Welcome to the Housing Choice Voucher Program Briefing Section 8 Rental Assistance and the Housing Choice Voucher Program are the same. Sign required releases and forms Review program rules and regulations Review Affordability and Rent Reasonableness Be issued a voucher and provided with the Request for Tenancy Approval Locate the HUD Authorization for Release of Information. This is a two sided document. The head of household signs, dates and put their Social Security number on this form, other members over 18 sign and date. - This allows our agency to verify Income and Assets Only and allows use of computer matching system with the IRS and Social Security. Head Of Household Signs, Dates and put their Social Security Number under their Signature. Other household members 18 and over sign and date. Please Locate the Authorization for Release of Information. Read and Sign this Document. This allows the HA to verify income, assets, child care expense, medical expense, etc and to talk to your landlord when the papers are sent in. • Please locate the RELEASE OF INFORMATION. • This is a release for our agency to investigate criminal background for all household members who are 18 or older. • Please locate the ARREST DISCLOSURE FORM. • Please list all arrests for all the people in your household. Locate the Tenant Responsibilities Form - This Form will be read to you before you sign it. Program Participant Certification TENANT RESPONSIBILITIES GIVING TRUE AND COMPLETE INFORMATION: I certify that all the information provided on household composition, income, family assets and items for allowances and deductions, is accurate and complete to the best of my knowledge. I have reviewed the application form and the interview worksheet, and I certify that the information shown is true, correct and complete. What Happens if I provide false information? -- You will lose your rental assistance, you will need to repay the funds you are not entitled to and you may be prosecuted for Fraud. Program Participant Certification TENANT RESPONSIBILITIES REPORTING CHANGES IN INCOME OR HOUSEHOLD COMPOSITION: I know that I am required to report immediately in writing any change in income amounts or sources. I know I am required to report immediately in writing any change in the household size, and when a person moves in or out of the unit. I understand that if someone stays with me fifty percent (50%) of the time or four (4) nights a week, and/or if someone stays with me for 30 days in a calendar year, I must report their presence and income to the Housing Authority. You must Report ANY new source of income, even if it is a part time job for $5.00 per week - on or off the books. You must also report anytime a current income source, one that you have today, changes. You must report when someone moves in or out of your unit. It is your responsibility to remember this. All Reporting Must Be Done In WRITING With Back Up 3rd Party DOCUMENTATION. What Counts as Income? Wages - even if they are off the books. SSI / SSD for you or anyone in your household. Child Support - whether through Child Support Collection, court order, or just agreement --- EVEN if paid in cash! All the other sources you were questioned about. Program Participant Certification TENANT RESPONSIBILITIES REPORTING ON PRIOR HOUSING ASSISTANCE: I certify that I have disclosed where I received any previous Federal housing assistance and whether or not any money is owed. I certify that for this previous assistance I did not commit any fraud, knowingly misrepresent any information, or vacate the unit in violation of the lease. NO DUPLICATE RESIDENCE OR ASSISTANCE: I certify that the house or apartment will be my principle residence and that I will not obtain duplicate Federal housing assistance while I am in this current program. I will not live anywhere else without notifying the Housing Authority immediately in writing. I will not sublease my assisted residence. You may only have your rent subsidized by one agency. You may not live in two places. You must remain in the unit you lease for at least 12 months. Program Participant Certification TENANT RESPONSIBILITIES COOPERATION: I know I am required to cooperate in supplying all information needed to determine my eligibility, level of benefits, or verify my true circumstances. Cooperation includes attending pre-scheduled meetings and completing and signing needed forms. I understand failure or refusal to do so will result in delays, or the termination of assistance. I understand that if I miss two (2) appointments to recertify for Section 8, it may result in the termination of assistance. Once you are on the program you will be sent a letter notifying you of an annual recertification appointment. You must call immediately if you can not keep the appointment. You must show for your appointment. If you do not show or you cancel that counts as a missed appointment. If you do that again for that annual recertification - YOU WILL BE TERMINATED FROM THE PROGRAM. - Showing Up Is Important! Program Participant Certification TENANT RESPONSIBILITIES DRUGS: I understand that if suspected, or convicted of, the unlawful manufacture, distribution, dispersion, possession or use of a “controlled substance” while receiving Rental Assistance is grounds for immediate termination of rental assistance. The One Strike Policy - 24 CFR Parts 5 et al. Screening and Eviction for Drug Abuse and Other Criminal Activity; Final Rule, Dated May 24, 2001. The voucher you are issued today will be withdrawn if it is discovered that you are currently engaging in this type of activity. What does that mean? With respect to behavior such as illegal use of a drug, other drug-related criminal activity, or other criminal activity, currently engaging in means that the individual has engaged in the behavior recently enough to justify a reasonable belief that the individual’s behavior is current. Program Participant Certification TENANT RESPONSIBILITIES CRIMINAL AND ADMINISTRATIVE ACTIONS FOR FALSE INFORMATION: I understand that knowingly supplying false, incomplete or inaccurate information is a felony and is punishable under Federal and State criminal law. I understand that knowingly supplying false, incomplete, or inaccurate information is grounds for termination of housing assistance and prosecution. What Happens if I provide false information? -- You will lose your rental assistance, you will need to repay the funds you are not entitled to and you will be prosecuted for Fraud. The fine is up to $10,000 and 5 years in jail. WARNING: Title 18 US Code Section 1001 states that a person is guilty of a felony for knowingly and willingly making a false or fraudulent statement to any department or agency of the United States. If this form contains false or incomplete information, you may be required to repay all overpaid rental assistance you received: Fined up to $10,000, imprisoned for up to 5 years; and/or prohibited from receiving future assistance. Program Participant Certification TENANT RESPONSIBILITIES I hereby certify that I have reviewed and understand the above responsibilities of being a program participant in the Section 8 Rental Assistance Program. SIGNATURE OF ALL HOUSEHOLD ADULTS AND DATE SIGNED: Are There Any Questions? Locate the Reasons for Termination of Assistance. This will be read to you before you sign it. Reasons For Termination of Assistance In accordance with federal law, this office may terminate rental assistance to a tenant family for the following reasons: The family is guilty of program abuse or fraud. Fraud is a criminal offense; The family violates their obligations under the program as listed on the voucher; The family refuses to supply any certification, release of information, or documentation which the Housing Agency (HA) or HUD determines to be necessary for the administration of the program; The family vacates the dwelling unit without proper notice to the HA (Moves without 30 day notice to landlord/HA) Reasons For Termination of Assistance In accordance with federal law, this office may terminate rental assistance to a tenant family for the following reasons: The family does not use the dwelling as its principal residence; The family does not pay their share of their rent (violation of the lease) ; or refuses to pay the HA amounts due under a repayment agreement or an agreement for damages/unpaid rent, paid to the owner by the HA, on the family’s behalf; If the family does not pay for utilities they are responsible for paying (HQS failure); Reasons For Termination of Assistance In accordance with federal law, this office may terminate rental assistance to a tenant family for the following reasons: The family commits any serious or repeated violations of the lease; The family engages in drug-related activity or violent criminal activity, including criminal activity by any family member; The family engages in or threatens abusive or violent behavior toward the Section 8/HCV Program personnel. Reasons For Termination of Assistance If your assistance is terminated for one of the above reasons, both you and the owner will be provided with a 30 day written notice of termination. Your notice will state: The reason(s) for the termination; The effective date of the termination; The family’s right to request an informal hearing; The family’s responsibility to pay the full contract rent to the owner if they remain in occupancy. Anyone over the age of 18 must sign below. By signing you certify that you have read the above and understand what I have read. Are There Any Questions? You will sign a form stating that you have received this booklet. This booklet is in your folder. Locate the Notification - Watch Out for Lead- Based Paint Poisoning. You need to read this form and then check the box on the bottom stating: I have received a copy of the Pamphlet entitled “Protect Your Family From Lead in Your Home.” Head of Household needs to: Date, Print And Sign! This is the Declaration of e Citizenship. Please put the date on the top of the form DECLARATION OF CITIZENSHIP Each applicant who will benefit under the Housing Choice Voucher Program (Section 8) must either be a citizen or national of the United States, or be a noncitizen who has eligible immigration status that qualifies them for rental assistance as determined by the U.S. Department of Housing and Urban Development and the U.S. Immigration and Naturalization Service. One box on this form must be checked for each member of the applicant family indicating status as a citizen or a national of the United States or a noncitizen with eligible immigration status. Applicants residing in the unit to be assisted that do not claim to be a citizen or national of the United States, or do not claim to be a noncitizen with eligible immigration status should not check any box. All adults must sign where indicated. For each child who is not 18 years of age, the form must be signed by an adult member of the family residing in the dwelling unit who is responsible for the child. Use blank lines to add family members who are not listed. I am a citizen I am a or national of non-citizien First Name Last Name Age the U.S. with eligible Signature of Adult Listed to the Left, or immigration Signature of Guardian for Minors. status _____________ _________________ _____ or x_______________________ _____________ _________________ _____ or x_______________________ Head of household needs to sign on the back to certify that the information on the front is correct and that all household members are listed. e NOTE: Applicants who have checked a box indicating that they are a non-citizen with eligible immigration status must complete Part 2 of this form. Portability Information Sheet - Tenant Briefing Please sign and date this form at the bottom. Portability means that you may take the rental assistance Voucher and move anywhere that has the HCV Program. You are subsidized, not the unit. Portability Information Sheet - Tenant Briefing If you do not use your option to port now as an INITIAL Port and you lease up in Livingston County, you must stay in the unit you are in for one year before you are eligible to port again. Anytime after that one year mark of being leased, you may request to Port. As a HCV Program participant in good standing, a housing agency must accept you into their program. You do not need to meet initial eligibility requirements. The Housing Choice Voucher Program is a national program. Are There Any Questions? What is a Good Place To Live? (You have a booklet with more details) For minimum Housing Quality Standards, It Must Have: A working smoke detector. Two sources of electricity in the bedrooms and living room - this may be an overhead and an outlet or two outlets. A kitchen must have a permanently installed light fixture. A bathroom must have a fan or window for ventilation. Bedrooms must have a window and if the window is meant to open, it must open. Outlet or switch plate covers must be in place. If the unit has been painted, make sure they put these back in place. Paint must be in good condition, no cracking, chipping, peeling or chalking paint please. This form explains the term of your voucher. Your voucher was issued today, 7/13/2010 it is valid for 60 days. If you are not able to locate a unit by that date and would like to keep your voucher active, you will need to submit a written request and a search record you may be granted up to four additional 30 day periods. The maximum amount of time you will have to lease up in is 180 days. If your request for extension is not granted you must reapply. If you need an extension on the term of your voucher, you will need to submit a written request, including a Search Record. You may use our form or write the information on your own paper. Your request for an extension must be in our office on or prior to the expiration date on your voucher. You MUST submit your request for an extension on or before the date your voucher expires. You have written your deadlines on the Voucher Term Form. Please mark your calendars at home or find a way to remind yourself so you don’ t lose this opportunity any sooner than you have to. If you do not submit the written request with a record of what you have been doing - you will TIME OUT and need to reapply. Your voucher will expire when you fail to submit your request or when 60 has passed. Request for Tenancy Approval U.S. Department of Housing and OMB Approval No. 2577-0169 Housing Choice Voucher Program Urban Development Office of Public and Indian Housing Public reporting burden for this collection of information is estimated to average 5 minutes per response, including the time for reviewing instructions, searching existing data sources, Find the Request for gathering and maintaining the data needed, and completing and reviewing the collection of information. This agency may not conduct or sponsor, a nd a person is not required to respond to, a collection of information unless that collection displays a valid OMB control number. Eligible families submit this information to the Public Housing Authority (PHA) when applying for housing assistance under Section 8 of the U.S. Housing Act of 1937 (42U.S.C. 1437f). Tenancy Approval. The PHA uses the information to determine if the family is eligible, if the unit is eligible, and if the lease complies with program and statutory requirements. Responses are required to obtain a benefit from the Federal Government. The information requested does not lend itself to confidentiality. 1. Name of Public Housing Agency (PHA) 2. Address of Unit (Street Address, Apartment Number, City, State & Zip) Livingston County Office of Housing 6 Court St Room 305 Geneseo, NY Please write: Phone: (585) 243-7555 Fax: 243-7566 3. Requested Beginning Date of Lease ( (mo/ day / yr) 4. No. of Bedrooms 5. Year Constructed 6.Proposed Rent 7. Security Deposit Amount 8. Date unit available for inspection Please return to: 9. Type of House/Apartment Single Family Detached Semi-Detached/Row House Manufactured Home Garden/Walkup Elevator/High-Rise 10. If this unit is subsidized, indicate type of subsidy: Section 202 Section 221(d)(3)(BMIR) Section 236 (Insured or noninsured) Section 515 Rural Development Our agency attention: 11. Utilities and Appliances The owner shall provide or pay for the utilities and appliances indicated below by an “O”. The tenant shall provide or pay for the utilities and appliances indicated below by a “T”. Unless otherwise specified below, the owner shall pay for all utilities and appliances provided by the owner. Item Specify Fuel Type Provided By Paid By Ruth Swift Heating Cooking Natural Gas Natural Gas Bottle Gas Bottle Gas Oil Oil Electric Electric Coal or Other Coal or Other Water Heating Natural Gas Bottle Gas Oil Electric Coal or Other or Other Electric Water Sewer Christina Cox Trash Collection Air Conditioning Refrigerator Range/Microwave Other (Specify) Previous editions are obsolete Page 1 of 2 Pages form HUD-52517 (7/2000) Ref. Handbook 7420.8 Turn the page. On the second page you need to print your name in the box on the lower right hand side that says Participant Family. Sign your name, write your address and phone number Print or type name of Owner or Other Party Authorized to Execute the Lease Print or type name of Family Signature Signature(s) Business Address Present Address of Family (Street Address, Apartment No., City, State & Zip) Telephone Number Date Telephone Number Date NOT THIS SIDE p LANDLORD Tenant (Family) The Next Page is The Owner’s Responsibility Page. You need to sign on the line that says: FAMILY. These are the landlord’s responsibility. You are entitled to know about them. You will be taking this package e with you. The next page is the landlord certification regarding his/her knowledge of and records of Lead Based paint in your unit. Please sign where it says: Lessee. The next two pages are for the landlord only. The landlord MUST supply a W-9 to our agency. e What can I look for? Questions you may How much can I spend? have. What are my limits? You were given a form entitled: How to Find An Affordable Unit. Locate that now. Since all apartments do not include all utilities and it would be impossible to assist families if that were required, HUD had to find a way to make it easy to see if unit A with all utilities, unit B that included Heat/Hot water, unit C that had electric heat paid by tenant and unit D with oil heat… or any other combination - could be comparable in order to subsidize the units. You will find a utility chart in your folder. You have a Utility Chart in your folder. This shows a row house on the left upper side, a single family on the upper right side, and a duplex on the left lower side and an apartment house on the right lower side. We also have one for mobile homes. You need to use the correct chart for the size unit you are renting and the correct utilities. If Heat is included, there is no allowance added. If the stove is electric and the tenant pays electric, for a one bedroom you would have $6 Plus $15 for a $21 utility allowance. This explains Affordability. If you rent a unit at or below the payment standard, you pay 30% of your adjusted income as a Total Tenant Payment. You can rent a unit that costs more than the payment standard, however, you pay the difference. And, you are never allowed to pay more than 40% of your adjusted gross income for an initial lease up. What is “Gross Rent”? Contract rent: $_______ this is what the landlord says he/she wants – the rent for the unit. Plus Utility Allowance: + $_______ this is utilities NOT included in the rent, using utility chart. Equals Gross Rent =$_______ Payment Standards are Based on Gross Rent If you locate a rental unit that is less than or equal to the Payment Standard you will pay 30% of your adjusted gross income as a total tenant payment. You are allowed to rent a unit above that standard, but never more than your Maximum ALLOWABLE Gross Rent for an initial lease up. $1.00 over that and the landlord needs to lower the rent! How Is Your Share of Your Rent Determined? Total Tenant Plus + any amount the Payment gross rent is above the payment standard Minus This is 30% of your any utility Adjusted (take the gross rent and subtract allowances Gross Income the payment standard if the (Use the utility chart) gross rent is more than the payment standard) Tenant Share of the Rent Equals = This may be less than the Total Tenant Payment Program Highlights. This is the Gross Rent calculation. a This is the formula for how your share of your rent is calculated. a Remember that you will pay more if the unit you rent has a gross rent above the payment standard. This is the back side of Program Highlights sheet. This shows you how we calculate your adjusted gross income. Your total Tenant Payment range is between 1 and 2 of the Affordable unit Sheet. Example Income SSI of 450 x 12 = $ 5,400 SSD of 202 x 12 = $ 2,424 Gross Income = $ 7,824 Assets Ckg at Fleet = $500 = $0.00 Allowances Disabled Allowance = $400.00 No Medical No Children Adjusted Gross Income : $7,824 - $400.00 = $7,424.00 AGI $7,424.00 x 30% / 12 = $186.00 Total Tenant Payment AGI $7,424.00 x 40% / 12 = $247.00 Max Total Tenant Payment How To Find An Affordable Unit Calculation Payment Standard: $658.00 One Bedroom TTP at 30% -186.00 Using 652/m, 1 person hh Maximum Subsidy $472.00 Maximum Subsidy $472.00 TTP at 40% Max +247.00 Maximum Gross Rent $719.00 Maximum Gross Total Tenant Payment Range $186.00 - $247.00 Gross Rent Range $ 658.00 or less up to $ 719.00 Payment Standards Bedrooms Payment Standard 1 $ 630 2 $ 770 3 $ 835 4 $ 885 5 $ 926 You are entitled to a certain number of bedrooms based on Household Size. If you rent a unit of that size, you get that payment standard. If you rent a smaller unit, that smaller payment standard is used. If you rent a larger unit, you will only be allowed the payment standard you are entitled to. Utility allowances are based on actual unit size rented. • The head of household and all members 18 years and older should now sign this form. Other Items In Your Folder You will be taking these items with you. Please review them. If you have any questions after reviewing them, please call our office and speak to your case worker. Section 8 Guidelines for Participants This booklet explains the material reviewed with you today. It has the Family Obligations and Grounds for Denial or Termination of Assistance. This is your program guide. This is a white booklet. When you are looking for a place to live, if you think the landlord is not renting to you because of race, color, national origin, religion, sex, family status, handicap or disability you can file a complaint. If you need assistance we will help you. A Good Place To Live Booklet This document explains when you are entitled to informal hearings and reviews. This packet explains the program to your landlord. If a landlord has any questions you may give him/her this packet. We will send this to your landlord once you lease up. This is a sample voucher. You will sign a real voucher for our files at the end of the briefing. This is the back of the sample voucher. This shows the Obligations of the Family. It is your responsibility to read this and abide by the regulations. • The US Privacy Act of 1974 protects your right to privacy. The head of household and all members 18 years and older should now sign this form. Other Parts of the Housing Choice Voucher Program Good Housekeeping Please read this brochure—it is important for you to know that we expect units to be in sanitary condition. Livingston County Office of Housing Assistance is one of the housing agencies that offers the new Section 8 To Homeownership Program. You are not eligible for this program until after you have leased up under the Section 8 Program for at least one year. The program requires that you have a minimum income of $17,000 per year. The head or co-head must be employed full time and have been employed for two years. You would still need to qualify for a mortgage. This program would allow you to use your Section 8 housing assistance payment to help pay for a mortgage! These requirements may be waived for disabled households. Notes:If you are responsible for paying heat in your unit - you may be eligible for HEAP and we do not count HEAP benefits. We do not count food stamps, however, Food Stamps wants to know your share of your rent with Rental Assistance. You are sent a letter telling you your share - YOU NEED TO SEND THAT TO FOOD STAMPS. We do not do the Landlord Verification for Public Assistance. All Reporting of Changes MUST BE DONE IN WRITING!! Notes: We do not provide security deposits. DSS may provide a security agreement. Many of our clients work with the landlord to arrange payment of security in installments. One of the most important documents you received today is the Request For Tenancy Approval. Once you find a place, have the landlord fill out the Request For Tenancy Approval. Either you or the landlord can mail or bring it in. Once it is in our office we will make arrangements to inspect the unit. Make sure you request your extensions on time! Are There Any Questions? UNIT SEARCH • Please start searching for a unit immediately. • Or if you wish to stay in the unit you are in have your current landlord fill out the Request for Tenancy Approval form. This Form States That I Have Provided You With The Information You Were Given Today. The Family Self-Sufficiency Program If You Are: Currently receiving housing assistance through the Housing Choice Voucher Program. Willing to work toward full time employment and be free of public assistance for one year prior to completion of the contract. PA does not include food stamps or medicaid. Committed to achieving a better way of life for you and your family and willing to work with a counselor to identify what you and your family need to make life better Tenancy Addendum - You will sign three copies of this now and keep one unsigned copy for your records. They have a red box that says “Agreed to By:” and a line for you to sign on. This addendum is an add on to your lease that incorporates the Housing Choice Voucher Program Requirements with your lease. The Family Self-Sufficiency Program (FSS) allows you to earn money when your share of your rent increases due to increases in earned income!! The “match” will be deposited into an Escrow or savings account for you every month. When you reach your goals or make enough to be over the income level to qualify for this program and are off of Public Assistance for one year, you will recieve the money in your account! If you are interested in this program, you will need to fill out an application. There is currently a waiting list for this program. You will not actually be able to sign up until you are leasing up a unit. We have given away checks for up to $14,000.00!! Sample Lease - HUD prefers the landlord to use their own lease, but if they do not have one, we will provide one. This is a handy booklet. This tells you your rights in New York as a tenant and a landlord’s rights.
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