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What application does a Section 8 landlord fill out?
When people refer to an application for a Section 8 landlord to fill out, they are talking about the Housing Assistance Payment Contract (HAP). In order to complete a section 8 housing application you must go to your local housing authority. Housing choice vouchers are administered by local public housing authorities (PHA), of which there are several around the nation. Vouchers come as either project-based or tenant-based — see below for more details. The Department of Housing and Urban Development (HUD) supports PHAs, and your local PHA will help you arrange Section 8 housing.
You meet other criteria on assets and family composition. Because the section 8 housing program is guaranteed rent, a lot of landlords are learning how to become a section 8 landlord. HUD allocates funds to a Housing Authority to administer the program locally and then that PHA pays the landlord the remainder of the rent over the tenant’s portion, subject to a cap referred to as “Fair Market Rent” (FMR) which is determined by HUD. Each year, the federal government looks at the rents being charged for privately owned apartments in different communities, as well as the costs of utilities (heat, electricity, etc.) in those communities. The “Fair Market Rents” are an estimate of the average gross rents (rents plus utilities) for medium-quality apartments of different sizes in a particular community. As an example, 2012 FMR for 1 bedroom housing in San Francisco is $1522 and in New York is $1280 while in many other places it is less than $500. The landlord cannot charge a Section 8 tenant more than a reasonable rent and cannot accept payments outside the contract. In addition, a Section 8 landlord, although required to meet fair housing laws, are not required to participate in the Section 8 program. Tenants in this program have unfortunately gained the reputation of being unruly, because of this, some landlords will not accept a Section 8 tenant. This can be attributed to such factors as: not wanting the government involved in their business, such as having a full inspection of their premises by government workers for HUD’s Housing Quality Standards (HQS) and the possible remediations required fear that a Section 8 tenant or their children will not properly maintain the premises a desire to charge a rent for the unit above FMR unwillingness to initiate judicial action for eviction of a tenant (HUD requires that Section 8 tenants can only be evicted by judicial action, even where state law allows other procedures) Depending on state laws, refusing to rent to a tenant solely for the reason that they have Section 8 may be illegal.
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