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Housing Choice Voucher Programs
Landlord/Manager Guide
What's in it for the Landlord?
- Reduced turnover. Voucher holders can afford to rent for longer periods of time because the VHA adjusts its payment when a tenant's financial situation changes. (e.g., loss/change of job, etc.)
- Dependable and timely payments. VHA payments are mailed directly to the landlord the first day of each month.
- Increased options. Landlords select and approve the tenant of their choice. The landlord may choose to rent to non-Voucher holders at any time.
- Flexibility. Landlords determine the length of the lease (month to month, 6 month, l year, etc.) that is right for them.
- Tenant incentives to maintain property. In addition to losing their security deposit, Voucher holders risk losing continued housing assistance if the property is damaged at move-out.
- Landlord support. Experienced specialists familiar with your tenant are available to assist you with questions and issues regarding your lease with the Voucher holder.
- Timely updates. Participating landlords receive quarterly newsletters with helpful information such as the latest changes in rental laws, landlord rights, upcoming seminars, and maintenance tips that could save you time and money.
- Free advertising. Since VHA provides a list of available properties to participants, you increase your rental unit's market exposure at no cost to you.
About the Program:
MYTH: Voucher holders cannot be charged the same security deposit as in the open market.
FACT: Participating landlords may charge the same security deposit as in the open rental market. For unfurnished units, the security deposit can be twice the monthly rent.
MYTH: Housing Voucher Program leases go on and on.
FACT: Leases are determined by the landlord and revert to month to month after the initial term. The landlord has the option of entering into a second lease with the tenant if he/she so desires.
MYTH: Once a family is on the Housing Voucher Program, they can add anyone they want to the household.
FACT: Voucher holders must get permission from both the landlord and the VHA before adding another person.
MYTH: Units rented to Voucher holders have to meet higher standards than those for other tenants.
FACT: The standard is the same. Housing Quality Standards follow California State law and cover the same health and safety issues.
MYTH: The Vacaville Housing Authority inspects units participating in the program only once a year.
FACT: In the open market, California State law prohibits entering a rental unit solely to inspect it. For properties participating in the program, however, special inspections may be requested (when warranted) by either the landlord or the Voucher holder.
MYTH: Voucher holders cannot be evicted.
FACT: Any legal notice, including eviction, may be served on a Voucher holder, the same as in the open rental market.
MYTH: In the event of a legal eviction, landlords do not receive their subsidy payment.
FACT: Because the VHA's portion of the rent is considered an "assistance payment" and not rent, a landlord can continue to receive the subsidy payment throughout the eviction process and even through the end of the month in which the family moves out of the unit.
Housing Choice Voucher FAQ
What is the Housing Choice Voucher
Program?
The Housing Choice Voucher Program is a federally funded program managed by the City of Vacaville Housing Authority (VHA). This updated version of the Section 8 program better addresses issues and concerns identified by landlords.
Many Voucher holders are families who receive income from a combination of sources because they are elderly, disabled, attend school, or work in jobs where they just don't earn enough to support themselves or their family. The program helps low-income households by subsidizing their rents.
The subsidy payments, made directly to the landlord, are usually the difference between a percentage of tenant income and the payment standard established for housing units by bedroom size.
How the Program Works
Housing Assistance Payments Contract (HAP): Written agreement between the VHA and the landlord that includes the initial amount of rent paid by the VHA to the landlord.
Lease: Written agreement between the landlord and Voucher holder for renting housing unit for a specific length of time, in agreement with the HAP Contract. Includes rent amounts, notification requirements, and landlord and Voucher holder responsibilities. Provided by the landlord.
Voucher: Document issued by VHA that describes Voucher holders' obligations for participating in the program.
What advantages does the VHA offer?
Consider the following:
Tenant information. Landlords are offered the names, addresses, and phone numbers, when known, for as many as three previous landlords. Also, current credit reports are available for many Voucher holders. This saves you time and money.
Annual inspections. While California State law prohibits entering a rental unit solely for inspection, VHA inspects properties participating in the program every year to make sure they meet basic health and safety standards. Participating landlords are invited to attend.
Free advertising. VHA may help reduce your costs and your vacancy rate since properties participating in the program receive extra market exposure at no cost to you.
Does the program restrict how much I
can charge for a security deposit?
No. The landlord can charge the same security deposit allowable by California State law. For unfurnished units, for example, the security deposit may be up to twice the monthly rent.
Is there a maximum rent that may be
charged?
No. The only requirement is that the rent be reasonable for the size, type, and location of unit. The Housing Choice Voucher Program has no rent "cap". Participating households choose their own housing and pay the difference between the subsidy amount and the monthly rent. After the initial lease term (which is determined by the landlord), rent can be raised according to the rental agreement and State law.
How can I tell if my housing is
eligible?
Any type of housing may be rented- apartments, houses, mobile homes, etc.- as long as the unit is located within Vacaville city limits, meets basic health and safety standards, and the rent is reasonable for the size, type, and location of unit.
What are the landlords'
responsibilities?
The rights and responsibilities of a landlord under the Housing Choice Voucher Program are the same as in the open market. The landlord:
- screens and selects the tenant
- collects the family's portion of the rent
- maintains the unit and makes necessary repairs
- insures tenant and landlord obey the terms of the lease
- may evict the tenant for breaking the rules of the lease
- obeys Fair Housing laws
How can I participate?
Please call the Vacaville Housing Authority at (707) 449-5675 to learn more about the program and its advantages or to get answers to any questions you may have. Housing specialists are available Monday through Friday from 8:30am to 5:00pm.
The City of Vacaville Department of Housing and Redevelopment provides its programs and services in a non-discriminatory manner and is an Equal Opportunity/Affirmative Action Employer.
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