Lorain Metropolitan Housing Authority

APPLICANTS -- How to apply for the HCV (Section 8) Waiting List?

Applications are available at the receptionist desk of Lorain Metropolitan Housing Authority at 1600 Kansas Avenue, Lorain. Office hours are 8:00 - 4:00 Monday through Friday.

If you will be the only person living in your HCV (Section 8) unit, and you are NOT disabled or elderly, we will NOT accept your application at this time, because you will not be eligible to receive assistance unless there are NO elderly or disabled families on our waiting list.

The Applicant family must qualify for local preferences, based on current guidelines and the gross annual income of the family may not exceed the very low-income limits as established by HUD. If the family meets the requirements, they complete the application and come to the HCV (Section 8) office where they will be interviewed by the HCV (Section 8) Admissions personnel. The family must bring all documents as stated in the application instructions or the application will not be accepted at that time.

Applications will be accepted on Tuesday and Thursday from 9:00 - 11:00 a.m.
No appointment is necessary. Applications are not accepted by mail. Do not drop the application off at the office. You must be interviewed. Special accommodations may be made if requested by a person with disabilities.

What are the local preferences?

Please contact the HCV (Section 8) office for current requirements.

1. Are you a Veteran or current spouse or widow of a Veteran with an Honorable Discharge?
Must have proof of honorable discharge such as DD214

2. Do you live OR work in Lorain County?
Must have proof of address such as picture ID, pay stub, utility bill, etc.

3. Have you or your legal spouse been steadily employed for the past 90 days?
If you are disabled and collecting Social Security, SSI or SSD, answer yes to this question. If you are elderly (62 years of age or older), answer yes to this question.

Must have name, address, phone number of employer and pay stubs from the past 90 days, or a payroll printout from your employer. Disabled or Elderly must have proof of SS income.

4. Do you CURRENTLY live in a unit where the lease and/or utilities are in YOUR name or your spouse's name, AND have you paid more than 50% of your GROSS MONTHLY INCOME toward your rent and utilities for at least the past 3 months?
Must provide a copy of your lease, rent receipts, or proof of rent paid for the past 3 months. Must provide a 12-month billing history printout (utility bills are not accepted) for utilities that are in your name (electric, gas, water, and/or trash only). If you have zero income, or live in assisted housing and receive a utility reimbursement, you do not qualify for this preference. You CANNOT be residing with the landlord.

What are the income limits?
The Voucher program is for families with very low income. The income is the combined GROSS annual income of all family members 18 years of age or over (unless they are a dependent student). Documentation will be required for proof of income and full-time student status. The gross annual household income must be below:

For a family of	1........$21,750 per year	For a family of	5........$33,550 per year
	2........$24,850 per year		6........$36,000 per year
	3........$27,950 per year		7........$38,500 per year
	4........$31,050 per year		8........$41,000 per year

How soon is a HCV (Section 8) voucher issued after placement on the waiting list?
Where a person falls on the waiting list is based on two factors:
1. The number of preferences the applicant family has proven
2. The date and time of the application when it is accepted with all required documents

Very few people qualify for 3 or 4 preferences other than Veterans, but MANY people qualify for two preferences. Current applicants having 2 preferences may not receive a voucher for 2+ years. For those with 3 or 4 preferences, the wait is going to be several months if we have available vouchers to issue.

The applicant must notify the Admissions Office of any changes from the original application information, IN WRITING, within 14 days of the change. These changes could affect the applicant's status on the waiting list. Example: (1) If an applicant working 90 days received the working preference, they would lose that preference if they were off work more than 30 days; (2) If an applicant did not live or work in Lorain County and then moved here, they would gain the additional local preference. A change in preferences can move an applicant several hundred numbers up or down the waiting list.

We do not give persons their number on the waiting list, as this number changes every day by taking additional applications and changing the status of those already on the waiting list that report changes. The applicant will be notified in writing when they are invited to the orientation.

Does the HCV (Section 8) voucher program provide emergency housing?
NO emergency housing is available through the voucher program. Lorain Metropolitan Housing Authority also accepts applications for the Public Housing assistance program. The waiting list is not as long, and the applications are available at the reception desk also.

Does the applicant have to live in Lorain County when the voucher is issued?
If the applicant has lived in Lorain County for one year at the time of the orientation, the applicant has the option to have their voucher transferred to another housing authority anywhere in the United States. If the applicant DOES NOT live in Lorain County at the time of the orientation, the applicant must move to Lorain County and continue rental assistance for a minimum of one year before they qualify to transfer outside our jurisdiction.

Can a voucher holder lease from a relative and receive rental assistance?
The voucher holder CANNOT reside in a unit and receive rental assistance if that unit is owned by a mother, father, child, grandparent, grandchild, sister or brother of ANY MEMBER OF THE HCV (Section 8) PARTICIPANT's HOUSEHOLD. The Housing Authority may make an exception if it is determined that approving the rental of the unit owned by a relative would provide reasonable accommodation for a family member who is a person with disabilities.

How is a unit located?
The voucher holder is responsible for finding a unit suitable for their family's needs. The HCV (Section 8) department does maintain a list of available units and updates this list when landlords report additional units to us. It is recommended to look in the local newspapers, which daily advertise property for rent; drive through desirable neighborhoods and look for rental signs; check the yellow pages of the telephone book for listings of apartments and management companies. Tenants and families can also view thousands of HCV (Section 8) rentals with just a few clicks of their mouse for FREE at www.gosection8.com.

Who pays the Security Deposit?
The tenant is responsible to pay the landlord the requested amount of the security deposit directly. The tenant should discuss this matter with the prospective landlord to make sure they can afford this fee. The landlord may not charge a HCV (Section 8) participant any larger amount than the customary charge for unassisted rental units the landlord owns. SECTION 8 DOES NOT PROVIDE ASSISTANCE WITH SECURITY DEPOSITS, although some agencies in Lorain County do have monetary assistance available.

Can an owner evict a HCV (Section 8) rental assisted tenant?
Yes, the owner has the right to file for eviction when the tenant does not pay their portion of the rent. The owner may also file for eviction for violation of the lease provisions.

HOMEOWNERS - FAQ's

Does the HCV (Section 8) department screen the tenant?
The HCV (Section 8) department only qualifies the tenant to meet the program eligibility requirements. The Landlord is encouraged to screen prospective tenants for suitability. We have no past history for an applicant just receiving their voucher. If the participant has been on the program for a period of time, the staff may provide you with current and previous landlord information upon request. If the participant signs a release, we may also review the file and give the landlord information as to previous inspection findings, complaints or eviction information that exists in the file.

If I take one HCV (Section 8) tenant, do I have to take more?
No, the landlord should select tenants based on their suitability for the unit and any other criteria the landlord has for tenant selection.

Who pays the Security Deposit?
The landlord is responsible for collecting the security deposit directly from the tenant. It is encouraged to settle this arrangement prior to allowing the tenant to move into the unit. The security deposit amount must be reported to the HCV (Section 8) office if it is different than what was reported on the Request for Lease Approval Form. The landlord may not collect any more from a HCV (Section 8) tenant than would be collected from a tenant that is not receiving HCV (Section 8) rental assistance.

Does HCV (Section 8) pay for utility services?
No. The lease states the utilities that are to be the responsibility of the landlord and/or tenant. The HCV (Section 8) office requires the tenant to provide proof of service before the lease can be signed. The landlord is encouraged to require proof of service prior to allowing the tenant to move into the unit. If the owner allows the tenant to move into the unit and the tenant cannot obtain service in their name, no rental assistance will be paid on behalf of the tenant.

Can a Landlord charge a tenant for damages to the unit?
The landlord may charge reasonable fees for tenant-caused damage. It is encouraged that a landlord set up payment agreements with the tenant as soon as repairs are made and maintain a record of the payments. The security deposit may be used toward damages when a tenant vacates a unit. If normal attempts are unsuccessful to collect any excessive damage costs from the tenant, the landlord would then go through the court system just as a tenant that does not receive rental assistance from Section 8.

Can the Landlord collect a pet deposit from HCV (Section 8) tenants?
A pet deposit is acceptable as long as this is normal practice with all tenants. The landlord has the right to deny pets in the unit. Pet arrangements should be addressed in the lease.

Can the Landlord keep utility services in his/her name but charge the tenant?
NO. If the tenant is to pay for a utility service, there must be a separate meter for the tenant's unit when there are 2 or more units within the same building and the tenant must have this service connected in their name. If the Landlord wishes the utility to be registered in the Landlord's name, the rent requested for the unit should be adjusted accordingly for the anticipated cost. If the lease states the utility is the owner's responsibility, NO ADDITIONAL MONEY can be collected from the tenant no matter what the cost of the utility.

After the RFTA is submitted, can the Landlord or Tenant change their mind?
The Request for Tenancy Approval (RFTA) is not a binding contract. It is a document that is stating the owner and tenant have decided to enter into a rental agreement. Any time before both parties sign the lease, either party has the right to decide not to enter into the lease agreement.

Can the Landlord increase the rent of the HCV (Section 8) Tenant?
The Landlord cannot raise the rent during the first year of the lease. The Landlord also MUST NOT charge the tenant any more than the amount designated by HCV (Section 8) as the tenant portion. After the first year of the lease, the Landlord may request an increase by giving a 60-day written notice to the tenant and the HCV (Section 8) office. A rent reasonableness analysis will be performed, and the Landlord and tenant will be notified whether the amount will be accepted.

Can the Landlord evict a HCV (Section 8) participant?
Yes. The Landlord may file for eviction for nonpayment of rent or serious lease violation as governed by State or Local Laws. Copies of the eviction notices and findings MUST BE provided to the Section 8 department.

Can the Landlord have the HCV (Section 8) tenant sign an additional lease?
Eviction cases have been thrown out of court when two leases for the same tenant have been disclosed. If the Landlord wishes to add an addendum to the lease to address issues not found in the Lease or Tenancy Addendum, the Landlord MUST submit a copy of the signed document to the HCV (Section 8) office.