Cumberland County Housing Authority

Families participating in the Housing Choice Voucher Program are free to choose any rental housing that meets the US Department of Housing and Urban Development's (HUD) Housing Quality Standards (HQS) and rents for an amount the Housing Authority of Cumberland County determines is reasonable for the condition and location of the property. Rent for housing units leased under the Voucher program must be comparable to rents for unassisted units of similar condition, size, and location. The Housing Authority conducts periodic surveys of unassisted units and maintains this listing in a computer system to demonstrate comparable rents.

The family's share of the rent is calculated by the Housing Authority of Cumberland County using HUD prescribed formulas. On the Voucher program the Housing Authority's portion of rent is pre-set. This amount is based upon the family's income and the Payment Standard for the family size. The Payment Standard is established by the Housing Authority and is based on the cost of housing and utilities for this area. The difference between the monthly rent and the Housing Authority's share is paid by the family directly to the landlord on a monthly basis. The family share of rent plus utilities paid by the tenant cannot exceed 40% of the family's monthly adjusted income.

A prospective tenant holding a Voucher may approach you or your available unit may be listed with the Housing Authority. A family applies to the agency to enroll in the program ("Family" also includes elderly, disabled, and displaced persons who live alone.)

The Housing Authority determines the family's eligibility (certifies the family) to participate in the Section 8 program. The Housing Authority does not, however, screen Voucher holders for their suitability as tenants. Owners should do their own screening and follow the same non-discriminatory procedures they would for a non-assisted applicant applying to rent their property. The family has 60 days from the time that their voucher is issued to choose a place that meets program housing standards and rent reasonable limits. Their present dwelling may quality, too.

If the applicant meets the owner's screening criteria, the owner and prospective tenant complete and sign the Request for Lease Approval (see attachments) which is given to the tenant by the Housing Authority. This is submitted to the Housing Authority for approval.

The Housing Authority must determine if the unit passes the Housing Quality Standards (HQS) to quality for the Section 8 program. An inspection of the unit by the Housing Authority Inspector is done. If the unit does not pass this inspection, a reasonable time will be given to make the required repairs.

Because of the limited amount of time, the Housing Authority cannot do pre-inspections. The following is a checklist of items that most frequently cause a unit to fail. This is not the entire inspection, but only a limited checklist for landlords.

If the lease and unit meet the program requirements and after the assistance payment is calculated, the Housing Authority will enter into a Housing Assistance Payments (HAP) Contract with the owner and the family will enter into a lease with the owner.

After the HAP contract and lease are signed, payment from the Housing Authority to the owner begin and continue as long as the family continues to meet eligibility criteria and the housing unit qualifies under the program. The agency pays you part of the rent each month and the family pays you the balance.

Needed are properties geared for disabled renters. If you have a property to list please e-mail your listing to cgraver@cchra.com or call 717-249-1315 or 1-866-683-5907 extension 114 so that it can be placed on our available properties for rent list.

CAN AN OCCUPANT STAY IN HIS PRESENT UNIT AND STILL GET ASSISTANCE? Yes! If the occupant is eligible, the unit meets minimum standards, and the rent, plus utilities to be paid directly by the tenant, is at or below Rent Reasonableness limits.

WHAT IS RENT REASONABLENESS? Rent Reasonableness is a test to assure that a fair rent is paid for its units selected for participation in the Section 8 Program and that the program does not have the effect of inflating rents in the community. The Housing Authority must document on a case-by-case basis that the approved rent is reasonable based on current rents for comparable unassisted units. Rent reasonableness determinations must be made before the Housing Authority approves the initial rent to the owner. Total gross rent (contract rent plus utilities paid by tenant) may never exceed reasonable rent.

WHAT KIND OF HOUSING IS ELIGIBLE? Any type of rental housing....single family dwelling to high rise.

HOW DOES THE OWNER RECEIVE HIS FULL RENT PAYMENT? Through housing assistance payments (HAP Payments). The agency pays the difference between the contract rent and what the tenant pays.

HOW MUCH RENT DOES THE TENANT PAY? Tenant rent share is based on 30% of adjusted income, which takes into account the number of dependents and extraordinary medical expenses and the Payment Standard for the appropriate bedroom size.

HOW OFTEN ARE HAP PAYMENTS MADE TO THE OWNER? Monthly, for the duration of the Housing Assistance Payments Contract, as long as all obligations under the contract are met. A sample of the HAP contract is available upon request.

CAN THE CONTRACT RENT BE INCREASED DURING THE TERM OF THE HAP CONTRACT IF THE OWNER'S EXPENSES INCREASE? Yes, on the anniversary date of the lease, the owner may request an annual adjustment. Special adjustments may also be made to reflect increases in expenses from general increases in real property taxes, utilities, or similar costs. Special adjustments are permitted to the extent the owner can demonstrate that the increases have increased operating costs and are not compensated for by the annual adjustments. Because the tenant share is based on a fixed Payment Standard, determined by the Housing Authority according to unit bedroom size, the tenant will generally pay the increased amount of rent.

Note to all existing program landlords: Effective immediately the rent list that the Housing Authority of the County of Cumberland maintains in our lobby will be updated the first and third Friday of each month. There will be no changes made except on those dates. Thank you for your cooperation.

Cumberland County Housing Authority Section 8 Rental Assistance Program

SECTION 8 PROGRAM

MYTHS & FACTS

The Cumberland County Housing Authority strives to work with landlords to make our Section 8 program successful. There are many myths that circulate persistently about the Section 8 Housing Choice Voucher Program. Here are the most common and the truths behind the myths:

1. Section 8 will only help minority families. In Cumberland County only 13% of our clients are minorities. The remaining 87% are non-minority families.

2. If a landlord rents to one voucher holder, they are obligated to rent to all voucher holders. Landlords are not obligated to rent to more than one voucher holder. We encourage landlords to screen our tenants in the same way that they screen other tenants. If they fail your screening, you can refuse to rent to them.

3. Section 8 clients destroy property and do not pay their rent. This can be the case with a small percentage of families, just as it can be the case with non-Section 8 families. The majority of our clients are good tenants. If they fail to pay rent or damage property, they risk losing their rental assistance.

4. The Housing Authority tells the landlord what he can and cannot do with his/her property. As long as the unit passes the Housing Quality Standards inspection, the landlord can do whatever he/she wants with the property.

5. All Section 8 clients do not work and are welfare recipients. Families with children over the age of six are required to work at least 20 hours a week or more. Single parents with children under six may receive welfare assistance. This rule does not apply to disabled or elderly persons.

6. Most Section 8 clients are single mothers with children. Although 54% of all clients are families with children, they are not all single parent families. 46% of our program are elderly and disabled families.

7. Section 8 clients are drug users and criminals. The Housing Authority will not allow persons on the rental assistance program if they are convicted of serious violent or drug-related criminal activity. Our criminal policy in Cumberland County is stricter than the federal regulations require.

8. Section 8 rents are too low in comparison with open market rents, and there is a lot of paperwork and hassle for landlords who accept the program. Our rent reasonableness surveys help us to make sure our rents are comparable with open market rents. The main obligation of the landlord to the Housing Authority is to be in compliance with the HQS inspection and to sign paperwork for initial lease-up, renewal or interim lease changes.

PROPERTY OWNERS

RENTAL ASSISTANCE NEWS & NOTES

Recently we have found that our inspectors have had to make 3 or 4 trips before units pass inspection. Please note that, due to costs involved in repeated inspection visits, we cannot allow more than 2 inspection visits for your property. If your unit fails inspection, please make sure that all requested repairs are completed before contacting the inspector to reinspect.

Housing Authority regulations state that all repairs must be completed within 30 days. Failure to do so could jeopardize your Housing Assistance Payment.

114 North Hanover Street----Office Hours

Monday-Friday 8:00 am-5:00 pm

Telephone Numbers (717) 249-1315 (Carlisle area)

Toll Free: 1-866-683-5907

Fax Number: (717)249-5988

Section 8 Staff

Carolyn Bair, RAP Supervisor Dolly Ludwig, Housing Rep/FSS Coord.; Bette Newcomer, Tax Credits Housing Director; Sandy Smith, Housing Rep; Karen Michael, Housing Rep; April Quinn, Housing Rep; Laura Appleby, Housing Rep; William Varner, HQS Inspector; Robert Johnson, HQS Inspector; Leisa Heineman, Admissions Assistant; and Barbara Danko, Secretary.

Perry County Rental Assistance Office

20 W. McClure St. New Bloomfield PA

17068

Phone: (717) 582-8853 FAX: (717) 582-3923

Office Hours: Mon. -Wed., 8:00 am-Noon Afternoons by appointment only

Fran Cook, Housing Rep/HQS Inspector.

Local Preferences

Rental Listing

Self Sufficiency Program

Office Locations

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