The Housing Choice Voucher is a subsidy needed to obtain public housing, also known as Section 8 housing, and is a federal program designed to allow low-income participants to find housing that meets their specific needs, such as location, accessibility, and school districts. Eligibility to the program will depend on annual gross income, family size, eligible immigration status or citizenship, background checks, and rental history as it pertains to a federally funded program. You can find eligible properties here. Visit the Applicant Portal to apply. Please know that you may be placed on a waiting list. For more information, read our Frequently Asked Questions.
How Does it Work?
A housing subsidy is paid to the landlord directly by PBCHA on behalf of the participant. The participant then pays the difference between the actual rent charged by the landlord and the amount subsidized by the program. Under certain circumstances, if authorized by PBCHA, a participant may use its voucher to purchase a modest home.
The housing unit selected by the family must meet an acceptable level of health and safety before PBCHA can approve the unit. When the voucher holder finds a unit that it wishes to occupy and reaches an agreement with the landlord over the lease terms, PBCHA must inspect the dwelling and determine that the rent requested is reasonable. For more information about inspections, see below.
PBCHA determines a payment standard that is the amount generally needed to rent a moderately-priced dwelling unit in the local housing market and that is used to calculate the amount of housing assistance a participant will receive. However the payment standard does not limit and does not affect the amount of rent a landlord may charge or the family may pay. A participant which receives a housing voucher can select a unit with a rent that is below or above the payment standard. The housing voucher participant must pay 30% of its monthly adjusted gross income for rent and utilities, and if the unit rent is greater than the payment standard the participant is required to pay the additional amount. By law, whenever a participant moves to a new unit where the rent exceeds the payment standard, they may not pay more than 40% of its adjusted monthly income for rent.
If you are a landlord looking to participant [click here for more information].
Roles - the tenant, the landlord, the housing agency and HUD
Once PBCHA approves an eligible applicant’s housing unit, the family and the landlord sign a lease and, at the same time, the landlord and PBCHA sign a housing assistance payments contract that runs for the same term as the lease. This means that everyone — tenant, landlord and PBCHA — has obligations and responsibilities under the voucher program.
Tenant’s Obligations: When an applicant selects a housing unit, and PBCHA approves the unit and lease, the applicant 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 applicant to remain in the unit on a month-to-month lease.
When you are settled in a new home, you are 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 PBCHA of any changes in income or your family composition. You will also need to cooperate with PBCHA for initial, annual, and complaint inspections.
Landlords Obligations: The role of the landlord in the voucher program is to provide decent, safe, and sanitary housing to a tenant at a reasonable rent. The dwelling unit must pass the program’s housing quality standards and be maintained up to those standards for 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 PBCHA. A landlord is also expected to cooperate with PBCHA on initial, annual and complaint inspections, including making necessary repairs within the prescribed time frame, and maintain the unit according to the city’s code requirements.
Housing Authority’s Obligations: PBCHA administers the voucher program. We provide an applicant with the housing assistance that enables the applicant to seek out suitable housing and PBCHA enters into a contract with the landlord to provide housing assistance payments on behalf of the applicant. If the landlord fails to meet the owner’s obligations under the lease, PBCHA has the right to terminate assistance payments. We must reexamine the applicant income and composition at least annually and must inspect each unit at least annually to ensure that it meets minimum housing quality standards.
HUD’s Role: To cover the cost of the program, HUD provides funds to allow public housing authorities to make housing assistance payments on behalf of the families. HUD also pays the local housing authority a fee for the costs of administering the program. When additional funds become available to assist new families, HUD invites housing authorities to submit applications for funds for additional housing vouchers. Applications are then reviewed, and funds awarded to the selected PHAs on a competitive basis. HUD monitors the housing authorities’ administration of the program to ensure program rules are properly followed.
Please note: The Housing Choice Voucher Program does not prohibit or inhibit the normal owner/tenant lease responsibilities as prescribed by State statutes. PBCHA acts only as a subsidy agent, paying a portion of the rent on behalf of the tenant, directly to the landlord, based on the family’s income. PBCHA does not interfere with normal landlord/tenant interrelationships. However, PBCHA may act as an arbitrator to help resolve problems and, upon written request, a Housing Specialist will counsel the family regarding a repeated problem the landlord may be experiencing with a tenant, only after the landlord has personally tried to resolve the matter themselves.
Benefits
Besides helping to pay for safe and sanitary housing, one of the great benefits of the Housing Choice Voucher Program is that rental assistance is portable, which means participants can move to another city, county or state across the country, with continued assistance.
- Portability gives participants a real choice as to where they live, as long as there is a housing authority that has a Housing Choice Voucher Program in the selected area.
- Participants wishing to move to another area must give PBCHA and their landlord a written 60-day notice. They must also provide PBCHA with the name, address, and phone number of the housing authority managing the program in the new location. .
- If transferring from PBCHA, participants must contact their assigned Housing Specialist to determine if they are eligible for transfer.
- If transferring to PBCHA, participants must contact their housing authority to determine eligibility and to request their current HA contact PBCHA.
Did You Know?
- Transfers may require re-verification of household income, family composition, and criminal background check
- The size of the voucher may change if the new housing authority issues a new voucher
- Each housing authority has its own policies and procedures
- Payment standards and utility allowances differ from one housing authority to another
- The amount of rent paid by the participant may differ from one are to the next
- Portability of your voucher is contingent on acceptance by the receiving Housing Authority
Currently on a waiting list for the Housing Choice Voucher Program?
Applicants on the waiting list must inform PBCHA of any changes to the application within 10 business days of the change. To report changes, complete the Waiting List Update Form, and submit with a legible copy of your photo ID. Failure to keep information updated could result in the removal of your application from the waiting list. Only the Head of Household can make changes to the application.
Resources:
- HCV Program Fact Sheet
- Submit a Fair Housing Complaint
- Fair Housing Booklet
- Housing Discrimination Hotline: (800) 669-9777
- Palm Beach County Income Limits
Forms:
- PBCHA Complaint Form
- HCV Briefing Packet
- Landlord Application Packet
- Change of Ownership
- Portability Packet
- Interim Change Form
- Rent Increase Request
- Notice of Intent to Vacate
- Voucher Extension Request Form
- Consent to Release Information
- RFTA Survey
Payment Standards and Utility Allowances:
Inspections
The Inspection Department at PBCHA ensures that all units subsidized under the Housing Choice Program meet the minimum standards of the Housing Quality Standards (HQS). To ensure HUD compliance, the Inspector must conduct the initial inspection of a unit prior to a tenant moving in.
Each unit rented to a Housing Choice Voucher holder must pass a Housing Quality Standards (HQS) inspection (24 CFR 982.401).
Types of Inspections
New Move (Initial) Inspection: An initial inspection is scheduled after a signed RFTA (Request for Tenancy Approval) packet is received.* The Inspection Department will contact the Property Owner to schedule the inspection. If the Property Owner is unable to schedule the appointment after two attempts have been made by the Inspection Department, the RFTA will be cancelled, and the participant will receive new moving papers. The initial inspection can only be scheduled between the Landlord and PBCHA, but tenants are welcome to attend the inspection.
PBCHA notifies Landlords of any deficiencies within 24-48 hours after the initial inspection. The Landlord must address the issues and contact PBCHA within 10 business days from the date of the failed inspection to schedule a re-inspection. If a re-inspection is not scheduled within the allotted time, the process will terminate, and PBCHA will issue participant new moving papers.
Annual Inspections: PBCHA will notify the participant of the annual inspection appointment via U.S. mail. An adult household member must be present during the annual inspection. If an adult cannot be present during the inspection, the participant can reschedule the inspection for up to seven days from the original appointment. PBCHA will automatically schedule a new appointment if an adult member of the household fails to attend the scheduled or rescheduled appointment. If an adult representative of the household, approved by PBCHA, fails to attend two scheduled inspections the participant family will be in violation of the Family Obligations and the termination process will begin.
If the unit fails an inspection, the Landlord and/or participant must make the necessary repairs within 10 business days. If the necessary repairs are not done within the time allotted, and the Landlord is responsible for the repairs, the Housing Assistance Payment will be withheld until the unit passes inspection. If the participant is responsible for the repairs, PBCHA will begin the termination process. (Note: For failed inspections due to utilities turned off, participants have 24 hours to show proof of reinstatement).
Re-Inspections: PBCHA conducts re-inspections to ensure HQS repairs have been done. The Landlord must notify PBCHA of repairs that have been completed when the repairs are the Landlord’s responsibility. HAP will be withheld if repairs and re-inspection have not been completed within 10 business days. If repairs are the responsibility of the participant, and are not completed during allotted time, PBCHA will begin the termination process. If the unit is not accessible to PBCHA to perform the re-inspection, it will be considered a violation of the Family Obligations and the termination process will begin. The Landlord or landlord representative must always participate in re-inspections.
Complaint Inspections: Complaint inspections will be scheduled according to the Inspection Department’s availability, and the urgency of the complaint. PBCHA encourages Landlords to be present during a complaint inspection.
Become a Housing Choice Voucher Landlord
Through the Housing Choice Voucher (HCV) Program, PBCHA issues a voucher to an income-qualified participant, who finds a unit in the private market to rent. If the unit meets the Housing Quality Standards (HQS), PBCHA pays a portion of the rent directly to the landlord. The following sections show the steps to landlord participation:
When a PBCHA client has found a housing unit that is satisfactory, they must negotiate a residential lease with the landlord. To do this, the landlord must first agree to participate in the HCV Program. The rent for the unit must be reasonable, according to area comparables. If the landlord agrees to participate in the program and to lease their unit, the landlord and client should conduct a joint inspection of the unit to determine its current condition.
The landlord must meet the lease requirements as set by PBCHA and submit the Electronic RTA, which includes the following:
- Request for Tenancy Approval
- Tenancy Addendum
- Owner’s Certification
- Management Agreement, if applicable
- Lead Based Paint Disclosure Statement
The Electronic RTA can be found here.
Once you, the landlord, and the client have completed your sections, PBCHA will provide the remainder of the packet, which will collect your financial information for direct deposit of housing assistance payments.
If approved, an inspection of the rental unit will be conducted within five-to-10 business days. If the unit meets Housing Quality Standards (HQS), set by federal regulations and the U.S. Department of Housing and Urban Development (HUD), and Opportunity Home and the owner have agreed on a monthly contract rent amount, the lease will be approved. The family may move in once the unit has passed inspection and their current lease has expired.
A Housing Assistance Payments Contract (known as a HAP Contract) must be signed by the Landlord and Opportunity Home. This contract runs concurrently with the lease agreement signed between the landlord and the assisted family. Payment of the family’s portion of rent will begin on the effective date of the contract and lease. A family can remain on the Housing Choice Voucher Program if they continue to be eligible and fulfill their obligations under the federal regulations of the program.
For more information, contact us.
PBCHA does not maintain a property listing database. Landlords may submit their listings of available units through the free service offered by AffordableHousing.com. This service allows tenants, landlords and PBCHA to easily access information on available units. For an additional fee, landlords may upload pictures of their available properties.