The family is responsible for paying the difference between the housing authority’s payment amount and the total rent to owner for the unit. It is the owner’s responsibility to collect any portion of the rent payable by the family.

• When you are contacted by a prospective renter, evaluate him or her as you would any other renter.
• Make sure that your tenant selection standards are based on objective, business-related considerations, such as previous history of nonpayment, damage to property, or disturbance of neighbors.
• Owners must apply the same standards of tenant selection to any family that applies, whether the family is a prospective Section 8 renter or not. Tenant selection must not be based upon race, color, age, religion, sex, familial status, disability, or any other discriminatory factors.
• The housing authority does not screen families for their suitability as renters. That is the job of the owner.

You should treat your tenants as you would any other renter, and enforce your lease. Your cooperation is essential to the housing authority being able to serve you and any family you may select as a renter. Please notify us if the tenant is violated their lease and make sure to give us a copy of any notification you give to the tenant or any notices given to you by the court.

During the term of the lease, the owner may terminate tenancy only for:

• Serious or repeated violations of the terms and conditions of the lease, including, but not limited to, failure to pay rent or other amounts due under the lease.

• Violations of federal, state, or local law that impose obligation on the tenant in connection with the use or occupancy of the unit or premises.

Other good causes, such as the following:

• Failure by the family to accept the offer of a new or revised lease.

• Family history of disturbances of neighbors, destruction of property, or living or house keeping habits resulting in damage to the unit or premises.

• The owner’s desire to use the unit for personal or family use or for non-residential purposes.

• Business or economic reasons, such as sale of the property, renovation of the unit, or a desire to lease the unit at a higher rent.

The owner may not terminate for “good cause” during the initial term of the lease unless the cause is something that the family did or failed to do. At the end of the initial term or at the end of any successive definite term, the owner may terminate the lease without cause.

Family Rent to Owner: The amount payable monthly by a family as rent to an owner in a Section 8 program.

Gross Rent: The sum of the rent to owner plus any utility allowance. If there are no tenant-paid utilities the gross rent equals the rent to owner.

Rent to Owner: The monthly rent payable to the owner under lease. Rent to owner includes payments for any services, maintenance, and utilities to be provided by the owner in accordance with the lease.

Head of Household: The person who assumes legal and financial responsibility for a household and is listed on the housing application as its head.

Housing Assistance Payment (HAP): The monthly assistance payment by the housing authority.

Housing Assistance Payments (HAP) Contract: A written agreement between a housing authority and an owner for the purpose of providing housing assistance payments to the owner on behalf of an eligible family.

Housing Quality Standards (HQS): The HUD minimum quality standards for housing assisted under the Section 8 program.

Premises: The building or complex in which a unit is located, including common areas and grounds.

A rent to owner that is not more than either:

1) The rent charged for comparable units in the private unassisted market or

2) The rent charged by the owner for a comparable unassisted unit in the building or on the premises.

3) Rent Reasonableness: At the time of the inspection, the inspector will also be evaluating the rent reasonableness of the housing unit. The proposed rent will be compared to the rent for other units on the market of similar size, features, and amenities.

Although there are no HUD “ceilings” on the rents charged in the Voucher Program, rents must still be reasonable and comparable to those charged for similar unassisted units. The PHA bases the determination of reasonableness and comparability on the unit inspection report and rental market information.

PHA Disapproval of Tenancies: If the family chooses a unit with a gross rent greater than the payment standard and their share exceeds 40% of their monthly adjusted income, the PHA is not permitted to approve tenancy.

If you decide to participate in the program, be prepared to furnish proof that the property taxes are current. This is one of AHA’s requirements for the program.

We will begin making payments to you after the tenancy has been approved and the Housing Assistance Contract has been signed. Payments will be deposited directly into a bank account of your choosing. Payments will be made on or about the first business day of each month and will continue as long as the following conditions are met:

• The unit meets Housing Quality Standards

• The tenant is eligible for assistance

• The tenant resides in the unit

• The owner is in compliance with the contract

Even though a family is determined by the housing authority to be eligible for the program, the owner must approve the tenant as a suitable renter. The housing authority knows that the owner has approved a family when a Request for Tenancy Approval form is submitted.

It is the owner’s responsibility to screen families who are interested in renting their units. Owners should:

Consider a family’s background regarding factors such as:

• Paying rent and utility bills

• Caring for property

• Respecting the rights of others to peaceful enjoyment of their residences

• Engaging in drug-related criminal activity or other criminal activity that is a threat to life, safety, or the property of others

• Compliance with other essential conditions of tenancy