Housing Choice Voucher Program - Property Owners


 

The purpose of the Request for Tenancy Approval Form (RTA) is to determine if the rent will qualify within the household’s income guidelines.  Every rental unit is different as is each household’s income.  The rent may qualify for one family but not another. 

 

Before completing the RTA form here’s, what you need to know:

 

  • If a client has a Request for Tenancy Approval, they have funding.
  • MMHA only checks for income eligibility.  Property Owners, landlords, and or agents should continue with your routine screening process of tenants. Although MMHA does complete a criminal screen, not all arrests will result in a tenant to be ineligible.
  • Simply filling out the RTA is no guarantee KMHA will be assisting with rent. The unit will need to meet the potential tenants qualifying household income, and pass the inspection.  MMHA will also verify ownership of the rental unit before a contract is executed.
  • Property owners, landlords or agents should fill out the RTA for a particular unit for one tenant only.

 

Instructions for Completing the Request for Tenancy Approval (RTA)

 

  • Include the name of utility company in the appropriate column on page one.
  • Mark gas / electric, etc. on page one for the heating, cooking and hot water heater.
  • The “Paid By” column for each utility should be marked with a “T” if tenant will be paying or “O” if owner will be paying. 
  • Tenant and Property Owners, landlords and or agents both need to sign page 2 and 5 in the designated areas. The owner’s information should reflect the name and address to be used on the contract. 

 

It is important to complete all information on the RTA.  Failure to do so will delay payment.

PROPERTY OWNER RESPONSIBILITIES / LANDLORD RESPONSIBILITIES

     - Screen families

     - Comply with fair housing laws, do not discriminate against a family

     - Provide proof of legal ownership

     - Maintain housing unit to meet HUD’s minimum housing quality standards

     - Comply with terms of Housing Assistance Payments Contract

     - Collect rent due by the family and enforce the lease

     - Do not require the family to pay additional amounts not specified in the lease

     - Notify MMHA when the unit is vacant

     - Notify MMHA of your desire to sell the unit

     - Certify they are not related to the family  

TENANT RESPONSIBILITIES
     - Comply with all program rules and regulations and all family obligations

     - Provide complete and accurate information to MMHA

     - Sign and submit consent forms for obtaining information

     - Find a suitable place to live that meets program standards

     - Attend all scheduled appointments

     - Allow MMHA to inspect the unit

     - Allow landlord to enter assisted unit to complete necessary repairs

     - Comply with terms of the lease with owner and HUD’s tenancy addendum

     - Pay rent on time and utilities your responsible for in service

     - Report maintenance problems in a timely manner

     - Not commit any serious or repeated violation of the lease

 

It is important for tenants to remember to take care when choosing a unit because the HAP (Housing Assistance Payment) Contract will be issued for one year. During this year, tenants are not eligible to move. Tenants may not rent from relatives. Ownership of the unit will be verified by Morrow Metropolitan Housing Authority before a contract is executed. 

Once a unit has passed inspection, Morrow Metropolitan Housing Authority will issue both parties the mandatory information and the HAP contract is executed. Morrow Metropolitan Housing Authority cannot begin a contract or pay rent on a tenant’s behalf until the unit has passed inspection.  All paperwork is deemed complete when all parties have returned the necessary documentation.  Payments are not issued until all paperwork is received. 

The Morrow Metropolitan Housing Authority offers the convenience of directly depositing Housing Assistance Payments (HAP) into bank accounts chosen by landlords, property owners and agents.  This method of payment not only eliminates the need to make a trip to the bank, but it is an easy means of receiving the housing assistance payment quickly and safely.  Payments are issued the first business day of each month, unless otherwise noted by Morrow Metropolitan Housing Authority.  

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. 
Rent Reasonableness Form

 

Reasonable rent is defined as a rent to owner that is not more than rent charged:               

 

  • For a comparable units in the private unassisted market.  
  • For comparable unassisted units in the premises.   Factors considered in each test are:  
  • Unit size (square footage)
  • Age (year built)
  • Quality (includes quality of workmanship)
  • Unit type (single family, duplex, mobile home, etc.)
  • Location (site and neighborhood, access to public services, etc.)
  • Amenities (carpet, ceramic floors, air conditioning, central heat, insulation, washer & dryer hook ups, etc.)
  • Housing services provided
  • Maintenance provided
  • Utilities (does the landlord furnish water, stove, refrigerator, etc.)   The purpose of Rent Reasonableness is to assure that:  
  • 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.
  • The program does not have the effect of inflating rents in the community.  

 

 

Program participants are recertified each year. As a result of this process and in most cases, the rent portion will change at this time.  The housing authority maintains a tracking system and the tenants are notified of the upcoming annual review approximately three months in advance.  Morrow Metropolitan Housing Authority will mail the notice to the tenant and the landlord.  It will be requested that the family complete paperwork and return it by a designated date. 

As the paperwork is received back in the office, verifications are sent.  These verifications include but are not limited to: employers and other income sources, agencies providing cash and non cash assistance, financial information, medical expenses, child care costs and enrollment in educational institutions. 

As all verifications are received a complete review of the family file takes place and all information imputed to calculate the new rent portion.  The results are sent to the tenant and the landlord.  Morrow Metropolitan Housing Authority will make notification of these results at least 30 days prior to the date of the change. 

In keeping with MMHA Administration Plan, office appointments are made with a percentage of program participants to assure quality.  Should a recertification interview be scheduled it is required that the head of household, designated family member or representative with power of attorney attend.  If it is necessary to reschedule, notification must be made at least 24 hours prior to the meeting time.

HUD regulations permit program participants to move with continued assistance to another unit within the PHA’s jurisdiction or to a unit outside the jurisdiction under Portability procedures.  The regulations also allow each housing authority the discretion to develop policies which define limitations and restrictions.  (MMHA Administration Plan) 

 

A tenant may move to a different unit with assistance if the lease for the current home has ended because the housing authority or landlord has terminated the contract, the owner has breached housing authority guidelines or by family request.

 

It is required that the tenant give a 30 day notice to move to the current landlord with a copy to Morrow Metropolitan Housing Authority so that a move voucher can be issued.  The housing authority is also required give homeowners a 30 day notice which means that payment will be made for the current home for the following month in which the notice is received.  For example, if a notice is received anytime in June, payment will be made to the current landlord for July and in a new home, August 1.  Moves are not allowed in the first year of a contract.  It is understood that there are circumstances that warrant a premature change and these situations will be handled on a case by case basis with the tenant, home owner and housing authority all involved in the resolution.  

 

Morrow Metropolitan Housing Authority denies permission to move if the family is currently in violation of program obligations, owes the housing authority money or has moved within a twelve month period.  Some circumstances that may provide an exception to these are: 

 

  • the family now needs accessible housing or reasonable accommodation for a family member 
  • domestic violence has occurred in the household 
  • relocation is necessary because of employment, health or education opportunities 

 

At the time that the notice to move is received a 60 day voucher will be issued to the family and a termination letter sent to the current landlord.  The tenant will return voucher paperwork to the housing authority and begin searching for a new home.  A Request for Tenancy form will be provided with the voucher paperwork so that the tenant can provide it to the new landlord.  The information on this form will allow for a rent calculation to be completed.  After the calculation is complete, an inspection will be scheduled and a contract completed.  

The Morrow Metropolitan Housing Authority, Housing Choice Voucher Program (HCVP) offers the convenience of directly depositing Housing Assistance Payments (HAP) into bank accounts chosen by landlords, property owners, and agents.  This method of payment eliminates the need to make a trip to the bank, and is an easy means of receiving the payment quickly and securely.  Remittance advice confirming the details of the payment is faxed or emailed at your request only.  HAP payments are only made via direct deposit, no exceptions. 

To setup your direct deposit account, please complete the Direct Deposit Authorization Form.  You may fax, email or drop off the form.  Please note, if you are new to the HCVP program, this is included in the packet of information we will supply to you.  

If you need to make changes to your Direct Deposit Account, please complete a new Direct Deposit Authorization form.    

Thank you for advising us of your recent purchase. Please complete the Transfer of Ownership Form and W-9 form .  You must also return a copy of the Closing/ Settlement Statement or a certified copy or copy of the deed with an Affidavit of Ownership with your Transfer of Ownership Package.  This is the initial step in establishing your relationship Morrow Metropolitan Housing Authority.  Once the Transfer of Ownership Package is completed and returned to our office, a fax or email will be sent containing the remainder documentation to be completed which is and not limited to the following:  

 

  • New Owner Agreement
  • Landlord Fraud/Abuse Certification
  • Landlord Certification
  • Landlord Authorization and Statistical Information
  • HAP Contract
  • Copy of your lease with existing tenant
  • Authorization for Direct Deposit 

 

Please note ALL the above information will need to be returned to Morrow Metropolitan Housing Authority’s Office prior to receiving any rental payments.  The payment will remain on a “hold” status and will not be released until all documentation is signed, returned, and complete.  We ask that you have all documentation completed within 15 days of ownership

Housing Choice Voucher Program - Property Owner Responsibilities / Landlord Responsibilities

 

  • Screen families
  • Comply with fair housing laws, do not discriminate against a family
  • Provide proof of legal ownership
  • Maintain housing unit to meet HUD’s minimum housing quality standards
  • Comply with terms of Housing Assistance Payments Contract
  • Collect rent due by the family and enforce the lease
  • Do not require the family to pay additional amounts not specified in the lease
  • Notify MMHA when the unit is vacant
  • Notify MMHA of your desire to sell the unit
  • Certify they are not related to the family

Housing Choice Voucher Program - Tenant Responsibilities

 

  • Comply with all program rules and regulations and all family obligations
  • Provide complete and accurate information to MMHA
  • Sign and submit consent forms for obtaining information
  • Find a suitable place to live that meets program standards
  • Attend all scheduled appointments
  • Allow MMHA to inspect the unit
  • Allow landlord to enter assisted unit to complete necessary repairs
  • Comply with terms of the lease with owner and HUD’s tenancy addendum
  • Pay rent on time and utilities your responsible for in service
  • Report maintenance problems in a timely manner
  • Not commit any serious or repeated violation of the lease