SECTION 8 RENTAL ASSISTANCE PROGRAM

Section 8 Facts Section 8 is a federally funded housing program that provides rental assistance to eligible families, based on their family size and household income. This assistance provides families with alternative housing choices and opportunities to achieve economic independence and self-sufficiency.

The U. S. Department of Housing Urban Development (HUD) determines the rules and regulations for the (S-8) program. Housing authorities are provided some latitude in establishing its own policies and procedures, which are found in the S-8 Administrative Plan.

Success of this program depends on the Mobile Housing Board's (MHB) ability to contract with property managers and owners, who have units that meet HUD’s minimum housing quality standards of decent, safe, and sanitary. Many low-and very-low income families, regardless of size, rely on persons like you who are willing to participate in the S-8 program. Their financial status may prevent them from keeping pace with rising rental housing costs. Participating families include elderly persons, disabled persons, single persons with no dependents, working families, and families with no income.

Each family must meet HUD’s income limits, in order to qualify for assistance.

Current HUD established income limits are as follows:

1-Person family        $17,350
2-Person family        $19,800
3-Person family        $22,300
4-Person family        $24,750

5-Person family      $26,750
6-Person family      $28,700
7-Person family      $30,700
8-Person family      $32,650

Waiting List The Mobile Housing Board will take applications on an “as needed basis” depending on the length of the waiting list and available funding. EXCEPTION: The S-8 waiting list will always remain open for those persons who qualify as “homeless”, per definition provided in Section IV of the Section 8 Administrative Plan, and for those persons participating in “The Bridge Assistance Program thru Mobile Community Action in Prichard, AL. Written documentation, from a City agency (i.e. Police department, homeless/temporary shelters, Catholic Social Services, Department of Human Resources (DHR), etc.) will be required to verify a homeless status. The Section 8 waiting list will not be merged with other waiting lists.

Decisions to close the waiting list, restrict intake, or open the waiting list will be publicly announced.

MHB Responsibilities S-8 is a three-way partnership between the family, the owner/landlord and the housing authority. In order for the program to work the MHB must do the following:

1) accept applications
     2)     determine eligibility of applicants
     3)     issue housing choice vouchers—includes briefings
     4)     recruit owners/landlords
     5)     inspect/re-inspect units—initially and at least annually
     6)     approve leases and the owner
     7)     make timely housing assistance payments
     8)     ensure continued eligibility of family
     9)     ensure compliance of rules and regulations by owners and families
   10)     offer and conduct hearings

Landlord Responsibilities   Owners/landlords must:

     1)    screen families
     2)   comply with fair housing laws—do not discriminate against any family
     3) provide proof of legal ownership
     4)    maintain housing unit to meet HUD’s minimum housing quality standards
    5)    comply with terms of Housing Assistance Payments Contract
     6)   collect rent due by the family—enforce the lease
     7)    do not require the family to pay additional amounts not specified in the lease
     8)    notify the HA when unit is vacant
     9)    notify HA of your desire to sell the unit
   10)    certify they are not related to the family

Program Family Responsibilities The participating family must

    1)      comply with all program rules and regulations and all family obligations
    2)      provide complete and accurate information to the HA
    3)      sign and submit consent forms for obtaining information
    4)      find a suitable place to live that meets program standards
    5)      attend all scheduled appointments
    6)      allow HA to inspect the unit
    7)    allow landlord to enter assisted unit to complete necessary repairs
    8)      comply with terms of the lease with owner and HUD’s tenancy addendum
    9)      pay rent on time
  10)      report maintenance problems in a timely manner
  11)      not commit any serious or repeated violation of the lease

Unit Inspections Housing Quality Standards (HQS) have been set by HUD to assisted units meet minimum health and safety standards. HQS consists of a) performance requirements, and b) acceptability criteria or HUD approved variations in the acceptability criteria. Please contact the HA for a copy of Form HUD 52580 (Inspection Form). The MHB requires additional standards in compliance with local City code and Fire code, as it relates to window screens, screen doors, smoke alarms, etc.

What are the Most Common Fail Items?

   1)   inoperable smoke alarms (batteries dead or missing)
   2)   missing or cracked electrical outlet cover plates
   3)   railings not present where required (handrails for steps most commonly required)
   4)   deteriorated paint surfaces (i.e. peeling, cracking, flaking paint on exterior and interior surfaces
         (lead-based paint is an issue for all units built prior to 1-1-78, specifically with a child under age 6
         in the family)
   5)   tripping hazards caused by permanently installed floor coverings (carpet/vinyl)
   6)   cracked or broken window panes
   7)   inoperable burners on stoves or inoperable range hoods
   8)   missing burner control knobs
   9)   defective refrigerator gaskets (broken seal allowing air to escape)
10)   leaking faucets or other plumbing
11)   no temperature/pressure relief valve on water heaters
12)   no insulation around front and back doors (ensure no outside light can be seen when doors are closed)

How Much Rent Can I Get?

The chart below reflects housing choice voucher payment standards used by the MHB, minus full utility allowances (all utilities paid by the family). The results are base rents that can be paid for each size unit. These figures do not take into account the families income, bedroom size authorized, and Rent Reasonablenss. Rent reasonableness definitely plays a major role in the final determination of the maximum rent payable.

	0-BR	1-BR	2-BR	3-BR	4-BR	5-BR	6-BR
Payment Std	$540	$575	$649	$850	$1,003	$1,153	$1,195
Minus Utilities	$109	$153	$194	$234	$286	$326	$368
Base Rent	$431	$422	$455	$616	$717	$827	$827

Several factors determine the maximum amount of rent payable for a S-8 assisted unit;
1) rent reasonableness, discussed below, 2) family size, 3) family income.

IMPORTANT: HUD RESTRICTS FAMILIES ASSISTED IN ANY UNIT FOR THE FIRST TIME FROM PAYING RENT AND UTILITIES THAT EXCEED 40% OF THEIR MONTHLY ADJUSTED INCOMES!!

What is Rent Reasonableness?    HUD requires a rent reasonableness test be conducted on each unit and is essential to the successful operation of the S-8 program. Reasonable rent is defined as a rent to owner that is not more than rent charged:
1)    for comparable units in the private unassisted market; and
2)    for comparable unassisted units in the premises

Factors considered in each test are:

    1)    unit size       (square footage)
    2)   age              (year built)
    3) quality          (includes quality of workmanship)
    4)    unit type      (single family, duplex, mobile home, etc)
    5)   location       (site and neighborhood, access to public services, etc.)
    6)    amenities    (carpet, ceramic floors, air conditioning, central heat, insulation,
                             washer & dryer hookups, etc)
    7)    housing services provided
    8)    maintenance provided
    9)    utilities        (does the landlord furnish water, stove, refrigerator, etc)

The purpose of Rent Reasonableness is to assure that:

1) a fair rent is paid for units selected for participation in the S-8 program, (the rent charged for
assisted units may not exceed rents for unassisted units); and

2) the program does not have the effect of inflating rents in the community

Phone (251) 434-2252 email: