FREQUENTLY ASKED QUESTIONS FOR LANDLORDS

How do I become a Section 8 landlord?

To participate in the program, a landlord must enter into a Contract with AHA and a 12 month minimum lease with the participant (tenant). The rental unit must meet Federal Housing Quality Standards (HQS) and the Landlord must agree to maintain the property to continue to meet HQS during the term of the contract. In return, the Contract guarantees prompt payment of the Housing Authority’s monthly portion of the rent.

1. The participant searches for a unit and contacts the Landlord regarding an advertised unit 
2. The landlord screens the participant for suitability as a tenant.
3. If the landlord and tenant agree to proceed they will complete the Request for Tenancy Approval packet to notify the AHA. A lease that is filled out and unsigned must be submitted with the packet.
4. AHA reviews the information to determine if the unit is eligible for the tenant based on their income and rent reasonableness.
5. AHA schedules an inspection date and time; it is requested that all parties be at the inspection. 
6. When the unit passes inspection:
7. The Lease and Contract are executed.
8. The Participant is authorized move into the unit with rent subsidy when the following three items are complete:
9. The unit passes HQS inspection.
10. The lease is signed and dated by the Participant and Landlord.
11. The HAP Contract is signed and dated by the Landlord and Housing Authority.
12. AHA will direct deposit the Housing Assistance Payment (HAP) to the Landlord at the next scheduled check release date, after contract execution. 

Landlord Responsibilities

The Landlord manages the property, including:

• Tenant screening and selection.
• Setting the security deposit in accordance with the local market.
• Collecting the security deposit and rent.
• Executing the customary lease agreement.
• Periodic property inspection and property maintenance.
• Lease termination.

Can I collect a security deposit?

Yes, AHA encourages landlords to collect a security deposit, however AHA does not pay security deposits for its voucher holders. 

Who selects and screens the tenants?

Families determined eligible for participation in the Housing Choice Voucher Program are not screened for suitability as tenants. It is the landlord’s responsibility to screen and select a tenant for the unit. AHA strongly encourages prospective landlords to thoroughly screen all tenants.

How can I advertise my property for Section 8 tenants?

Landlords can advertise their available units on www.ColoradoHousingSearch.com; it is a free housing locator service jointly sponsored by Colorado Housing and Finance Authority (CHFA) and the Colorado Division of Housing with collaboration from multiple agencies as a public service to the residents of Colorado. Property owners and managers, including private landlords, can use this service to manage their property listings FREE of charge.

What are some of the benefits of being a Section 8 landlord?

• Housing Assistance Payments (HAP) is deposited directly to the owner or agent of the owner.
• Risks of rent default are reduced because the tenant’s portion of rent is based on income.
• The owner/landlord is responsible for screening tenants for a vacant unit. This allows the owner/landlord full discretion in tenant selection.
• Our biennial inspection can help you preserve your investment by identifying problems before they become costlier to correct or lead to disputes with the tenant. Our discovery of energy wasters like loose seals in the refrigerator can lower your monthly expense when corrected.

How much can I charge?

The contract rent must be reasonable in comparison to rent for other comparable unassisted (i.e., unsubsidized) units in the area as determined by AHA pursuant to federal regulations. AHA conducts ongoing rent evaluations to determine whether the proposed contract rent is reasonable. 

How does AHA determine whether the proposed contract rent is reasonable?

The U.S. Department of Housing and Urban Development (HUD) requires all public housing agencies to perform a rent reasonableness check before entering into a HAP contract or approving a contract rent increase. AHA uses a third-party vendor, coloradohousingsearch.com, for this process.

Rents charged for similar unassisted (i.e., unsubsidized) units (known as rent comparables) are compared to the proposed contract rent. If the comparable rent is equal to or higher than the proposed contract rent, AHA the unit is considered rent reasonable. If the comparable rent is less, AHA will notify the owner of their options, which include modifying the proposed contract rent to the same amount as the comparable rent.

May I increase the rent?

Owners may request an increase in the contract rent to take effect upon a new lease term. AHA will conduct a rent reasonableness evaluation to determine if the rent increase can be approved. To ensure your increase coincides with your new lease’s effective date, you must submit a completed Rent Increase request form, no later than 60 calendar days before the new lease’s effective date. You must receive AHA’s approval before the new contact rent can go into effect.

How do I advertise my available Section 8 units?

You can list your available units for rental, free of charge, on coloradohousingsearch.com

What are Housing Quality Standards?

Housing Quality Standards (HQS) are minimum inspection standards established by the U.S. Department of Housing and Urban Development (HUD) for all units receiving housing assistance under the HCV Section 8 Program.

To certify that any unit rented by a Section 8 voucher holder meets HQS standards, an inspection is conducted by NYCHA. Here are the types of inspections conducted:

• Rental (Initial) and Transfer Inspections are conducted prior to the voucher holder moving into the unit. AHA contacts the owner to schedule an inspection once the rental packet is accepted
• Biennial Inspections ensure continued compliance with HQS standards. These inspections are automatically scheduled by AHA
• Special Inspections are requested by the voucher holder as a result of outstanding hazardous conditions not repaired by the landlord
• Quality Control Inspections are conducted to ensure that HQS standards are enforced. These inspections are scheduled by a AHA supervisor

Below is a general list of inspection standards, intended to be used as a guide only. 

Rooms (General):

• The unit must have a living room, kitchen, bathroom, and one living/sleeping room for every two family members
• The sleeping area must be at least 80 square feet
• The living room can be used as a sleeping room
• Ceilings, walls, windows, and floors must be in good condition and have adequate heat

Electrical Outlets and Light Fixtures:

• Each bedroom must have either two electrical outlets or one outlet and one permanent light fixture

Kitchen and Bathroom:

• Must have a Ground Fault Circuit Interrupter (GFCI) outlet installed within 6 feet of a water source in the bathroom if the building was built or renovated after 1986. For kitchens, a GFCI outlet must be installed if the building was built or renovated after 1996
• Bathrooms require a permanent light fixture but an outlet is not required
• The kitchen requires a permanent outlet but a permanent light fixture is not required

Smoke Detectors:

• All units must have at least one working smoke detector that is battery operated, hardwired, or hardwired with a back-up battery on each level of the unit
• Must be installed on a ceiling or wall 4 to 12 inches from the ceiling
• If a tenant is hearing impaired, the alarm must be designed for hearing-impaired persons

Carbon Monoxide Detectors:

• All units must have a working carbon monoxide detector that is battery operated, hardwired, or hardwired with a back-up battery
• Must be installed in the unit within 15 feet of any sleeping area. This device cannot be installed in a bathroom or kitchen or within 5 feet of gas cooking appliances
• If a tenant is hearing impaired, the alarm must be designed for hearing-impaired persons

Windows and Window Guards:

• There must be a least one window that opens and closes in each room used for sleeping to provide ventilation and illumination. A skylight is acceptable if it can be opened
• Windows must also have permanently attached and adequate locks

Heat and Hot Water:

• Each unit must have an adequate source of heat and hot water, and hot water sources must meet established local building code minimum/maximum temperatures

What are the roles and responsibilities for tenants, landlords, the Housing Authority and HUD?

Once a PHA approves an eligible family's housing unit, the family and the landlord sign a lease and, at the same time, the landlord and the PHA sign a housing assistance payments contract that runs for the same term as the lease. This means that everyone -- tenant, landlord and PHA -- has obligations and responsibilities under the voucher program.

Tenant's Obligations:

When a family selects a housing unit, and the PHA approves the unit and lease, the family signs a lease with the landlord for at least one year. The tenant may be required to pay a security deposit to the landlord. After the first year the landlord may initiate a new lease or allow the family to remain in the unit on a month-to-month lease.

When the family is settled in a new home, the family is expected to comply with the lease and the program requirements, pay its share of rent on time, maintain the unit in good condition and notify the PHA of any changes in income or family composition.

Landlord's Obligations:

The role of the landlord in the voucher program is to provide decent, safe, and sanitary housing to a tenant at a reasonable rent. The dwelling unit must pass the program's housing quality standards and be maintained up to those standards as long as the owner receives housing assistance payments. In addition, the landlord is expected to provide the services agreed to as part of the lease signed with the tenant and the contract signed with the PHA.

Housing Authority's Obligations:

The PHA administers the voucher program locally. The PHA provides a family with the housing assistance that enables the family to seek out suitable housing and the PHA enters into a contract with the landlord to provide housing assistance payments on behalf of the family. If the landlord fails to meet the owner's obligations under the lease, the PHA has the right to terminate assistance payments. The PHA must reexamine the family's income and composition at least annually and must inspect each unit at least annually to ensure that it meets minimum housing quality standards.

HUD's Role:

To cover the cost of the program, HUD provides funds to allow PHAs to make housing assistance payments on behalf of the families. HUD also pays the PHA a fee for the costs of administering the program. When additional funds become available to assist new families, HUD invites PHAs to submit applications for funds for additional housing vouchers. Applications are then reviewed and funds awarded to the selected PHAs on a competitive basis. HUD monitors PHA administration of the program to ensure program rules are properly followed.