SECTION 8 FACT SHEET
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SECTION 8 FACT SHEET
(RENTAL VOUCHERS AND RENTAL CERTIFICATES)
WHAT ARE SECTION 8 RENTAL VOUCHERS AND RENTAL CERTIFICATES?
The Section 8 rental voucher and rental certificate programs are the federal
government's major programs for assisting very low-income families, the
elderly, and the disabled to rent decent, safe and sanitary housing in the
private market. Since the rental assistance is provided on behalf of the
family or individual, participants are able to find and lease privately owned
housing, including single-family homes, townhouses and apartments. The
participant is free to choose any housing that meets the requirements of the
program and is not limited to units located in subsidized housing projects.
Section 8 rental vouchers and rental certificates are administered locally by
public and Indian housing agencies (HAs). The HAs receive Federal funds from
the HUD to administer the Section 8 programs. A family issued a rental
voucher or certificate and is responsible for funding and selecting a
suitable rental unit of its choice, which may include its present unit.
Rental units must meet minimum standards of health and safety, as determined
by the HA. A rental subsidy is paid directly by the HA to the landlord on
behalf of the participating family. The family then pays the difference
between the actual rent charged by the landlord and the amount subsidized by
the program.
AM I ELIGIBLE?
Eligibility for a rental voucher or certificate is determined by the HA based
on the total annual gross income and family size and is limited to U.S.
citizens and specified categories of non-citizens who have eligible
immigration status. In general, the family's income may not exceed 50% of the
median income for the county or metropolitan area in which the family chooses
to live. Median income levels are published by HUD and vary by location. The
HA serving your community can provide you with the income limits for your
area and family size.
During the application process, the HA will collect information on family
income, assets and family composition. The HA will verify this information
with other local agencies, your employer, and bank and will use the
information to determine program eligibility and the amount of the rental
assistance payment.
If the HA determines that your family is eligible, it will put your name on a
waiting list, unless it is able to assist you immediately. Once your name is
reached on the waiting list, the HA will contact you and issue to you a
rental voucher or certificate.
HOW DO I APPLY?
If you are interested in applying for a rental voucher or a certificate,
contact your local HA. For further assistance, please contact the HUD Office
nearest to you.
FEDERAL PREFERENCES AND WAITING LIST -- WHAT ARE THEY AND HOW DO THEY AFFECT
ME?
Since the demand for housing assistance often exceeds the limited resources
available to HUD and the local housing agencies, long waiting periods are
common. In fact, an HA may close its waiting list when it has more families
on the list than can be assisted in the near future.
In selecting a family from its waiting list, an HA may give preference to a
family who is (1) homeless or living in substandard housing, (2) paying more
than 50% of its income for rent, or (3) involuntarily displaced. Families who
qualify for these preferences will move ahead of other families on the list
who do not qualify for any preference. Each HA has the discretion to
establish other additional preferences to reflect other needs of its
particular community.
RENTAL VOUCHERS AND RENTAL CERTIFICATES -- WHAT ARE THE DIFFERENCES AND HOW
DO THEY FUNCTION?
The Section 8 rental voucher and rental certificate programs each place the
choice of housing in the hands of the individual family. A very low-income
family who has been selected by the HA to participate is encouraged to
consider several housing choices to secure the best rental housing for its
needs.
The rental unit must meet an acceptable level of health and safety before the
HA can approve payments to landlords under the rental voucher and certificate
programs. When the rental voucher or certificate holder finds a unit that it
wishes to occupy and reaches an agreement with the landlord over the lease
terms, the HA must inspect the dwelling and review the lease for approval. A
rental voucher or certificate holder is also advised of the unit size for
which it is eligible, based on family size and composition, and the
applicable rent levels.
Under the rental certificate program, the rent for the unit usually may not
exceed a maximum rent, determined by the HA, based on HUD standards
established for each county and metropolitan area. The maximum rents are
adjusted on a periodic basis to keep pace with increased costs of rent and
utilities. Most rental certificate holders must lease a unit in which the
total rent including utilities does not exceed the maximum rent. The rental
certificate holder generally pays 30% of its monthly adjusted income towards
the rent and utilities.
In the rental voucher program, the HA determines a payment standard which is
used to calculate the amount of rental assistance a family will receive, but
does not affect the amount of rent a landlord may charge or the family may
pay. A family which receives a rental voucher can select a unit which rents
below or above the payment standard. The rental voucher family must pay more
than 30% of its monthly adjusted gross income for rent and utilities if the
unit rent is greater than the payment standard. However, the family would pay
less than 30% of its monthly adjusted gross income if the total rent was less
than the payment standard.
FAMILY SHARE OF RENT VERSUS THE RENT SUBSIDY:
In the rental certificate program, a family generally pays either 30% of its
monthly adjusted gross income, 10% of its monthly gross income, or its
welfare rent payment toward rent, whichever is greater. The family's share of
the rent is calculated by the HA, but the family pays that amount to the
landlord. In turn, the HA pays the remainder of the rent directly to the
landlord. The family's rent share changes when its income or family
circumstances change, while the HA rental assistance varies according to the
actual rent.
Under the rental voucher program, a family may choose a unit that rents for
more than the payment standard and may pay more or less than 30% of its
monthly adjusted gross income for rent. The HA calculates the maximum amount
of rental assistance allowable, which is the difference between the payments
standard and 30% of the family's monthly adjusted gross income, and pays
rental assistance. The amount of rental assistance paid by the HA changes
with the payment standard while the amount the tenant pays varies with the
actual rent. For example, if a family locates a unit that rents below the
payment standard, the family would pay less than 30% of its monthly adjusted
gross income for rent. On the other hand, if a family decides to rent a unit
above the payment standard, it would pay over 30% of its monthly adjusted
gross income for rent. The family's rent share also changes when its income
or family circumstances change.
CAN I MOVE AND CONTINUE TO RECEIVE SECTION 8 RENTAL ASSISTANCE?
A family's housing needs change over time with changes in family size, job
locations, and for other reasons. The rental voucher and rental certificate
programs are designed to allow families to move without the loss of rental
assistance. Moves are permissible as long as the family notifies the HA ahead
of time, terminates its existing lease within the appropriate provisions, and
finds acceptable alternate housing.
Under both the rental voucher and certificate programs, new rental
voucher-and certificate-holders may choose a unit anywhere in the United
States if the family lived within the jurisdiction of the HA issuing the
rental voucher or certificate when the family applied for assistance. Those
new rental voucher-and certificate holders not living within the jurisdiction
of the HA at the time the family applies for rental assistance must initially
lease a unit within that jurisdiction for the first twelve months of
assistance. A family that wishes to move to another HA's jurisdiction must
consult with the HA that currently administers it rental assistance to verify
the procedures for moving.
ROLES - THE TENANT, THE LANDLORD, THE HOUSING AGENCY AND HUD
Once an HA approves an eligible family's lease and housing unit, the family
and the landlord sign a lease and, at the same time, the landlord and the HA
sign a housing assistance contract which runs for the same term as the lease.
This means that everyone -- tenant, landlord and HA -- has obligations and
responsibilities within the rental voucher and certificate programs.
Tenant's Role: When a family selects a housing unit, and the HA approves the
unit and lease, the family signs a lease with the landlord for at least one
year. The tenant may be required to pay a security deposit to the landlord.
After the first year the landlord may initiate a new lease or allow the
family to remain in the unit on a month-to-month lease.
hen the family is settled in a new home, the family is expected to comply
with the lease and the program requirements, pay its share of rent on time,
maintain the unit in good condition and notify the HA of any changes in
income or family composition.
Landlord's Role: The role of the landlord in the rental voucher and
certificate programs is to provide decent, safe, and sanitary housing to a
tenant at a reasonable rent. The dwelling unit must pass the program's
housing standards and be maintained up to those standards as long as the
owner receives housing assistance payments. In addition, the landlord is
expected to provide the services agreed to as part of the lease signed with
the tenant and the contract signed with the HA.
Housing Authority's Role: The HA administers the rental voucher and
certificate programs locally. The HA provides a family with the rental
assistance that enables the family to seek out suitable housing and the HA
enters into a contract with the landlord to provide rental assistance
payments on behalf of the family. If the landlord fails to meet his/her
obligations under the lease, the HA has the right to terminate assistance
payments.
HUD's Role: To cover the cost of the program, HUD provides funds to allow HAs
to make housing assistance payments on behalf of the families and HUD pays
the HA a fee for the costs of administering the program. When additional
funds become available to assist new families, HUD invites HAs to submit
applications for funds for additional rental vouchers and certificates.
Applications are then reviewed and funds awarded to the selected HAs on a
competitive basis.
ADDITIONAL INFORMATION AND OTHER SUBSIDY PROGRAMS
For additional information about the rental voucher and certificate programs,
contact either the local HA serving your community or the Office of Public
Housing within your local HUD office. There may be a long wait for assistance
under the rental voucher and certificate programs. If the HA also administers
the public housing or Indian housing programs, applicants for the Section 8
program may also ask to be placed on the waiting list for the public or
Indian housing program. HUD also administers other subsidized programs and
you may obtain a list of projects in your area from the Office of Housing in
the HUD office located in your state. Under the HUD administered programs
families apply directly to the owner or management agent of the subsidized
property.
LIST OF ADDRESSES AND TELEPHONE NUMBERS
FOR OFFICES OF PUBLIC HOUSING
ALABAMA
Alabama State Office
Beacon Ridge Tower
600 Beacon Parkway West
Suite 300
Birmingham, AL 35209-3144
(205) 290-7601
ALASKA
(See the Washington State Office)
ARIZONA
Arizona State Office
Two Arizona Center
400 North 5th Street, Suite 1600
Phoenix, AZ 85004-2361
(602) 379-3045
ARKANSAS
Arkansas State Office
TCBY Tower
425 West Capitol Avenue, Suite 900
Little Rock, AR 72201-3488
(501) 324-5933
CALIFORNIA (NORTHERN AREA)
California State Office
450 Golden Gate Avenue
P.O. Box 36003
San Francisco, CA 94102-3448
(415) 556-1726
CALIFORNIA (SOUTHERN AREA)
Los Angeles Area Office
1615 West Olympic Boulevard
Los Angeles, CA 90015-3801
(213) 251-7187 CALIFORNIA (EASTERN AREA)
Sacramento Area Office
777 - 12th Street, Suite 200
Sacramento, CA 95814-1997
(916) 498-5270
COLORADO
Colorado State Office
First Interstate Tower North
633 - 17th Street
Denver, CO 80202-3607
(303) 672-5376
CONNECTICUT
Connecticut State Office
330 Main Street, First Floor
Hartford, CT 06106-1860
(203) 240-4556
DELAWARE
(See the Pennsylvania State Office)
DISTRICT OF COLUMBIA
(Includes the Washington, DC Metro
Areas in Maryland and Virginia)
820 First Street, NE
Washington, DC 20002-4205
(202) 275-7965
FLORIDA
Florida State Office
Southern Bell Tower
301 West Bay Street, Suite 2200
Jacksonville, FL 32202-5121
(904) 232-2357
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GEORGIA
Georgia State Office
Richard B. Russell Federal Building
75 Spring Street, SW
Atlanta, GA 30303-3388
(404) 331-4815
HAWAII
Hawaii State Office
Seven Waterfront Plaza
500 Ala Moana Boulevard, Suite 500
Honolulu, HI 96813-4918
(808) 522-8185
IDAHO
(See Colorado State Office)
ILLINOIS
Illinois State Office
Ralph H. Metcalfe Federal Building
77 West Jackson Boulevard
Chicago, IL 60604-3507
(312) 353-1915
INDIANA
Indiana State Office
151 North Delaware Street
Indianapolis, IN 46204-2526
(317) 226-7018
IOWA
Iowa State Office
Federal Building
210 Walnut Street, Room 239
Des Moines, IA 50309-2155
(515) 284-4840
KANSAS (INCLUDES WESTERN MISSOURI)
Kansas/Missouri State Office
Gateway Tower II
400 State Avenue
Kansas City, KS 66101-2406
(913) 551-6916
KENTUCKY
Kentucky State Office
601 West Broadway
P.O. Box 1044
Louisville, KY 40201-1044
(502) 582-6161
LOUISIANA
Louisiana State Office
Ninth Floor
Hale Boggs Federal Building
New Orleans, LA 70130-3099
(504) 589-7251
MAINE
(See New Hampshire State Office)
MARYLAND
Maryland State Office
City Crescent Building
Fifth Floor
10 South Howard Street
Baltimore, MD 21201-2505
(410) 962-2520
MASSACHUSETTS
Massachusetts State Office
Thomas P. O'Neill, Jr.
Federal Building
10 Causeway Street, Room 375
Boston, MA 02222-1092
(617) 565-5196
MICHIGAN (EASTERN AREA)
Michigan State Office
Patrick V. McNamara
Federal Building
477 Michigan Avenue
Detroit, MI 48226-2592
(313) 226-5500
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MICHIGAN (WESTERN AREA)
Grand Rapids Area Office
Third Floor
Trade Center Building
50 Louis Street, NW
Grand Rapids, MI 49503-2648
(616) 456-2127
MINNESOTA
Minnesota State Office
220 Second Street, South
Minneapolis, MN 55401-2195
(612) 370-3135
MISSISSIPPI
Mississippi State Office
Doctor A.H. McCoy Federal Building
100 West Capitol Street, Room 910
Jackson, MS 39269-1016
(601) 965-4746
MISSOURI (EASTERN AREA)
St. Louis Area Office
Robert A. Young Federal Building
1222 Spruce Street, Third Floor
St. Louis, MO 63103-2836
(314) 539-6505
MONTANA
(See Colorado State Office)
NEBRASKA
Nebraska State Office
Executive Tower Centre
10909 Mill Valley Road
Omaha, NE 68154-3955
(402) 492-3137
NEVADA
(See Arizona State Office for
Las Vegas & Clark County)
NEVADA
(See California State Office
for remainder of State)
NEW HAMPSHIRE
New Hampshire Area Office
Norris Cotton Federal Building
275 Chestnut Street
Manchester, NH 03101-2487
(603) 666-7493
NEW JERSEY
New Jersey State Office
One Newark Center
13th Floor
Newark, NJ 07102-5260
(201) 622-7900
NEW MEXICO
New Mexico State Office
625 Truman Street, NE
Albuquerque, NM 87110-6443
(505) 262-6303
NEW YORK (DOWNSTATE AREA)
New York State Office
26 Federal Plaza
New York, NY 10278-0068
(212) 264-3312
NEW YORK (UPSTATE AREA)
Buffalo Area Office
Lafayette Court
465 Main Street, Fifth Floor
Buffalo, NY 14203-1780
(716) 551-5719
NORTH CAROLINA
North Carolina State Office
Koger Building
2306 West Meadowview Road
Greensboro, NC 27407-3707
(910) 547-4038
NORTH DAKOTA
(See Colorado State Office)
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OHIO (EASTERN AREA)
Cleveland Area Office
Renaissance Building
1350 Euclid Avenue, Suite 500
Cleveland, OH 44115-1815
(216) 522-2700
OHIO (WESTERN AREA)
Ohio State Office
200 North High Street
Columbus, OH 43215-2499
(614) 469-5787
OKLAHOMA
Oklahoma State Office
500 West Main Street
Oklahoma City, OK 73102
(405) 553-7555
OREGON
Oregon State Office
Suite 700
400 Southwest Sixth Avenue
Portland, OR 97204-1632
(503) 326-2661
PENNSYLVANIA (EASTERN AREA)
Pennsylvania State Office
The Wanamaker Building
100 Penn Square East
Philadelphia, PA 19107-3390
(215) 656-0574
PENNSYLVANIA (WESTERN AREA)
Pittsburgh Area Office
412 Old Post Office Courthouse Building
7th and Grant Street
Pittsburgh, PA 15219-1906
(412) 644-6571
PUERTO RICO
Caribbean Office
New San Juan Office Building
159 Carlos E. Chardon Avenue
San Juan, PR 00918-1804
(809) 766-5252
RHODE ISLAND
Rhode Island State Office
10 Weybosset Street
Providence, RI 02903-3234
(4010 528-5370
SOUTH CAROLINA
South Carolina State Office
Strom Thurmond Federal Building
1835 Assembly Street
Columbia, SC 29201-2480
(803) 765-5831
SOUTH DAKOTA
(See Colorado State Office)
TENNESSEE (WESTERN AREA)
Tennessee State Office
Suite 200
251 Cumberland Bend Drive
Nashville, TN 37228-1803
(615) 736-5063
TENNESSEE (EASTERN AREA)
Knoxville Area Office
John J. Duncan Federal Building
710 Locust Street, Third Floor
Knoxville, TN 37902-2526
(615) 545-4389
TEXAS (NORTHERN AND WESTERN AREAS)
Texas State Office
1600 Throckmorton
P.O. Box 2905
Fort Worth, TX 76113-2905
(817) 885-5934
TEXAS (SOUTHEASTERN AREA)
Houston Area Office
Norfolk Tower
2211 Norfolk, Suite 200
Houston, TX 77098-4096
(714) 834-3235
TEXAS (SOUTHWESTERN AREA)
San Antonio Area Office
Washington Square
800 Dolorosa Street
San Antonio, TX 78207-4563
(210) 229-6783
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UTAH
(See Colorado State Office)
VERMONT
(See New Hampshire State Office)
VIRGINIA
Virginia State Office
The 3600 Centre
3600 West Broad Street
P.O. Box 90331
Richmond, VA 23230-0331
(804) 278-4559
WASHINGTON
Washington State Office
Seattle Federal Office Building
909 1st Avenue, Suite 200
Seattle, WA 98104-1000
(206) 220-5290
WEST VIRGINIA
West Virginia State Office
Kanawha Valley Building
405 Capitol Street, Suite 708
Charleston, WV 25301-1795
(304) 347-7057
WISCONSIN
Wisconsin State Office
Henry S. Reuss Federal Plaza
Suite 1380
310 West Wisconsin Avenue
Milwaukee, WI 53203-2289
(414) 297-1029
WYOMING
(See Colorado State Office)
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