Welcome to the Central Virginia Housing Coalition (CVHC) Landlord Briefing. The information that follows is intended to help you as an owner decide if you want to become a participating landlord in the Housing Choice Voucher Program (HCVP) and to explain your responsibilities should you choose to do so. If you are not familiar with Virginia Landlord-Tenant Law, please take this opportunity to visit Rappahannock Legal Services website to educate yourself. Becoming a landlord through the HCVP does not eliminate your responsibility to work within the legal system should the need arise.
BACKGROUND
The Housing Choice Voucher Program is federally funded through the Department of Housing and Urban Development . CVHC subcontracts with the Virginia Housing Development Authority (VHDA) to administer the program. Landlords receive the Housing Assistance Payment (HAP) directly from VHDA. Checks are generally received on or about the first of each month. In some cases, you may receive your first check mid-month, but subsequent checks will be received on the first. Direct Deposit is available and encouraged.
The HCVP does not provide free housing. The amount of assistance a family receives is based on 30% of the adjusted household income. In addition, an allowance for utilities is factored into the rent calculation. Consider the following example:
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Head of Household - 3 children/income from wages $16,040 annually
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$1440 dependent deduction/$2600 annual child care expense
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$16040 income
- 4040 deductions
$12000/12=$1000 x .30=$300 |
$1250 monthly rent
+ 150 utility allowance
$1400 gross rent |
$1400 gross rent
- 300 family share
$1100 VHDA Housing Assistance Payment |
$1250
-1100
$ 150 tenant rent |
Use this information when you evaluate a family’s rental application. VHDA may pay all of the rent, but in most cases the family is responsible for a portion of the rental payment.
A family’s eligibility for assistance through the HCVP is not a guarantee that the family will be good tenants. Consider the following excerpt from the VHDA Operations Manual:
Policy 639: OWNER RESPONSIBILITY FOR SCREENING FAMILIES
EFFECTIVE DATE: July 1996 |
Owners are permitted and encouraged to screen families on the basis of their tenancy histories. An owner may consider a family’s background with respect to such factors as:
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Payment of rent and utility bills
- Caring for a unit and premises
- Respecting the rights of others to the peaceful enjoyment of their housing
- Drug-related criminal activity or other criminal activity that is a threat to the life, safety, or property of others
- Compliance with other essential conditions of tenancy
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Owners are encouraged to screen applicants carefully. Use an application form and request rental references. The amount and source of income should be included to help you determine the approximate portion of rent the family will owe. Ask yourself if the family will have sufficient income to care for the property even if VHDA is paying all of the rent. Is the income from a steady source? Keep in mind, if a family’s income changes, so will their portion of rent.
What follows outlines the information that can be provided by the housing office if an owner requests it.
Policy 550:
PROVIDING INFORMATION ABOUT FAMILY TO OWNER
EFFECTIVE DATE: March 2002 |
The selection of a family for program participation is not a representation by the Administrative Agent about the family’s expected behavior or suitability for tenancy. Determining tenant suitability is the housing owner’s responsibility. Owners are permitted and encouraged to screen families on the basis of their history as tenants. An owner may consider a family’s background with respect to such factors as:
- Payment of rent and utility bills;
- Caring for a unit and premises;
- Respecting the rights of others to the peaceful enjoyment of their housing;
- Drug related criminal activity or other criminal activity that is a threat to life;
- Safety or property of others (criminal convictions are a matter of public record); and
- Compliance with other essential conditions of tenancy.
To assist the owner in obtaining this information, the Administrative Agent must give the owner:
- The family’s current address, as shown in the housing agency records; and
- The name and address, if known, of the landlord at the family’s current and prior address; and
The Administrative Agent may offer the owner other information in their possession about the family, including information about the tenancy history of family members, or about drug trafficking by family members. This information will include at a minimum:
- Information on amounts the PHA paid to an owner under a HAP contract for rent, damages to the unit, or other amounts owed by the family under the lease; and
- Information on the tenant rent portion that is not paid to the owner.
This information may be provided to a person authorized by the owner to screen tenants and/or lease the unit.
In certain types of admissions, such as those involving persons moving due to domestic violence or participation in the witness protection program, the Administrative Agent must exercise caution and discretion in the release of this information.
An Administrative Agent must provide a copy of this policy to all owners via the inspection results, which are sent directly to owners. This policy must also be provided to applicants at the briefing session.
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You do not have to accept a family who receives assistance through the HCVP but make sure to screen all applications using the same criteria. Please click here for the following information that briefly discusses the HUD Fair Housing Policy.
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