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FAQ - Landlord related Questions

  

DISCLAIMER: While these answers here are believed to be correct and according to HAMC / HUD policy, every situation is different and many factors may influence each individual situation. All HAMC decisions and rules must conform to federal, state and local laws, as well as HUD policy and approved HAMC operational guidelines. These answers are intended as only a guide to help the reader understand our usual responses to simple questions received from the public.

Notices:

Note: An online copy of the Landlord handbook is available here.

Notice to landlords: Effective 3/1/2009 HAMC will adjust Payment Standards for Housing Choice Vouchers (Section 8) to reflect current market rents. For more information and new rental values, see item L18 below.

Questions:

L1. I have a house/apartment that I would like to rent to voucher holders. What do I do?

Use the website GOsection8.com   to list your rental property.

L2. Does HAMC have an listing of “authorized” rental units available for voucher holders? Can you send me possible tenants?

No. There is no list of units specifically approved for Section 8. There is no such thing as a “pre-approved” Section 8 unit. BY law, HAMC cannot suggest any unit to any voucher holder. We cannot point a tenant to any landlord.

L3. Do I need to do a background check on a Section 8 tenant?

Yes. HAMC does not screen your tenant for you.

L4. Does my unit meet HUD requirements? What kind of inspection do you do?

More information is available on our Inspection Information page.

L5. How do I determine rent?

HAMC determines the rent portion the tenant pays and the portion Housing pays.

You may request a contract rent that is compatible with the rental market in your area. If it is too high for a specific client we will contact you and give you the choice of accepting a lower contract or not.

L6. How long does it take for the tenant to move in?

A participant family can move in as soon as the unit passes the Housing Quality Inspection and they are not under a current lease agreement.

L7. When will I get my first check? How are payments made?

It may take 30-60 days to receive your first Housing Assistance Payment. After that, we send payments out on the first of each month. Beginning October 1, 2008 all Housing Assistance Payments will be made by Direct Deposit.

L8. What kind of information do I have to provide to HAMC?

  • Proof of ownership
  • Social Security number or Tax ID Number
  • Copy of Management Agreement. if applicable

L9. What does the contract look like? Can I use my own? Can I see it?

There is a sample copy of the Housing Assistance Payments (HAP) Contract in the Landlord Handbook. (Link to Landlord Handbook). As for the Lease Agreement: You must use whatever lease form you would normally use. A copy of that signed lease agreement must be provided to HAMC.

L10. My tenant has not paid his/her portion of the rent? What do I do?

HAMC cannot give legal advice. What would you do if the tenant was not
subsidized? Provide copies of any notices or correspondence you give to the
tenant to HAMC also.

L11. My tenant moved out without notification. What do I do?

Notify HAMC immediately so that housing assistance may be stopped.

L12. My tenant has damaged the unit. What do I do? Will HAMC pay for the damage?

If a tenant damages the unit or violates a lease agreement, the landlord must treat that tenant as they would any non-subsidized tenant. The only difference in the eviction process is that the landlord must send copies of all legal notices to HAMC.
The tenant is responsible for all damages. Report documented damages to HAMC.

L13. My tenant’s sister (or mother, brother, boyfriend, etc…) is staying in the unit also. Now what? Is this legal?

Only those persons authorized by HAMC and listed on the HAP contract may reside in the unit. It is YOUR responsibility to uphold the terms of the HAP contract and the lease agreement. Take whatever steps you deem necessary.

L14. I need to raise the rent. What do I do?

After the initial 12 month HAP Contract ends, you may request a rent increase with a 60-day written notice of rent proposed rent increase to the tenant and to HAMC (Example: Contract ends April 30th, Notice of Proposed Rent Increase sent to tenant and HAMC no later than March 1st.). HAMC must approve the rent increase. If it is approved you will be notified in writing. If it is not approvable, you will be given the opportunity to adjust the requested rent.

L15. What is the HUD ‘rent comparables’ (or rent reasonableness) policy?

Contract rent must be comparable/reasonable to at least three comparable non-assisted units in the immediate area of the unit.

L16. There is an error in my monthly rent payment or I did not receive a check from HAMC. Who do I call?

Contact the case worker whose name appears on the notice.

L17.  Can HAMC provide me with any information about my tenant?  I know that he/she had a voucher in another property before wanting to rent with me.

According to HUD and HAMC policy, we can provide prospective landlords with the following information from our records, if requested: a. the family’s current address; b. the name and address of the current or previous landlord; c. reported information regarding evictions or damage in prior rental units.   Be aware that we cannot offer opinion as to the suitability of the tenant or the veracity of any claims/statements described in those records.

L18. What are "Payment Standards" and "Fair Market Rents"? What are the current HAMC payment standards?

Payment Standards are based on the Fair Market Rents (FMRs), and must be within 90% - 110% of the FMRs. Fair Market Rent (FMR) is the combination of rent and tenant-paid utilities used for participants in the Housing Choice Voucher (Section 8) Program. FMRs are adjusted annually by HUD to reflect the area's current market rents. Payment Standards are used to calculate the maximum amount of the housing subsidy that HAMC will pay on behalf of a family. Rents on the Voucher Program may NOT exceed the Payment Standard (rent plus utility expense). Effective March 1, 2009, HAMC Payment Standards will be as follows: 0 bedrooms = $624, 1 bedroom = $727, 2 bedrooms = $877, 3 bedrooms = $1277, 4 bedrooms = $1495 and 5 bedrooms = $1645.

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Disclaimer: The information in the FAQ sections is deemed to be reliable, but in some cases it may vary because of specific factors not considered here. In all matters, any application, agreement, authorization form, or contractual obligation is subject to state and federal laws, HUD regulations and the terms of the documents signed with applicants, tenants and landlords. The answers provided here are intended only as a guide intended to cover many common questions received on a daily basis from the public. Please consult a HAMC case worker or manager for more information. If an official position is required on any case (contract, tenant, landlord, applicant), it will be determined based upon the history and situation of that specific case according to policy stipulated in the HAMC Operations Manual approved by the Board of Commissioners.