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The Housing Choice Voucher Program (sometimes referred to as “Section 8”) is the largest federal low-income housing assistance program. Families are awarded vouchers to help pay the cost of renting housing on the open market. Because vouchers are provided to particular tenants to live where they choose, they are often referred to as “tenant-based” assistance. The voucher program is funded at the federal level by the U.S. Department of Housing and Urban Development (HUD). At the local level, the program is operated by Public Housing Authorities (PHA’s). The Section 8 program was established in 1974. In 1998 Congress merged the two components of the tenant-based Section 8 program - certificates and vouchers – into a single housing program (Housing Choice Voucher Program). There are thousands of housing authorities across the united stated and it’s territories and each administer different geographical jurisdictions. The Housing Authority makes monthly payments directly to the owner on behalf of the family. The “Housing Assistance Payment” is the difference between the tenant’s portion and the actual rent. The family negotiates directly with the landlord to secure rental accommodations that best suit their need. The unit must meet HUD Housing Quality Standards and pass inspection before a contract is executed between the Housing Authority and Landlord.

How do housing vouchers function?
The housing choice voucher program places the choice of housing in the hands of the individual family. A very low-income family is selected by the PHA to participate is encouraged to consider several housing choices to secure the best housing for the family needs. A housing voucher holder is advised of the unit size for which it is eligible based on family size and composition.

The housing unit selected by the family must meet an acceptable level of health and safety before the PHA can approve the unit. When the voucher holder finds a unit that it wishes to occupy and reaches an agreement with the landlord over the lease terms, the PHA must inspect the dwelling and determine that the rent requested is reasonable.

The PHA determines a payment standard that is the amount generally needed to rent a moderately-priced dwelling unit in the local housing market and that is used to calculate the amount of housing assistance a family will receive. However the payment standard does not limit and does not affect the amount of rent a landlord may charge or the family may pay. A family which receives a housing voucher can select a unit with a rent that is below or above the payment standard. The housing voucher family must pay 30% of its monthly adjusted gross income for rent and utilities, and if the unit rent is greater than the payment standard the family is required to pay the additional amount. By law, whenever a family moves to a new unit where the rent exceeds the payment standard, the family may not pay more than 40 percent of its adjusted monthly income for rent.

Who is eligible for vouchers?
Vouchers are a critical form of assistance for low-income families with children, the elderly, and the disabled. Federal rules ensure that vouchers are targeted at the families who need them most.

Is a landlord required to lease to a person that holds a Section 8 Voucher?
No. The Landlord may rent to anyone he wishes, provided he does not discriminate against race, color, sex, religion, national origin or familial status. At no time will the Housing Authority require a landlord to house a family. It is acceptable to have prospective tenants complete applications as a part of the landlord’s screening process as long as you do this for all families. The selection of tenants is at the discretion of the owner. It should be emphasized that the Housing Authority is not permitted to screen tenants for participation in the program. The PHA can only determine program eligibility. The Federal Regulations were written to place the responsibility of screening families on the landlord.

How much rent do vouchers cover?
A family with a voucher is generally required to contribute 30 percent of its income for rent and utilities. The voucher then pays the rest of those costs, up to a limit (called a "payment standard") set by the housing agency.

Are vouchers used only to help cover rental costs?
No. Vouchers are sometimes used to help with mortgage payments, enabling low-income families to purchase homes.

How much paperwork is involved?
Initial paperwork involves the landlord completing a Request for Tenancy Approval form, which indicates the address of the unit, the utilities the tenant is to pay and the monthly rent requested. The landlord and tenant will also negotiate and execute a lease agreement. After the unit has been inspected by our agency, the owner will sign a contract with the Housing Authority. The only other paperwork required is at the annual recertification. The lease is not binding until the unit passes inspection and the Housing Assistance Payment Contract has been executed by the landlord and the Housing Authority.

Can a landlord evict a tenant?
Yes. Providing proper legal notice, the owner may have a tenant evicted from their unit. The Housing Authority cannot evict a tenant from your unit. Written notice of the owner's intent to evict may be given, provided proof of non-payment of rent, damage beyond normal wear and tear, illegal use of the unit, etc., can be substantiated. The property owner MUST ADVISE the Housing Authority at the beginning of the eviction process by submitting a copy of the initial notice. The owner must adhere to local and state eviction laws in the eviction of Housing Choice Voucher tenants.

Must the housing meet any particular criteria?
Yes. First and foremost, the housing must be safe, decent and sanitary. Housing must also meet the PHA’s Housing Quality Standards. Click here for the Housing Quality Standards for the Chicago Area Program> - (Make the Self Inspection Checklist downloadable here). Also if you purchase Section 8 Leads today you will receive a FREE copy of the actual HUD Inspection Form used by the Section 8 Inspectors!!!

Is the owner responsible for the tenant’s utilities?
This decision is up to the owner, provided there is separate electric, water, and gas meters for the unit the tenant will occupy. Electric or water charges on a tenant’s meter which serves other tenants in the unit or complex are not permissible in the Housing Choice Voucher Program. The owner should transfer all tenant paid utilities in the tenant’s name.

How and when does the landlord receive his rental payments?
The Housing Authority makes every effort to assure payment is received by the owner on the first day of each month, via first class mail or direct deposit.

What is the involvement of the housing authority once the tenant has been housed?
The Housing Authority encourages all problems to be handled at the landlord/tenant level. The major purpose of the Housing Authority is to subsidize tenants. However, the Housing Authority will assist the landlord if he/she or the tenant is having a particular problem.