The Housing Choice Voucher, often referred to as Section 8, is a formidable program accessing and safeguarding affordable housing. But while getting your voucher is a great first step on the road to opening the door of your very own home, that journey can prove pretty complicated. The key to success is knowing the rules of your voucher, searching strategically and working wisely through approval. This comprehensive guide goes step-by-step along the way to locate an offered home that is really a match for you and your family.
Decode Your Voucher First
First step before you even scroll through a single listing, is familiarity with your own voucher. This is a technical document that guides your mapping and misunderstanding its limits is one of the biggest reasons searches fail.
1. Know Your Numbers: A voucher will grant you a specifically approved number of bedrooms based on your household size. Stay away from smaller or significantly larger units as no one is going to approve them.
2. Know Payment Standards: The Public Housing Authority set a "Payment Standard" for your area which is the maximum subsidy that they will be paying. If the rent exceeds this benchmark, it will require you to pay all of that difference out of pocket which may be a burden. Be sure to check with your PHA on what the local payment standard is before you get too attached.
3. Watch the Clock: Since vouchers have a set search window of usually 60 to 120 days. Be aware of your expiration date and search accordingly so that you do not miss out on the advert containing your help.
Launch a Targeted Search
The challenge is often actually a landlord that will accept vouchers. You’ll waste your time by being scattered — best to stick with these proven channels.
1. Leverage PHA Resources: The Public Housing Authority in your area is a great resource. Many keep a list of landlords and properties that have successfully rented to voucher holders before. This allows you to quickly filter your search for willing owners.
2. Know the Online Filters: Major rent sites such as Zillow, Apartments.com, and AffordableHousing.com, and sure at here housinginfos.com. Search for income restricted Search by keywords like "Section 8 Accepted", "HCV Welcome". Remember that some landlords will take vouchers but not state it, so never be shy to make a polite phone call as this can sometimes open doors.
3. Go Local: Peel through community bulletin boards, local newspapers and nonprofit housing organizations. More commonly, smaller "mom-and-pop" landlords willing to accept vouchers post in these oldies but goodies.
Screen Properties Like an Inspector
If you see a potential place to live, your job is do a preliminary walk-through before calling in the PHA. It saves all parties time and disappointment.
1. Verify Affordability: Ensure that the asking rent you are there to pay is at or below your voucher's payment standard. IF its a little more, talk to your PHA if they will still allow that through "rent reasonableness" but be prepared with an alternative.
2. Identify Red Flags: The unit must go through an extensive Housing Quality Standards (HQS) inspection. When you tour, take note of deal-breakers such as water leaks, broken windows or missing smoke detectors; pest infestations; and electrical issues. If you identify severe issues, the unit will probably not pass inspection—so unless the landlord puts in writing that he or she will repair it right away, it's best to walk away.
Navigate the Approval Process
The formal process begins when you and a landlord agree to proceed. Being as orderly here is key to a smooth change.
1. Submit the RTA: The landlord has to fill out a "Request for Tenancy Approval" (RTA)— This is where you provide the PHA with lease information and rent for their first look. This form must be completed in full and accurately, or else processing of your request will take longer.
2. HQS Inspection (Passed): A Housing Quality Standards inspection will be scheduled by the PHA to determine whether or not this is a safe, sanitary and decent unit. If it does not pass, the landlord a second opportunity to comply by scheduling an inspection and hopefully passing. Do not move in or pay any rent until the unit clears this inspection and you have a signed HAP contract.
3. Sign the Lease: Once you pass inspection in your new unit, you'll help work with the landlord to sign a lease and then have PHA also sign off on a Housing Assistance Payments (HAP) contract. Needless to say, that is when the subsidy payments will start.
Protect Yourself and Your Voucher
The housing hunt makes you an easy target. Your safety and the security of your benefits should always come first.
1. Steer Clear of Con Artists: Be extremely suspicious of anyone who offers to help you get a voucher faster, puts you at the top on a waiting list or guarantees approval for money. The PHAs do not charge for these services. If you cannot view the physical property, then never pay an application fee to someone who puts pressure on you for cash.
2. Be Aware of Your Rights: In many states, it is illegal for landlords to discriminate against tenants based on their source of income (like a Section 8 voucher). If you think the only reason that housing opportunity is being denied to you because of your voucher, reach out to a fair housing agency in your area.
3. Stay in Line: Be sure that you make your rent payments on time, keep the unit up to code and report any income or family size changes to your PHA right away once you're settled into the new place. They can also terminate your assistance if you do not follow the program rules.
