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Overview of Section 8

Families participating in the Housing Choice Voucher Program are free to choose any rental housing that meets the US Department of Housing and Urban Development’s (HUD) Housing Quality Standards (HQS) and rents for an amount the Franklin County Housing Authority determines is reasonable for the size and location of the property. Rent for housing units leased under the Voucher Program must be comparable to rents for unassisted units of similar size and location. The Housing Authority conducts periodic surveys of unassisted units and maintains this listing in a folder to demonstrate comparable rents.

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The family’s share of the rent is calculated by the Housing Authority of Franklin County using HUD prescribed formulas. On the Voucher Program, the Housing Authority’s portion of rent is pre-set. This amount is based upon the family’s income and tenant paid utilities, the Payment Standard, for the family size. The Payment Standard is established by the Housing Authority and is based on fair market rent for this area. The difference between the monthly rent and the Housing Authority’s share is paid by the family directly to the landlord on a monthly basis. The family share of rent plus utilities paid by the tenant cannot exceed 40% of the family’s monthly adjusted income.

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View Section 8 FAQs from Landlords | View Common Myths about Section 8

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Steps for Landlords Interested in the Section 8 Program

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Step 1 - Finding a Tenant

A prospective tenant holding a voucher may approach you, or your available unit may be listed with the Housing Authority. A family applies to the agency to enroll in the program ("Family" also includes elderly and disabled individuals).

 

Step 2 - Screening & Approving Tenant

The Housing Authority determines the family’s eligibility (certifies the family) to participate in the Section 8 program. The Housing Authority does not, however, screen voucher holders for their suitability as tenants. Owners should do their own screening and follow the same non-discriminatory procedures they would for a non-assisted applicant applying to rent their property. The family has 60 to 120 days from the time that their voucher is issued to choose a place that meets program housing standards and rent reasonable limits. Their present dwelling may qualify, too.

If the applicant meets the owner’s screening criteria, the owner and prospective tenant complete and sign the Request for Tenancy Approval (click here) which is given to the tenant by the Housing Authority. This is submitted to the Housing Authority for approval.

 

Step 3 - Housing Authority Approval of Lease and Unit

The Housing Authority must determine if the unit passes the Housing Quality Standards (HQS) to qualify for the Section 8 Program. An inspection of the unit by the Housing Authority Inspector is done. If the unit does not pass the inspection, a reasonable time will be given to make the required repairs. (See more on inspections below.)

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Step 4 - Signing of Contract & Lease

If the lease and unit meet the program requirements, and after the assistance payment is calculated, the Housing Authority will enter into a Housing Assistance Payment (HAP) Contract with the owner and the family will enter into a lease with the owner.

 

Step 5 - Payment to Owner

After the HAP contract and lease are signed, payment from the Housing Authority to the owner begins, and continues as long as the family continues to meet eligibility criteria and the housing unit qualifies under the program. The agency pays you part of the rent each month and the family pays you the balance.

 

Inspections

Recently, we have found that our inspectors have had to make 3 or 4 trips before units pass inspection. If your unit fails inspection, please make sure that all requested repairs are completed before contacting the inspector to re-inspect to keep our costs down.

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Housing Authority regulations state that all repairs must be completed within 30 days. Failure to do so could jeopardize your Housing Assistance Payment.

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Because of the limited amount of time, the Housing Authority cannot do pre-inspections. The following is a checklist of items that most frequently cause a unit to fail. This is not the entire inspection, but only a limited checklist for landlords.

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Exterior:

1. Any flaking and peeling paint must be scraped and repainted

2. Roofs must not leak

3. Mobile homes must be anchored

4. Hazards must be repaired:

   1. Handrails on steps

   2. No broken steps

   3. No trip hazards

 

Interior:

1. Any flaking and peeling paint must be scraped and repainted

2. Bathrooms must have an operable exhaust fan or window

3. At least one operable smoke detector on each floor

4. Must have good plumbing and electrical wiring

5. Broken glass in windows must be repaired

6. GFCI outlets within 5 feet of water source (ex: bathroom sink, kitchen sink)

7. Windows must go up and stay up as an optional fire exit

8. All appliances must be present and in good operating condition