Section 8 Housing Choice Voucher Program Important Landlord - - PowerPoint PPT Presentation

• Section 8 Housing Choice Voucher Program
• Important Landlord Reminders
• Housing Choice Voucher Homeownership Program
• Project Based Voucher Program
• DHAP‐Ike Status Update

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• Question and Answer

Provide and professionally manage an adequate supply f f ff d bl h i f bl lit f l

• f safe, affordable housing of reasonable quality for low

to moderate income persons while administering programs that offer opportunities for residents to programs that offer opportunities for residents to advance in society. Be a leader and work in partnership with other agencies to enhance the quality of life of all with other agencies to enhance the quality of life of all persons of low to moderate income in the city.

Criminal History – No felony convictions or drug related charges

within the last 5 years (handled on a case by case basis)

N Vi l

t C i i l C i ti i th l t 5

No Violent Criminal Convictions in the last 5 years No Sex Crimes or Registered Sex Offenders are permitted No Criminal Behavior Patterns (handled on a case by case basis)

( y )

Must meet Citizenship requirements Preference – Must claim one or more of the following preferences

l d k h h k h

Employed working the minimum 13 ½ hours per week at the

state minimum wage or more

School or Job Training (full‐time student)

g ( )

Elderly (62 years or older ) Disabled (receiving social security disability benefits)

DRUGS: I understand that if suspected, or convicted of, the unlawful manufacture, distribution dispersion possession or use of a “controlled substance” while 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 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 The voucher you are issued today will be withdrawn if it is discovered that you are currently engaging in this type of activity What does that mean?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 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 y g j y current.

Number of Persons Very Low Income 1 $22 350 1 $22,350 2 $25,500 3 $28 700 3 $28,700 4 $31,900 5 $ 34,450 , 6 $37,000 7 $39,550 8 $42,100

Th f b id t d d i t d t i th V h i t b i d t The purpose of subsidy standards is to determine the Voucher size to be issued at the time of voucher issuance, new move ‐ ins, moves and reexaminations. The GHA does not determine who shares a bedroom/sleeping room but there must The GHA does not determine who shares a bedroom/sleeping room, but there must be at least one person per bedroom on the Voucher. The GHA’s subsidy standards for determining voucher size shall be applied in a manner consistent with Fair Housing guidelines. For subsidy standards an adult is a person 18 years or older. Subsidy standards relate to the number of bedrooms on the Voucher, not the family’s actual living arrangements. One bedroom will be generally assigned for each two family members, factors such f il h t i ti i l di l ti hi di l d th as family characteristics including sex, age or relationship, medical reason and the presence of a live‐in aide.

P f diff t ti f th it ( th th Persons of different generations, persons of the opposite sex (other than spouses), and unrelated adults should be allocated a separate bedroom. Foster children will be included in determining unit size only if they will be in the unit for more than 6 months. Live‐in attendants will be provided a separate bedroom and there income

• excluded. No additional room will we provided for the attendants family.

Single person families shall be allocated a 1 bedroom voucher. Children must be over the age of 5 years before they will require a separate Children must be over the age of 5 years before they will require a separate bedroom with exceptions made for persons with a disability.

Payment Standard (PS) The Payment Standard is used to calculate the housing assistance payment for a family. In accordance with HUD regulation, and at the PHA discretion, the Voucher Payment Standard amount b h b is set by the PHA between 90 percent and 110 percent of the HUD published FMR.

1 BEDROOM 741 2 BEDROOM 892 3 BEDROOM 1193 3 BEDROOM 1193 4 BEDROOM 1504

Galveston

Hit h k

Hitchcock Dickinson San Leon Bacliff Bacliff League City Some Houston Areas

Basic Concept: Instead of using voucher subsidy to help family with y p y rent, homeownership option allows first‐time homeowner to use voucher b d hl subsidy to meet monthly homeownership expenses

• Payment Standard determines subsidy in

Voucher Program g

• Family must pay at least total tenant payment

(TTP) or 30% of monthly adjusted income, and (TTP) or 30% of monthly adjusted income, and may pay more

• Monthly homeownership assistance payment is

Monthly homeownership assistance payment is calculated as the lesser of:

• Payment Standard minus TTP
• Payment Standard minus TTP
• Monthly homeownership expenses minus TTP

Family Eligibility: Family Eligibility:

• Must be a current voucher program participant or

p g p p eligible for admission to the housing choice voucher program

• Must be a First‐time Homeowner
• Must have an minimum Annual Income of $11,500

(Non‐disabled Family)

• Disabled Family: minimum Annual Income of

$8 088 $8,088

F il Eli ibili C ’d Family Eligibility Cont’d:

• Must be employed Full Time (not applicable

for elderly and disabled families)

• currently employed full‐time is defined as not less than an

average of 30 hours per 7 day week

• must have been continuously employed for at least one year

y p y y

• Must participate in the GHA Family Self‐Sufficiency

Program

S8V Homeownership Financing:

Option 1: Establishes minimum downpayment requirement

• a. 3 percent of sale price

b Family contribution toward down

• b. Family contribution toward down

payment: at least 1 percent of sale prices comes from family’spersonal prices comes from family spersonal resources (FSS Escrow Account)

Time limits do not apply to elderly or disabled families

• Maximum Term:
• a. 15 years if the initial mortgage has term of 20

y g g years or longer

• b. 10 years in all other cases

c Time limit applies from initial purchase

• c. Time limit applies from initial purchase

The GHA currently has 20 Section 8 Voucher Homeownership Program participants Homeownership Program participants

• The goal for 2010 is to enroll 20 participants into the

GHA Voucher Homeownership Program GHA Voucher Homeownership Program

• a. Enrollment initiatives will include presenting our

2nd Annual Homeownership Expo. (The 2009 Homeownership Expo was very successful in Homeownership Expo was very successful in informing GHA Housing Residents and Participants

• f the Homeownership opportunities available

thro gh the GHA) through the GHA)

• b. Mass mailing campaigns to conventional

Housing Choice Voucher Participants about the Housing Choice Voucher Participants about the availability and benefits of participating in the HCV Homeownership Program.

• c. Conducting Credit Repair one on one and group

counseling sessions (GHA Homeownership Coordinator is a HUD certified Homeownership Counselor)

• d. Assist potential participants in acquiring down

payment assistance through local and county funding sources

• e. Work with local Realtors to participate in the

GHA H hi P GHA Homeownership Program

• f. Conduct Financial Planning workshop and

g p continue to foster relationships with Mortgage Companies/Banks to participate in the GHA Homeownership Program Homeownership Program.

To Expand Homeownership Opportunities to Low- t M d t i (b l 80% f A M di to-Moderate income (below 80% of Area Median Income) Housing Choice Voucher Households who are not able to secure a traditional first mortgage.

• To Revitalize Neighborhoods through the acquiring
• To Revitalize Neighborhoods through the acquiring

and the rehabilitating of vacant properties that will be Leased with intent to purchase.

The Lease to Purchase program provides families ith H i Ch i V h t iti t with Housing Choice Vouchers opportunities to build down payment capital, while they are renting, prior to purchasing a home. p p g

• Lease Purchase programs are asset building
• pportunities for buyers with limited down
• pportunities for buyers with limited down

payment funds and/or poor credit histories.

The GHA model will combine family rental t ith th i H i Ch i V h payments with their Housing Choice Voucher through a standard yearly lease.

• The GHA will assist the family with development of

an escrow account to be used toward a down payment fund (likely $200-$400 monthly) for up to payment fund (likely $200-$400 monthly) for up to $15,000 or more. Example: Individual Development Account (IDA)

Through a 2-5 year rental period, families accrue it l d ti i t i d ti l d t capital and participate in educational endeavors to prepare for homeownership (budgeting, maintenance, credit repair, etc). , p , )

• After 2 to 5 years, families can exercise their

exclusive option to purchase the home from the exclusive option to purchase the home from the property owner if they so choose (as documented in the lease).

Family Benefits Family Benefits

• Down payment funds

S l P i f LP ti d t i d

• Sales Price of LP properties are determined up

front, thus affordability can also be determined up front!

• Ample time for homeownership counseling and

credit repair

• January to June of 2010 – program creation

H ld i f ti i ith l dl d Hold information sessions with area landlords, property owners and tenants

• July to December 2010 – Lease up the first 50

y p tenants.

• First Lease-Purchase Sales – December 2012 –

December 2013 December 2013

• Long Term Goal – 200 Families purchase

homes in the coming five years.

What is it?

The Project Based Voucher (PBV) program allows PHA’s that already administer a tenant-based voucher program under an Annual Contributions voucher program under an Annual Contributions Contract (ACC) with HUD to take up to 20% of its voucher program budget authority and attach the f di t ifi it th th i it f funding to specific units rather than using it for tenant-based assistance.

H i T Housing Types:

The PHA may attach PBV assistance for units in The PHA may attach PBV assistance for units in existing housing or for newly constructed or rehabilitated housing developed under and in d i h i accordance with an agreement to enter into a Housing Assistance Payments (HAP) contract that was executed prior to the start of construction. All p units must meet HUD Housing Quality Standards (HQS) inspection protocol requirements.

Cap on number of PBV Units:

The maximum number of units in a building that can receive PBV assistance during the term of the PBV HAP Contract is no more than 25% of the total number of dwelling units (assisted or unassisted) in the building.

PBV Sit S l ti St d d PBV Site Selection Standards:

The GHA will only consider proposals for existing, newly The GHA will only consider proposals for existing, newly constructed, or rehabilitated PBV housing sites or enter into a HAP Contract that are consistent with the goal of deconcentration of poverty and expanding housing and deconcentration of poverty and expanding housing and economic opportunities. The GHA will also explore inclusion of historical homes in the selection of sites for the PBV Program

Term of the PBV HAP Contract:

The PHA may enter into a HAP Contract with an

• wner for an initial term of no less than one year and

no more than five years. y

Selection of PBV Program Participants:

►

The GHA may select families for the PBV program from those who are participants in or have applied for admission to the tenant- pp voucher based voucher program.

►

Applicants for PBV assistance must meet the same eligibility requirements as applicants for the same eligibility requirements as applicants for the tenant-based voucher program.

Selection of PBV Program Participants:

►

The GHA will determine initial eligibility, screening for income and criminal background. ► The PBV Landlord should screen for suitability, y, including previous rental history, credit, etc.

►

The GHA will make referrals of participant families to PBV Participating properties and families to PBV Participating properties and Landlords.

P d GHA M d l Proposed GHA Model:

►

Convert 50 tenant-based vouchers to the PBV

►

Convert 50 tenant based vouchers to the PBV Program based on the following Local Preference categories:

F ll F ll ti St d t P f ti St d t P f P ti i t

• a. Full

Full-time Student Preference: time Student Preference: Participants or applicants who are enrolled full-time in Galveston College or other qualified institution of higher learning or job training program. g g j g p g

• b. Workforce Preference:

Workforce Preference: Applicants who work a minimum of 30 hours per week.

FEMA and HUD are extending the DHAP‐Ike program for

an additional two months, from March 13, 2010 an additional two months, from March 13, 2010 through May 27, 2010 – the latest date allowed by FEMA’s current grant authority. The original terms of DHAP‐Ike also apply to the DHAP‐Ike Extension.

Under the extension, FEMA and HUD will continue to

provide rental assistance for families for whom you have provide rental assistance for families for whom you have provide housing under DHAP‐Ike, subject to the Incremental Rent Transition (IRT) and Continuing Eligibility requirements.

In order for your tenant to continue receiving DHAP‐Ike

housing assistance payments under the extension, you housing assistance payments under the extension, you must execute the amendment to your current Disaster Rent Subsidy Contract (DRSC). After this amendment is executed, you will receive monthly housing assistance payments on behalf of your tenant under the same process used previously for the DHAP‐Ike program process used previously for the DHAP Ike program.

You must also ensure that you forward a current lease

for each of your DHAP‐Ike tenants to the GHA DHAP‐Ike for each of your DHAP Ike tenants to the GHA DHAP Ike

• ffices.

Submit the signed DRSC Amendment(s), 1 for each

tenant, no later than March 31, 2010.

Please contact the Galveston Housing Authority DHAP‐

Ik Offi 409 765 1970 i il Ike Office at 409‐765‐1970 or via email at:

DHAPLL3@ghatx.org to sign a DRSC Amendment for

each of your DHAP‐Ike tenants each of your DHAP Ike tenants.

Purpose: To ensure that all properties subsidized by the Purpose: To ensure that all properties subsidized by the Galveston Housing Authority comply with Housing Quality Standards (HQS) and International Building Codes as utilized By the City of Galveston as it relates to maintenance of the exterior site and neighborhood conditions of the property unit.

Assigned staff member or Contractor will conduct

Exterior Site and Neighborhood Inspection between 8:30 a.m. – 11:30 a.m. and 12:30 p.m. – 4:30 p. m.

Units NOT found to be in violation of Exterior Site and

Neighborhood conditions will be notated by the Inspector on his/her checklist.

When unit IS found to be in violation of Exterior Site

d N i hb h d diti th i t ill t k and Neighborhood conditions the inspector will take pictures of the violations and complete an Exterior Site an Neighborhood Checklist Inspection Form. g p

Inspection Clerk will provide landlord a copy of the

checklist form indicating violations and inform landlord

• f the timeline to correct discrepancies ( 72 hours from

date of violation).

Inspection Clerk will prepare notices and mail a copy to the

Owner/Landlord and tenant advising them of the cited deficiency.

Inspection Clerk will attempt to contact Owner/Landlords with cited Inspection Clerk will attempt to contact Owner/Landlords with cited

deficiencies via telephone or e‐mail and advise of deficiency cited and the re‐inspection date.

Follow‐up inspection will be conducted 72 hours from the date letter Follow‐up inspection will be conducted 72 hours from the date letter

mailed, e.g., letter sent on 10 Aug 09 follow up 17 Aug 09 or at such earlier time as the owner notifies GHA of deficiencies corrected.

Second violation performed as indicated in steps 3a – 3c but indicating Second violation performed as indicated in steps 3a – 3c, but indicating

in the letter a second violation and abatement date.

After second violation even if corrected, the property will stay on a

special watch period of 6 months (probation) However the unit must special watch period of 6 months (probation). However, the unit must receive an Exterior Inspection daily.

Abated units with two or more inspection violations

according to HUD/GHA guidelines must be signed off by M Manager.

Mail owner/landlord termination letter (Inspection Clerk) Mail tenant move out letter (Case Manager) Mail tenant move out letter (Case Manager). Retain copies of letters in participant and property files. Bar owners from future participation in HCV program who

p p p g have three or more units abated or terminated for non‐ compliance with HQS for reasons attributable to family’s care or use of unit care or use of unit.

Inspection Clerk will create a folder labeled “HCV Site

Exterior and Neighborhood Inspections”. These sub‐ folders will be created and named with each unit’s address that will contain all pictures of the properties address that will contain all pictures of the properties that are taken during the Exterior and Neighborhood Inspection, the lease violations, letters abatements and terminations.

• Purpose: To schedule drive by inspections that will allow

the Gal eston Ho sing A thorit (GHA) monitor nits the Galveston Housing Authority (GHA) monitor units leased under HCV and DHAP‐Ike Program. As part of the

• wner’s responsibility as stated in the HAP/DRSC contract “to

maintain the contract unit and the premises in accordance with the Housing Quality Standards (HQS)” and Housing Quality Standards part 8 General Health and Safety Owners will Standards part 8, General Health and Safety. Owners will be notified of any violations.

• Inspections are conducted Monday‐Friday 8:30 ‐4:30

Exterior of the building must

b d d be in good condition

If o ha e

indo bars the

If you have window bars, they

need to be on the outside and must have a keyless deadbolt as well (per fire code)

Front entrance doors must be

lockable with a keyless deadbolt deadbolt

Holes in floors allowing drafts or entry by vermin. Tripping hazards such as protruding nails, holes in carpets. Any unsafe condition such as sagging floors or unsafe

materials such as rotting wood or deteriorated tile materials such as rotting wood or deteriorated tile.

Roof leaks. Fences garages etc that are unsound and have safety Fences, garages, etc. that are unsound and have safety

hazards.

I i h ibili f h G l H i A h i h ll It is the responsibility of the Galveston Housing Authority to ensure that all properties that are participating in the DHAP program meet the Housing Quality Standards. The unit must pass this inspection before the owner can enroll in the program execute a contract or receive subsidy payments on enroll in the program, execute a contract, or receive subsidy payments on behalf of the tenants. There are six areas that the quality standards are accessed throughout the There are six areas that the quality standards are accessed throughout the inspection process which are:

Living Room Bedrooms Bedrooms Kitchen Bathroom Building Exterior Heating and Plumbing

Ceiling that is good condition Walls that are in good condition At least 2 electric outlets, or 1 outlet and 1

permanent overhead light

Floors that are in good condition At least 1 window A lock that works on all windows and doors

accessible from the outside

Ceilings, walls and floors in good condition At least 2 electric outlets or 1 outlet and 1

h d fi permanent overhead fixture

A lock that works on all windows and doors

a essible from o tside accessible from outside

At least one window in good condition that must be

• perable if designed to do so
• perable if designed to do so

Ceiling floors walls and if windows exist are to be in good

Ceiling, floors, walls, and if windows exist are to be in good condition

Space to store food At least 1 electric outlet and 1 permanent light fixture A stove (or range) and oven that works Space to prepare food Locks that work on all windows and doors Space to serve food (separate dining area is ok) Space to serve food (separate dining area is ok) Refrigerator that keeps temperature low enough so that food

won’t spoil

Sink with hot and cold running water

Ceiling floors and walls that are in good condition Ceiling, floors, and walls that are in good condition A window that opens or a working exhaust fan A lock that works on all windows and doors accessible from

A lock that works on all windows and doors accessible from the outside

A flush toilet that works Tub or shower with hot and cold running water At least 1 permanent overhead or wall light fixture Sink with hot and cold running water

Roof in good condition that does not leak with gutters and Roof in good condition that does not leak, with gutters and

downspouts if present, in good condition and securely attached to the building

Secure handrails on extended stairs, porches, balconies, or

decks that are 30 inches or more above ground

Exterior walls in good condition, with no large holes or

cracks that would let a great amount of air get inside

Foundation in good condition that has no serious leaks Foundation in good condition that has no serious leaks No serious leaning or defects in any chimneys

A plumbing system that is served by a approvable public or

A plumbing system that is served by a approvable public or private water supply system

A plumbing system that is connected to a approvable public or

private sewage disposal system

Some windows that open or some working ventilation or cooling

equipment that can provide air circulation during warm months equipment that can provide air circulation during warm months

Pipes that are in good condition, with no leaks or serious rust A water heater located, equipped, and installed in safe manner

, q pp ,

Enough heating equipment so that unit can be made comfortable

during cold months

*units built prior to 1978 and occupied by child under age 6

h b li hi i fl ki h lki

There must be no peeling, chipping, flaking, or chalking

paint on any painted surface in unit, common areas or

• exterior. There must be no rotting or deteriorated substrate
• exterior. There must be no rotting or deteriorated substrate

under painted surface

Missing or inoperable smoke detectors in each sleeping

t i t t ll l t d i id i i room, at a point centrally located in a corridor or area giving access to each separate sleeping area and on each level of unit including the basement g

Gas leaks and fumes