THE PROGRAM

The Section 8 Housing Choice Voucher Program, a voluntary program for both landlords and tenants, is a Federally Funded effort designed to assist eligible, very low-income families with their monthly rental housing payments.

HOW IT WORKS

A family whose income is 80% or less of the area's medium income, obtains certification to participate in the program from the Portsmouth Redevelopment and Housing Authority, then selects a rental unit (the owner of which is willing to participate in the program), and negotiates a lease. The Authority executes a  Housing Assistance Payment (HAP) contract and direct monthly payments are made to the landlord/property owner for the amount of rent, which the family cannot afford. Allowances are made for utilities not included in the rent; the HAP makes up the difference in total amount due. For example, if 30% of a family's gross monthly income is $100 and the rent, including utilities for the selected apartment is $350 per month, the tenant pays the landlord $100 and the remaining $250 is paid to the landlord by the Portsmouth Redevelopment  and Housing Authority through the Section 8 Housing Choice Voucher Program.

REQUIREMENTS

A family may either remain in their present rental unit or move to another. The following guidelines are applicable:

1.  Under the Housing Choice Voucher Program, the family's share of gross rent (rent to owner plus tenant-paid utilities) must not exceed 40 percent of the family's monthly adjusted  income. This rent restriction will not apply to a family that rents a unit for a gross rent at or below the Payment Standard for the family. The Portsmouth Redevelopment and Housing Authority will not approve a tenancy for initial  occupancy of a unit, if the family's share would exceed 40 percent of adjusted income. 

The Payment Standards for calculating subsidies for the Voucher Program are listed below:

                        Efficiency                   $823                One Bedroom             $865

                        Two Bedroom             $994                Three Bedroom           $1371

                        Four Bedroom             $1717

2.  The unit must be in decent, safe and sanitary condition (meets relevant HUD housing  quality standards).

3.  The minimum lease length is one year (the majority of leases under the program are written for this length of time).

4.  Owners determine the security deposit. The security deposit cannot exceed one month's rent.

LANDLORD/OWNER BENEFITS

Aside from the retention of good tenants perhaps otherwise unable to afford the unit, the program provides an owner or landlord with:

1.  Guaranteed rent, together with an opportunity to fill vacant units.

2.  There is no annual adjustment factor for the Housing Choice Voucher Program.  Rent increases are not limited by the Portsmouth Redevelopment and Housing Authority.  Rent increases have to be requested 60 days prior to the anniversary date of the lease.  A Rent Reasonableness test is performed to determine if rents are reasonable as compared to unassisted units. Tenants will pay rent increases.

3.   Incentive to rehabilitate substandard buildings.

4.   Contribution to the community by addressing a portion of very low-income housing needs through the utilization of existing housing stock.

5.  In exchange for these benefits, the landlord is requested to:

a.  Agree to an manual inspection by the Authority confirming housing quality  standards.

b.  Notify the tenant and Authority in writing of a proposed eviction, at least 20 days in advance, obtaining the Authority's authorization for such action.

c.  Comply with standard nondiscrimination and affirmative marketing requirements.

Note:
There are NO requirements to renegotiate a lease after its expiration if the owner or landlord is dissatisfied with the program. There are NO requirements to lease additional units under the program after leasing one.

Any type of rental housing qualifies, (single-family homes, apartments and mobile homes) provided it meets applicable program standards.