Section 8 Leasing Information
Moves Process
The family selects a suitable unit from the open market of privately owned units. The family should consider the following factors when selecting a unit:
1. The Condition of the Unit: Does the unit meeting Housing Quality Standards (“HQS”)?
2. Rent Reasonableness: Is the rent reasonable? Does it compare to other similar size units in the same neighborhood? Does it compare to other units that are in the same condition in the neighborhood?
3. Cost of Family Paid Utilities/Energy Efficiency: Will the family be able to afford the cost of utilities? Is the unit energy efficient? If the unit is not energy efficient, will the family be paying extra money on utilities that they cannot afford?
4. Location of Unit: Is the unit close to work, daycare, and school? Is the unit close to grocery shopping and local transportation systems. If not, will the family be able to get to these places when they need to?
5. Accessible Units: If the family includes a disable person, the family may request a current listing of accessible units known to DHA.
If the landlord is interested in renting the unit to the family, the landlord should screen the family. This would include verifying all of the family’s information on their application and conduct thorough background check on the family to determine if the family is suitable for the unit.
DHA recommends that landlords check:
· Credit Reports (such as Equifax, TRW, Experian)
· Police Reports
· Denver Courts (www.denvergov.org/court)
· Interview current and previous landlords
· Call DHA for current and previous landlord contact information
After the landlord completes the background check and decides that the family will be good tenants, the family and the landlord must complete the Request for Tenancy Approval (“RFTA”).
The family or the landlord submits the RFTA and other pertinent documents (such as, W-9, Lead Based Paint Form, and Landlord Certification) in order to start the leasing process. The landlord may use their own Lease or DHA can provide a standard lease.
DHA then determines if the family is income-eligible for the unit. For the initial lease, the family:
· May not pay more than 40 percent of their adjusted monthly income toward the initial rent and utilities for the unit if the gross rent of the unit exceeds the applicable Payment Standard for the family.
Once the RFTA is submitted to DHA, a Section 8 Housing Technician will complete and determine if the proposed rent amount is within the 40 percent rule. If the 40 percent is exceeded and/or to discuss other RFTA issues, the Housing Technician will contact the landlord. If the RFTA is approved, the leases and Housing Assistance (“HAP”) Contract are prepared and forwarded to the Inspections Department.
The U.S. Department of Housing and Urban Development (“HUD”) requires that the unit meet certain Housing Quality Standards (“HQS”), before the housing assistance payments can begin. Click here for HQS Inspections. An inspector will contact the landlord to schedule an “initial” HQS inspection. The landlord is responsible for contacting the family. The landlord and the family must be present for the initial inspection.
IMPORTANT NOTE: Since DHA does not conduct move-out inspection, we recommend that the landlord create their own move-in/out checklist to document the condition of the unit then the family moved-in and moved-out. The landlord and the family should acknowledge and sign the checklist.
DHA inspects the unit to ensure it is in compliance with HUD’s HQS and that the unit rental amount meets Rent Reasonableness. The rent reasonableness comparison is conducted to ensure that the asking rent is comparable to surrounding non-subsidized units.
The Leases and Contracts will be executed and HAP payments will occur providing:
· The unit passes HQS inspection.
· The unit meets rent reasonableness.
· The landlord and the family must both sign leases and the landlord signs the HAP Contracts.
· The first HAP check is normally issued in approximately 30 to 60-days from the effective date.