receiving housing authority must give their approval before you can port.

The housing authority you are moving to will have its own policies and restrictions which may be different from your current housing authority. You will need to contact the new housing authority to find out what restrictions it might have.

The process of transferring documents, gaining approvals and the new housing authority issuing you a voucher can take a long time. You must wait for your approvals before moving or you could lose your voucher.

For more information, please see our Portability Q&A.

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Housing Plus Program

The Housing Plus program allows families to save money while they pursue their self-sufficiency goals and increase their earned income. For more information, see our Housing Plus Q&A.

Housing Choice Voucher Homeownership Program

If you meet the program requirements, you may have the option of using your Housing Choice Voucher to help purchase a home. For more information, read our HCV Homeownership Q&A and see the HCV section of the Forms page. Also, please visit the Homeownership section of our site for more information about programs for first time homebuyers.

Special Needs

If you are a person with disabilities and you have special needs related to a Housing Authority program, please see the Special Needs Q&A and the Special Needs section of our Forms page.

Program Fraud

The federal government and the Housing Authority take action against those committing program frauds, whether they are Section 8 participants or landlords. The Housing Authority has established a Program Integrity unit specifically to investigate and take action against those who commit program violations. Please go to this web site’s section on Program Fraud for more information or report fraud.

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Informal Hearing Procedures

When you may Request an Informal Hearing

The Housing Authority will give program participants an opportunity to request an informal hearing to consider whether the following determinations are in accordance with law, HUD regulations and/or Housing Authority rules, in the following cases:

  1. The family’s annual or adjusted income, and the use of such income to compute the housing assistance payment.
  2. The appropriate utility allowance (if any) for tenant-paid utilities from the Housing Authority’s utility allowance schedule.
  3. The family unit size under the Housing Authority subsidy standards.
  4. Termination of assistance for a participant family because of the family’s action or failure to act.
  5. Termination of assistance because the participant family has been absent from the assisted unit for longer than the maximum period permitted under Housing Authority policy and HUD rules.

For information regarding how to request an informal hearing, please see the Hearing and Appeals Q&A, included in this packet.

Questions?

For answers to more of your questions, please call the Housing Authority at 831-454-5955.

Information for New Voucher Holders

The information in this section is directed to those who have recently received their Voucher and are in the process of looking for or leasing a rental unit. For general information on the Housing Choice Voucher (Section 8) program or how to apply, please go to Information for Potential Applicants. For information for those already on the Section 8 program please go to Information for Current Participants.

Note to New Voucher holders: the information below was given to you at your briefing. The information on this web page can be used to review or replace the general information given to you at the time of receiving your voucher. Information about your specific voucher is not available through this web site. Please call 831-454-5977 for more information regarding your voucher.

Attending the Voucher Briefing
Tenant Information-Initial Briefing Packet
          Term or Your Housing Choice Voucher
          Voucher Suspension Policy
          Things to Consider when Choosing a Unit to Lease
          Where You May Lease a Unit
          Subsidy Standards
Security Deposit Information for the Tenant
          Providing Tenant Information to Landlords
          How to Submit your Request for Tenancy Approval
          Reporting Changes to the Housing Authority
          Obligations of the Family
          Reasons for Termination of Housing Assistance
          Fair Housing – It’s Your Right
Housing Search
Leasing In Place
          AffordableHousing.com
          Rent Calculation Form
          Utility Allowance Chart
          Payment Standards
          Housing Quality Standards Checklist
          Tenant Resume Guide
More Resources:
Family Contact List
          Voucher Extension Request
Program Fraud
Additional Information and Forms Included in the Briefing Packet
Questions?

Attending the Voucher Briefing

When a voucher becomes available, you will be invited to a “briefing”, where the program rules are explained. A “Voucher Briefing” is required by the federal government before you can receive your voucher. Completing a briefing can take about one and a half to two hours. It is recommended you have a quiet place to complete the briefing.

The briefing is a pre-set presentation including information the Housing Authority is required by federal regulations to cover. If you are unable to complete the briefing by the due date you are given, through no fault of your own, you will be notified of a future briefing due date. If you miss two briefing due dates, your voucher will be canceled, and your name removed from the waiting list.

After you complete your voucher briefing and submit the completed and signed Section 8 Housing Choice Voucher Program Certification of Initial Briefing document to the Housing Authority certifying you have completed the briefing and received and reviewed all briefing materials, you will be provided the opportunity to ask staff any remaining questions regarding how the program works. Then, your voucher will be mailed to you for your signature. You must return the signed voucher to the Housing Authority before receiving the Request for Tenancy Approval. You must agree to the rules and regulations regarding the voucher. There are certain limitations regarding rentals that are covered at the briefing.

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Tenant Information – Initial Briefing Packet

Term of Your Housing Voucher

Your Housing Choice Voucher is valid for at least sixty (60) calendar days. During this time, you must find a suitable unit where the landlord is willing to participate in the program and you must submit the Request for Tenancy Approval (RTA) you were provided after the Housing Authority received your signed voucher. (Note: only a sample RTA is available through this website; an original RTA must be used to submit a unit for approval and can be obtained by calling (831)454-5977)

When you have found a unit you want to rent and the landlord is willing to participate in the Section 8 program, you must submit your Request for Tenancy Approval” (RTA). This form must be completed and signed by you and the landlord. If the RTA is complete and meets all requirements, the Housing Authority will schedule a Housing Quality Standards Inspection on the unit. You will be notified as quickly as possible as to the results of the inspection. If the unit passes inspection, you and your landlord will sign a lease (provided by landlord) and a Tenancy Addendum issued by the Housing Authority. The lease addendum will contain your portion of the rent.

If your Housing Choice Voucher is about to expire, you may submit a written request for an extension on the Housing Search Extension Request form, or in our office lobby. Such requests must be received at least five (5) calendar days prior to the expiration date of your voucher.

You must also include your completed Family Contact List (located in the briefing packet). The Housing Authority will review each family’s request to evaluate the efforts made to find a rental unit and any problems that are causing the delay in finding suitable housing. If an extension is allowed, the Housing Authority may grant one extension not to exceed a total of sixty (60) days. If your Housing Choice Voucher expires, your application for housing assistance through the Section 8 Housing Choice Voucher Program will be cancelled.

Warning: The Housing Authority has a limited amount of funding with which to administer the Section 8 Housing Choice Voucher Program. Therefore, although you have been given a deadline by which to find a unit and begin participation in the program, the Housing Authority cannot guarantee that funding will be available to assist you while you are locating a unit. Therefore, it is in your best interest to find an acceptable unit as soon as possible, in order to maximize your chances of beginning your rental assistance.

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Voucher Suspension Policy

If the Housing Authority determines that there is insufficient funding to enter into additional HAP contracts, and / or insufficient funding for the HAP contracts that are already in place, the Housing Authority will suspend vouchers in the following way. Prior to delaying or suspending the assistance of any applicants or participants (families under contract), the Housing Authority will first take any and all administrative steps available to remedy the situation.

  1. Applicants who have been issued vouchers but have not yet leased a unit will have their vouchers suspended until such time as funding becomes available.
  2. If funding is still insufficient, participants who are in the middle of a transfer and have not leased up in a new unit will have their transfer voucher suspended until such time as funding becomes available.
  3. As a last resort, if funding is still insufficient, the Housing Authority will suspend the contracts of existing program participants beginning with the families most recently admitted to the program.

When funding becomes available, assistance will be restored in the following order:

  1. Recently admitted families who had their contracts suspended (#3, above) will have their assistance restored first.
  2. Participants who were in the middle of a transfer (#2, above) will have their assistance restored second.
  3. Applicants who had been issued an initial voucher but had not yet leased up (#1, above) will have their assistance restored last.

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Things to Consider When Choosing a Unit to Lease

Condition

Having a good place to live is important. You are free to choose any dwelling you like, as long as it meets certain HUD requirements known as Housing Quality Standards (HQS). Please read the enclosed brochure entitled “A Good Place to Live”. It explains the purpose of HQS and the HQS inspection. If the unit fails inspection there will be only one chance for the landlord to bring the unit up to the HQS standards. The time on your voucher will continue to run. If repairs take too long or if the unit fails a second inspection and your voucher has expired, your voucher will be cancelled, therefore, it is important that you select a rental that is in good condition.

Rent Reasonableness

The landlord must not charge more rent for the dwelling (unit) than rents charged for comparable units in the private market. Comparable rents are monitored by the Housing Authority and will be used to determine rent reasonableness. If the requested rent exceeds comparable rents, the rent is too high. You will need to negotiate a lower rent or find another unit.

Location

When selecting a rental unit, you should consider the safety of the neighborhood and whether the unit is close to public transportation, centers of employment, schools, shopping, etc.

Cost of Utilities/Energy Efficiency

Depending on your lease agreement, you may be responsible for payment of some or all of the utilities of your rental unit. To keep costs as low as possible, rental units should be energy-efficient. P. G. & E recommends that you consider items such as:

  • Energy efficient appliances
  • Heating source – electric heat is the most expensive type of heat
  • The following conservation measures should be considered:
    • ceiling insulation to R-19
    • caulking around windows, doors and anywhere air leaks in and out
    • weather-stripping around windows and doors
    • heat and cooling ducts wrapped with duct wrap or duct tape
    • energy-saver showerheads
    • insulation blanket around the water heater

Ownership Limitations

You, nor any member of your household, can own or have any interest in the property or be a beneficiary; the landlord cannot be a relative of anyone in the family except under certain limited conditions for persons with disabilities. The landlord cannot live in the rental unit with you and your family.

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Where You May Lease a Unit

One of the top priorities of HUD is to improve housing choices for low-income families. The Section 8 program does not restrict where in the city, county, state or country you may live. Without rental assistance, families with low incomes are often limited to high poverty areas. If you live in such an area, you now have the means to move and you are encouraged to do so.

Moving out of areas of high poverty or low opportunity offers significant advantages. Moving will allow you to select a unit within a neighborhood that offers the amenities you desire. Advantages of moving into a lower poverty neighborhood often include increased safety, improved schools for children, proximity to jobs or job opportunities, better quality housing, more responsive landlords, improved access to transportation, day care, and other neighborhood services.

Landlords can add a rental unit to our Rental Referral list by going to AffordableHousing. This list is maintained by bedroom size and includes additional information about accessibility features, if such information is posted by the landlord. To assist you in your housing search, go to AffordableHousing for information. If you have special housing needs relating to a disability, and need assistance locating a unit that meets your needs, please call 831-454-9455, 286.

Selecting the Location of Your First Section 8 HCV Unit

You may lease a unit anywhere in the jurisdiction of the HCV Voucher you have received, as explained in the briefing presentation.

If you are interested in leasing a unit in a different location, outside of the jurisdiction of the voucher you have receive, please see the Portability Q&A. Porting, or portability, is a term used for transferring your assistance to another location. Additionally the following is a list of neighboring housing agencies that you may contact if you are considering “porting out” of the area. Please note that there strict eligibility criteria regarding
eligibility to “port out” of the jurisdiction.

Housing Authority of the County of Alameda
22941 Atherton Street
Hayward, CA 94541-6613
(510) 445-8946

Housing Authority of the County of Monterey
123 Rico Street
Salinas, CA 93907
(831) 424-2892

Housing Authority of the County of Santa Clara
505 West Julian Street
San Jose, CA 95110
(408) 993-2974

Housing Authority of San Mateo County
264 Harbor Blvd. Bldg. A
Belmont, CA 94002
(650) 802-3300

Oakland Housing Authority
1619 Harrison Street
Oakland, CA 94612
(510) 874-1550

Housing Authority of the County of Merced
405 “U” Street
Merced, CA 95340
(209) 722-3501

Please remember that you may not have to move at all. If you like the unit you are currently living in, and your landlord is willing to participate in the Section 8 HCV Program, you may be able to begin receiving rental assistance for the unit in which you are already living. See below “Leasing In Place.”

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Subsidy Standards

The Housing Authority determines your voucher size based on your family composition and a set of subsidy standards. The subsidy standards determine voucher size in the following way. The household is assigned one bedroom for the head of household and their spouse or domestic partner. Additionally, the household is granted one additional bedroom for every two additional household members, regardless of age or sex.

The standards must provide for the smallest number of bedrooms necessary to house a family while avoiding overcrowding. This method is only used to determine the voucher size assigned to the household. The household may distribute the total bedrooms among household members in any way they choose.

Subsidy standards may change over time. If you move to a different unit, we will re-determine your voucher size based on the current subsidy standards. Additionally, if you add or remove household members, we will apply current subsidy standards at your next annual reexamination to determine the voucher size your family is eligible for.

The Housing Authority may grant an exception to the subsidy standards if it makes a determination that the exception is justified by health, handicap, or other extreme circumstances on a case by case basis. Requests for exceptions to voucher size must be made in writing to the Housing Authority. Please see Special Needs Q&A for more information.

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Security Deposit Information for the Tenant

The landlord may require you to give a security deposit. The landlord may collect a security deposit equivalent to that collected in the private market. You are responsible for the full amount of the security deposit. Be sure this amount is entered on your Request for Tenancy Approval form. Return of the security deposit upon the termination of your lease is between you and your landlord.

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Providing Tenant Information to Landlords

If requested, the Housing Authority must provide a prospective landlord information on the family’s current address and the name and address of the family’s current and prior landlord, if known. The landlord must request this information in writing.

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How to Submit Your Request for Tenancy Approval

When you have found a unit you would like to rent, the following is required:

  • You have inspected the unit and it meets your approval (refer to booklet “A Good Place to Live”).
  • The landlord is willing to accept the Section 8 program.

Both you and the landlord are now ready to complete the Request for Tenancy Approval. This form must be completed and signed by you and the landlord.
Once the form is complete, please mail, fax or deliver to

Housing Authority of the County of Santa Cruz
2160 41st Avenue
Capitola, CA 95010-2040

If the Request for Tenancy Approval is complete and meets all requirements, the Housing Authority will schedule a Housing Quality Standards Inspection on the unit. You will be notified as quickly as possible as to the results of the inspection. If the unit passes inspection, you and your landlord will sign a lease. The lease addendum from the Housing Authority will contain your portion of the rent.

If there are problems with the Request for Tenancy Approval, if the unit does not pass inspection, or if the rent charged by the landlord is not determined to be reasonable, you will need to find another unit. You will be notified as quickly as possible whenever there are problems with your request.

You may pay your share of the first month’s rent as soon as you receive official confirmation that:

  1. the unit has passed inspection and
  2. the Housing Authority has given you permission to move in and
  3. the landlord has signed the Housing Assistance Payment (HAP) contract with the Housing Authority.

If the landlord allows you to move in before all three of the above have been accomplished, please be aware that if the landlord does not sign the HAP contract, you could be responsible for the full amount of the rent.

The Housing Authority will pay its share of the first month’s rent after execution of the contract with the landlord and on the first of the month thereafter.

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Reporting Changes to the Housing Authority

You are required to report all changes in your income, assets, or household composition to the Housing Authority, as outlined below. Additionally, you are required to provide any and all requested information to the Housing Authority in a timely manner. If you are late in providing documents, forms, or information to the Housing Authority, your assistance may be terminated. Please go to Information for Program Participants for more information.

Requesting Changes To Your Household Composition

The following rules apply when making any changes to your household composition.

Removing any Household Member: If any member of your household moves out, you must notify us in writing within 14 calendar days of the move out date.

Adding Adults: If you would like to add an adult to your household, you must request advance permission in writing, and receive written permission from the Housing Authority before the additional adult moves in. The Housing Authority will conduct its standard eligibility screening at that time.

The following adults may be added to the household (if approved in advance by the Housing Authority).

  • The adult child of the head of household.
  • The parent of the head of household.

The following adults may be added to the household (if approved in advance by the Housing Authority), but will NOT increase the family’s voucher size.

      • The spouse, registered domestic partner, or significant other of the head of household.

Adding Children: If you would like to add a child to your household, you must request advance permission in writing if possible, and receive written permission from the Housing Authority before the child moves in. The Housing Authority understands that in some cases it may not be possible to request advance permission for the addition of a child. In such cases, you MUST notify the Housing Authority within 14 calendar days of the addition of the child. However, the Housing Authority may not approve the request.

The following children
may be added to the household.

      • Birth child of head of household.
      • Birth child of the spouse or registered domestic partner of the head of household.
      • Children added through adoption, foster placement, or court awarded custody to the head of household or to the spouse or registered domestic partner of the head of household.

The following children may be added to the household, but will NOT increase the family’s voucher size.

      • Birth child of any existing household member, as long as the addition of that child does not cause overcrowding in the unit.

No other adults or children may move into the assisted unit, other than those specifically identified above.

Please be aware that if you fail to provide proper notification and / or request advance permission regarding any changes in your family composition, your housing assistance may be terminated, or you may be responsible for paying back any overpayment of subsidy caused by the unreported information or violation.

Reporting Changes to Your Income

You are required to notify the Housing Authority in writing within 14 calendar days of any change to the income of any household member. The following rules apply when reporting changes to your family income.

Increases in Family Income: If the income of any family member has increased, you must notify us in writing within 14 calendar days of the date of the increase. We will verify the information you have provided, and make any necessary changes to your rental assistance. It is important to note that we will no longer postpone increases to your portion of the rent. If you do not notify us in writing within 14 calendar days of the date of the increase, you will be required to pay a retroactive rent increase, effective the first day of the month following the date of the increase. Additionally, if you do not notify the Housing Authority of any changes to your family income within the required timeframe, your housing assistance may be terminated.

Decreases in Family Income: If the income of any family member has decreased, you must notify us in writing within 14 calendar days of the date of the decrease. We will verify the information you have provided, and make any necessary changes to your rental assistance. If you do not notify us in writing within 14 calendar days of the date of the decrease, your rent will not be lowered retroactively. Additionally, if you do not notify the Housing Authority of any changes to your family income within the required timeframe, your housing assistance may be terminated.

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Obligations of the Family

Please be aware that if you fail to comply with any of the obligations outlined below, your housing assistance may be terminated, and / or you may be responsible for paying back any overpayment of subsidy caused by the unreported information or violation.

Obligations of the Family

A. When the family’s unit is approved and the HAP contract is executed, the family must follow the rules listed below in order to continue participating in the housing choice voucher program.

B. The family must:

Supply any information that the Housing Authority or the department of Housing and Urban Development (HUD) determines to be necessary including evidence of citizenship or eligible immigration status, and information for

      1. use in a regularly scheduled reexamination or interim reexamination of family income and composition.
      2. Disclose and verify social security numbers and sign and submit consent forms for obtaining information.
      3. Supply any information requested by the Housing Authority to verify that the family is living in the unit or information related to family absence from the unit.
      4. Promptly notify the Housing Authority in writing when the family is away from the unit for an extended period of time in accordance with Housing Authority policies.
      5. Allow the Housing Authority to inspect the unit at reasonable times and after reasonable notice.
      6. Notify the Housing Authority and the landlord in writing before moving out of the unit or terminating the lease.
      7. Use the assisted unit for residence by the family. The unit must be the family’s only residence.
      8. Promptly notify the Housing Authority in writing of the birth, adoption, or court awarded custody of a child.
      9. Request Housing Authority written approval to add any other family member as an occupant of the unit.
      10. Promptly notify the Housing Authority in writing if any family member no longer lives in the unit.
      11. Give the Housing Authority a copy of any landlord eviction notice.
      12. Pay utility bills and provide and maintain any appliances that the landlord is not required to provide under the lease.

C. Any information the family supplies must be true and complete.

D. The family (including each family member) must not:

      1. Own or have any interest in the unit (other than in a cooperative, or the landlord of a manufactured home leasing a manufactured home space).
      2. Commit any serious or repeated violation of the lease.
      3. Commit fraud, bribery or any other corrupt or criminal act in connection with the program.
      4. Engage in drug related criminal activity or violent criminal activity or other 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.
      5. Sublease or let the unit or assign the lease or transfer the unit.
      6. Receive housing choice voucher program housing assistance while receiving another housing subsidy, for the same unit or a different unit under any other Federal, State or local housing assistance program.
      7. Damage the unit or premises (other than damage from ordinary wear and tear) or permit any guest to damage the unit or premises.
      8. Receive housing choice voucher program housing assistance while residing in a unit owned by a parent, child, grandparent, grandchild, sister or brother of any member of the family, unless the Housing Authority has determined (and has notified the landlord and the family of such determination) that approving rental of the unit, notwithstanding such relationship, would provide reasonable accommodation for a family member who is a person with disabilities.
      9. 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.

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Reasons for Termination of Housing Assistance

The Housing Authority may deny or terminate program assistance at any time for any of the following reasons:

      • If the family violates any family obligations under the program.
      • If any member of the family has been evicted from public housing.
      • If any member of the family has been previously terminated from the Section 8 program.
      • If any member of the family commits drug-related criminal activity or violent criminal activity.
      • If any member of the family commits fraud, bribery or any other corrupt or criminal act in connection with any federal housing program.
      • If the family currently owes rent or other amounts to the Housing Authority or to another Housing Authority in connection with Section 8 or public housing assistance under the 1937 Act.
      • If the family has not reimbursed any Housing Authority for amounts paid to a landlord under a Housing Assistance Payment contract for rent, damages to the unit or other amounts owed by the family under the lease.
      • If the family breaches an agreement with the Housing Authority to pay amounts owed to the Housing Authority or amounts paid to a landlord by the Housing Authority.
      • If the family has engaged in or threatened abusive or violent behavior toward Housing Authority personnel.
      • If any member of the family fails to sign and submit consent forms for obtaining information.
      • If any member of the family fails to submit required evidence of citizenship or eligible immigration status.

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Informal Hearing Procedures

When you may Request an Informal Hearing

The Housing Authority will give program participants an opportunity to request an informal hearing to consider whether the following determinations are in accordance with law, HUD regulations and/or Housing Authority rules, in the following cases:

      1. The family’s annual or adjusted income, and the use of such income to compute the housing assistance payment.
      2. The appropriate utility allowance (if any) for tenant-paid utilities from the Housing Authority’s utility allowance schedule.
      3. The family unit size under the Housing Authority subsidy standards.
      4. Termination of assistance for a participant family because of the family’s action or failure to act.
      5. Termination of assistance because the participant family has been absent from the assisted unit for longer than the maximum period permitted under Housing Authority policy and HUD rules.

For information regarding how to request an informal hearing, please see the Hearing and Appeals Q&A, included in this packet.

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Fair Housing – It’s Your Right

Basic Facts About the Fair Housing Act: What Housing Is Covered?
The Fair Housing Act covers most housing. In some circumstances, the Act exempts landlord-occupied buildings with no more than four units, single-family housing sold or rented without the use of a broker, and housing operated by organizations and private clubs that limit occupancy to members.

What Is Prohibited?

In the sale and rental of housing: No one may take any of the following actions based on race, color, national origin, religion, sex, familial status or handicap:

      • Refuse to rent or sell housing
      • Refuse to negotiate for housing
      • Make housing unavailable
      • Deny a dwelling
      • Set different terms, conditions or privileges for sale or rental of a dwelling
      • Provide different housing services or facilities
      • Falsely deny that housing is available for inspection, sale, or rental
      • For profit, persuade landlords to sell or rent (blockbusting) or
      • Deny anyone access to or membership in a facility or service (such as a multiple listing service) related to the sale or rental of housing.

In mortgage lending: No one may take any of the following actions based on race, color, national origin, religion, sex, familial status or handicap (disability):

      • Refuse to make a mortgage loan
      • Refuse to provide information regarding loans
      • Impose different terms or conditions on a loan, such as different interest rates, points, or fees
      • Discriminate in appraising property
      • Refuse to purchase a loan or
      • Set different terms or conditions for purchasing a loan.

In addition, it is illegal for anyone to:

      • Threaten, coerce, intimidate or interfere with anyone exercising a fair housing right or assisting others who exercise that right
      • Advertise or make any statement that indicates a limitation or preference based on race, color, national origin, religion, sex, familial status, or handicap. This prohibition against discriminatory advertising applies to single-family and landlord-occupied housing that is otherwise exempt from the Fair Housing Act.

Additional Protection if You Have a Disability

If you or someone associated with you:

      • Have a physical or mental disability (including hearing, mobility and visual impairments, chronic alcoholism, chronic mental illness, AIDS, AIDS Related Complex and mental retardation) that substantially limits one or more major life activities
      • Have a record of such a disability or
      • Are regarded as having such a disability

Your landlord may not:

      • Refuse to let you make reasonable modifications to your dwelling or common use areas, at your expense, if necessary for the disabled person to use the housing. (Where reasonable, the landlord may permit changes only if you agree to restore the property to its original condition when you move.)
      • Refuse to make reasonable accommodations in rules, policies, practices or services if necessary for the disabled person to use the housing.

Example: A building with a “no pets” policy must allow a visually impaired tenant to keep a guide dog.

Example: An apartment complex that offers tenants ample, unassigned parking must honor a request from a mobility-impaired tenant for a reserved space near her apartment if necessary to assure that she can have access to her apartment.

However, housing need not be made available to a person who is a direct threat to the health or safety of others or who currently uses illegal drugs.

Requirements for New Buildings

In buildings that are ready for first occupancy after March 13, 1991, and have an elevator and four or more units:

  • Public and common areas must be accessible to persons with disabilities
  • Doors and hallways must be wide enough for wheelchairs

All units must have:

  • An accessible route into and through the unit
  • Accessible light switches, electrical outlets, thermostats and other environmental controls
  • Reinforced bathroom walls to allow later installation of grab bars and
  • Kitchens and bathrooms that can be used by people in wheelchairs.

If a building with four or more units has no elevator and will be ready for first occupancy after March 13, 1991, these standards apply to ground floor units. These requirements for new buildings do not replace any more stringent standards in State or local law.

Housing Opportunities for Families

Unless a building or community qualifies as housing for older persons, it may not discriminate based on familial status. That is, it may not discriminate against families in which one or more children under 18 live with:

  • A parent
  • A person who has legal custody of the child or children or
  • The designee of the parent or legal custodian, with the parent or custodian’s written permission.
  • Familial status protection also applies to pregnant women and anyone securing legal custody of a child under 18.

Exemption: Housing for older persons is exempt from the prohibition against familial status discrimination if:

  • The HUD Secretary has determined that it is specifically designed for and occupied by elderly persons under a Federal, State or local government program or
  • It is occupied solely by persons who are 62 or older or
  • It houses at least one person who is 55 or older in at least 80 percent of the occupied units, and adheres to a policy that demonstrates an intent to house persons who are 55 or older.
  • A transition period permits residents on or before September 13, 1988, to continue living in the housing, regardless of their age, without interfering with the exemption.

If You Think Your Rights Have Been Violated

The Housing Authority and HUD are ready to help with any problem of housing discrimination. If you think your rights have been violated, the Housing Discrimination Complaint Form is available for you to download, complete and return, or complete online and submit, or you may write HUD a letter, or telephone the HUD Office nearest you. You have one year after an alleged violation to file a complaint with HUD, but you should file it as soon as possible.

What to Tell HUD:

  • Your name and address
  • The name and address of the person your complaint is against (the respondent)
  • The address or other identification to the housing involved
  • A short description to the alleged violation (the event that caused you to believe your rights were violated)
  • The date(s) to the alleged violation

Where to Write or Call:

Send the Housing Discrimination Complaint Form or a letter to:

San Francisco HUD Office
Dept. of Housing and Urban Development
600 Harrison Street, 3rd Floor
San Francisco, CA 94107-1300
Phone: (415) 489-6400, Fax: (415) 489-6419

If you are a person with disabilities, the Housing Authority and HUD also provide:

  • A toll-free TTY phone for the hearing impaired. (HUD: 1-800-927-9275. Housing Authority TDD: 831-475-1146)
  • Interpreters
  • HUD tapes and braille materials
  • Assistance in reading and completing forms

What Happens when You File a Complaint?

HUD will notify you when it receives your complaint. Normally, HUD also will:

  • Notify the alleged violator of your complaint and permit that person to submit an answer
  • Investigate your complaint and determine whether there is reasonable cause to believe the Fair Housing Act has been violated
  • Notify you if it cannot complete an investigation within 100 days of receiving your complaint

Conciliation

HUD will try to reach an agreement with the person your complaint is against (the respondent). A conciliation agreement must protect both you and the public interest. If an agreement is signed, HUD will take no further action on your complaint. However, if HUD has reasonable cause to believe that a conciliation agreement is breached, HUD will recommend that the Attorney General file suit.

Complaint Referrals

If HUD has determined that your State or local agency has the same fair housing powers as HUD, HUD will refer your complaint to that agency for investigation and notify you of the referral. That agency must begin work on your complaint within 30 days or HUD may take it back.

What if You Need Help Quickly?

If you need immediate help to stop a serious problem that is being caused by a Fair Housing Act violation, HUD may be able to assist you as soon as you file a complaint. HUD may authorize the Attorney General to go to court to seek temporary or preliminary relief, pending the outcome of your complaint, if:

  • Irreparable harm is likely to occur without HUD’s intervention
  • There is substantial evidence that a violation of the Fair Housing Act occurred

Example: A builder agrees to sell a house but, after learning the buyer is black, fails to keep the agreement. The buyer files a complaint with HUD. HUD may authorize the Attorney General to go to court to prevent a sale to any other buyer until HUD investigates the complaint.

What Happens after a Complaint Investigation?

If, after investigating your complaint, HUD finds reasonable cause to believe that discrimination occurred, it will inform you. Your case will be heard in an administrative hearing within 120 days, unless you or the respondent want the case to be heard in Federal district court. Either way, there is no cost to you.

The Administrative Hearing:

If your case goes to an administrative hearing HUD attorneys will litigate the case on your behalf. You may intervene in the case and be represented by your own attorney if you wish. An Administrative Law Judge (ALA) will consider evidence from you and the respondent. If the ALA decides that discrimination occurred, the respondent can be ordered:

  • To compensate you for actual damages, including humiliation, pain and suffering.
  • To provide injunctive or other equitable relief, for example, to make the housing available to you.
  • To pay the Federal Government a civil penalty to vindicate the public interest. The maximum penalties are $10,000 for a first violation and $50,000 for a third violation within seven years.
  • To pay reasonable attorney’s fees and costs.

Federal District Court

If you or the respondent choose to have your case decided in Federal District Court, the Attorney General will file a suit and litigate it on your behalf. Like the ALA, the District Court can order relief, and award actual damages, attorney’s fees and costs. In addition, the court can award punitive damages.

You may file suit, at your expense, in Federal District Court or State Court within two years of an alleged violation. If you cannot afford an attorney, the Court may appoint one for you. You may bring suit even after filing a complaint, if you have not signed a conciliation agreement and an Administrative Law Judge has not started a hearing. A court may award actual and punitive damages and attorney’s fees and costs.

Other Tools to Combat Housing Discrimination:

If there is noncompliance with the order of an Administrative Law Judge, HUD may seek temporary relief, enforcement of the order or a restraining order in a United States Court of Appeals.

The Attorney General may file a suit in a Federal District Court if there is reasonable cause to believe a pattern or practice of housing discrimination is occurring.

For Further Information:

The Fair Housing Act and HUD’s regulations contain more detail and technical information. If you need a copy of the law or regulations, ask Housing Authority staff or contact the HUD Office nearest you.

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Housing Search

Useful Forms and Resources

Rent Calculation Form
Subsidy Standards
Utility Allowance Chart
AffordableHousing

Leasing in Place

The quickest way to ensure that a Voucher is not lost is to “lease in place,” that is, using your voucher to rent from your current landlord if that landlord will accept the Section 8 Voucher. Once on the program by using the voucher at your current rental, you can then take your time to look for another rental without having the voucher expire.

AffordableHousing

If you cannot rent your current unit or must find somewhere to live, there are many ways to find a rental unit. One is to drive around neighborhoods and look for “to rent” yard signs. Local newspapers also list rental properties. There are listings on AffordableHousing, where rentals are listed posted by local landlords who will accept Section 8 Vouchers.

Other rental web sites such as Craig’s List can also be a good source of rental listings but take care to ensure that such listings are genuine.

Rent Calculation Form

For help in estimating how much rent you will have to pay, use the Rent Calculation Form.

Utility Allowance Chart

The total rent to the owner will depend on which utilities are paid by the owner and which are paid by you, the tenant. You can use the Utility Allowances chart to see what allowance will be made for the combination of utilities in a particular rental.

Payment Standards

How much rent the Housing Authority will pay on your behalf is determined, in part, by the Payment Standards. Payment Standards change from time to time in response to market trends and guidelines issued by the U.S. Department of Housing and Urban Development (HUD).

Request for Tenancy Approval

Once a suitable rental and a willing landlord is found, you must give the landlord a Request for Tenancy Approval (RTA) to complete. The RTA was given to you at the briefing. Only one RTA is issued at a time. If the rental submitted on the current RTA is not approved, another RTA will be issued. The RTA asks the landlord for information the Housing Authority will need in order to review the rental to see if it meets the program requirements.

Housing Quality Standards Checklist

The Housing Authority staff will talk with the landlord and, once all is agreed to, an inspection will be scheduled. The rental must meet federal Housing Quality Standards (HQS). For more information, please see HQS Checklist.

If a rental is not found within the time stated on the voucher, you must request an extension in writing. It should not be assumed that an extension will be granted.

Tenant Resume

In a tight rental market, Section 8 Voucher holders may have to compete with other people looking for a rental. It can be useful to have a prepared “tenant resume’ that lists your past rentals, how long you stayed, your rent paying habits, the condition you left the rental in when you left, and a reference letter or two. You may use the Tenant Resume form as a guide.

You may still have to fill out the landlord’s own rental application which might ask for this same information but by presenting yourself as a good tenant, the landlord may be more favorably disposed towards you.

To learn more, see the Housing Search Q&A.

More Resources

Whether you are looking for a unit for the first time with your voucher, or moving from one unit to another with a voucher you already have, here are some resources to assist you:

Use the Family Contact List to document every rental you look at, and the outcome of your application.

If you cannot find a rental within the time stated on your Voucher, you must request an extension in writing or by using a Voucher Extension Request form. Do not assume an extension will be granted and it will not be granted without the Family Contact List.

Click here for more online resources.

Program Fraud

The federal government and the Housing Authority take action against those committing program frauds, whether they are Section 8 participants or landlords. The Housing Authority has established a Program Integrity unit specifically to investigate and take action against those who commit program violations. Please go to this web site’s section on Program Fraud for more information or report fraud.

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Additional Information Included in the Briefing Packet

These may be useful to share with your landlord.

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Questions?

For answers to more of your questions, please call the Housing Authority at
831-454-5977.