The Housing Choice Voucher Program Landlord Workshop Location

The Housing Choice Voucher Program Landlord Workshop Location: TD Convention Center Date: Thursday, February 5, 2015 Time: 2: 00 pm to 5: 00 pm "Building Communities of Opportunity"

The Housing Choice Voucher Program Landlord Workshop AGENDA Welcome Ivory N. Mathews, Executive Director Greenville Housing Authority (TGHA) 2: 00 PM Overview of the HCV Program Robin Hudson, Program Support Specialist 2: 15 PM – 3: 00 PM Overview of the VASH Program Patricia Bradford, VISN-7 SE Network Homeless Coordinator, Department of Veterans Affairs Supportive Services for Veteran Families 3: 00 PM – 3: 45 PM Clinton Davis, Director of Veterans Services Alston Wilkes Society Tips for Landlords Adam Protheroe, Housing Law Unit South Carolina Legal Services Landlord Assistance Program Archie Johnson, Manager of Small Business Lending Community Works, Inc. , Questions & Answers "Building Communities of Opportunity" 3: 45 PM – 4: 15 PM – 4: 45 PM – 5: 00 PM

The Housing Choice Voucher Program Overview of our presentation will include the following: Ø Ø Ø Ø Ø TGHA at A Glance Basics of the Housing Choice Voucher Program TGHA Responsibilities Participant / Tenant Responsibilities Landlord Responsibilities Payment Standards, Rent Reasonableness & Affordability Unit Standards and HQS Requirements to Being a Landlord Benefits to the HCV Program Landlord Communication "Building Communities of Opportunity"

The Greenville Housing Authority at AGlance Provides Funding City Creates PHA Appoints Governanc e Federal State Operating Powers "Building Communities of Opportunity"

The Greenville Housing Authority at AGlance The Greenville Housing Authority has an essential mission to provide assistance for people with low and moderate incomes. Ø Since 1938, TGHA has provided housing assistance in Greenville, utilizing traditional programs: Public Housing & Section 8 Housing Choice Voucher funded by the federal Department of Housing & Urban Development (HUD). Ø Section 8 Housing Choice Voucher Program: 2735 Vouchers (123 Veterans Affairs Supportive Housing Program & 10 Homeownership Vouchers) Ø Public Housing Developments: 395 Units (Westview 79; Brookhaven 55; Arcadia 44; Garden Apartments 80; Ridgeway Apartments 8; and Single Family Scattered Site Units 129). Ø In recent years, TGHA has updated its housing portfolio with modern mixedincome developments & continues to search for ways to expand affordable housing throughout the City and County. Ø Mixed Finance Portfolio: 472 Units (Charleston Place 40; Evergreen Place 168; Forest View 72; Nicholtown Green 96; & Clark Ridge Commons 96). Ø Low Income Housing Tax Credit: 48 Units (Valley Creek Apartments 48) "Building Communities of Opportunity"

The Greenville Housing Authority at AGlance WHY DOES TGHA NEED HCV Program Federal Funding LANDLORDS? 2 Year Funding Analysis $16, 000 Ø $1, 447, 187 remaining in 2014 if vouchers would have been leased could have served 256 Families. $14, 000 $12, 000 HAP Funds $10, 000 Ø 2014 we issued 1, 143 New Vouchers only leased 372 (33%). $8, 000 $6, 000 $4, 000 $2, 000 $0 HAP Funds Available HAP Funds Utilized 2014 $14, 820, 768 $13, 373, 581 2015 $14, 150, 000 $2, 443, 635 "Building Communities of Opportunity" Ø Non-Full Utilization of allocated HAP Funds places the agency in jeopardy of loosing future allocation of federal funds. Ø 2015 Goal is to serve on average 2650 families.

The Greenville Housing Authority at AGlance Voucher Holders Reside through-out Greenville County (with the Exclusion of the City of Greer) Communities HCV Tenant Statistics # of Families Greenville 29601 161 6% Greenville 29605 441 17% Greenville 29607 649 25% Greenville 29609 248 10% Greenville 29611 440 17% Greenville 29615 58 2% Greenville 29617 236 9% Fountain Inn 29644 27 1% Greer 29650 4 . 2% Greer 29651 8 . 3% Marietta 29661 2 . 1% Mauldin 29662 27 1% Pelzer 29673 74 3% Piedmont 29673 74 3% Simpsonville 29680 21 1% Simpsonville 29681 23 1% Taylors 29687 72 3% Travelers Rest 29690 78 3% Total # of Families Housed 2571 100% "Building Communities of Opportunity"

The Greenville Housing Authority at AWho receives rental Glance assistance under HCV Tenant Statistics 80% 1. 6, 017 Household Members 70% 2. Average household size is 2. 3 persons. Tenant Statistics 60% 3. Bedroom Distribution 19% = 1 Bedrooms 40% = 2 Bedrooms 36% = 3 Bedrooms 5% = 4 Bedrooms 50% 40% 30% 20% 10% 0% Percentage the HCV Program? Adults with Children Elderly with Children Households with No Children 71% 5% 25% Household Members Under Members Ages 18 Members Ages 62 Age of 18 to 61 and Older 48% 44% 8% "Building Communities of Opportunity" 4. Average Housing Assistance Payment is $465. The household pays the remaining rent payment to the landlord.

The Greenville Housing Authority at AGlance HCV Tenant Statistics Eligibility for the HCV Program Based on Household Annual Income $45, 000 $40, 000 Annual Income $35, 000 $30, 000 $25, 000 $20, 000 $15, 000 $10, 000 $5, 000 $0 1 Person Annual Income $20, 400 2 Persons 3 Persons $23, 300 $26, 300 4 Person $29, 100 5 Persons 6 Persons 7 Persons 8 Persons $31, 450 $33, 800 $36, 100 $38, 450 "Building Communities of Opportunity"

Basics of the Housing Choice Voucher Ø Congress Passed the Housing. Program and Community Development Act of 1974, further amending the U. S. Housing Act of 1937 to create the Section 8 Program. Ø Designed solely for eligible families residing in newly constructed, rehabilitated and existing rental and cooperative apartment projects. Ø Tenant pays 30% of income towards rent; subsidy pays balance of rent Ø New Construction, substantial rehab program terminated in the 1990’s but Housing Assistance Payment Contracts still exist through continued renewals Ø In 1998 the Section 8 Certificates fully converted to the Housing Choice Voucher Program. Ø Public Housing Authorities provide “Vouchers” to eligible families from a waiting list. Ø Vouchers authorize families to lease a unit from a private owner Ø Voucher size based on number of household members Ø Family may lease larger unit but subsidy will only be for the size of the voucher Ø Maximum subsidy is based on payment standards (90% to 120% of the Fair Market Rent) Ø Public Housing Authorities inspects units based on Housing Quality Standards "Building Communities of Opportunity" (HQS)

Housing Choice Voucher Contractual Relationships Public Housing Authority HAP Contract Voucher Housing Choice Voucher Program Landlord Lease Agreement "Building Communities of Opportunity" Participant Tenant

TGHA Responsibilities (HUD ACC; HAP Contract with Owner; Voucher with Family) The Housing Authority has the following major responsibilities: Ø Determine initial and continued eligibility of families; Ø Correctly calculate tenant rent and housing assistance payments; Ø Certify that the units meet Federal Housing Quality Standards and take action when units are not in compliance; Ø Pay Housing Assistance to landlords and enforce compliance with the HAP contract; Ø Take action when participants violate their family obligations; Ø Administer the program in accordance with HUD regulations and TGHA policies. "Building Communities of Opportunity"

Family Responsibilities (Voucher and Lease Agreement) The Family has the following major responsibilities: Ø Abide by the requirements of the lease; Ø Pay rent on time; Ø Maintain the unit and the yard (if single family unit); Ø Not damage the unit beyond normal wear and tear; Ø Provide the household income to TGHA and report changes in income for ALL family members within 30 days; Ø Cooperate with TGHA in inspections and reexaminations; Ø Secure permission of the landlord and TGHA "Building Communities of Opportunity" before adding household members.

Landlord Responsibilities (HAP Contract and Lease Agreement) The Landlord has the following major responsibilities: Ø Tenant selection and background screening; Ø Compliance with the Housing Assistance Payment (HAP) Contract; Ø Maintain the unit in accordance with the federal Housing Quality Standards; Ø Collect the tenant portion of the rent; Ø Enforce the lease, take action when there are lease violations and provide housing authority written documentation of all lease violations as well as filing of evictions; Ø Cannot collect from tenant any amount owed by the PHA. "Building Communities of Opportunity"

Landlord Responsibilities (HAP Contract and Lease Agreement) The Landlord has the following major responsibilities: Ø Most important for landlords to enforce the lease Ø If you issue a notice violation, lease termination, or eviction to tenant, submit a copy to TGHA. ü Warning Letters ü Counseling Notices ü Notice for grounds to propose termination of lease Ø We cannot act if we are not aware of a family obligation violation and we do not want to pass on bad behavior to another landlord. Ø Please help us maintain and improve program integrity! "Building Communities of Opportunity"

Subsidy Standards Subsidy standards determine voucher size and the number of bedrooms on which subsidy will be paid, not the family’s actual living arrangements: Generally, 1 Bedroom for each 2 persons in the household, except in the following circumstances: Ø Persons of the opposite sex (other than head/co-head, life-partners and children under the age of 6) will be allocated separate bedrooms. Ø Live-in Aide will be allocated a separate bedroom but family members of the live in aide will not be allocated a separate bedroom. Ø Single parent and infants under the age of 2 will be allocated a one bedroom. Ø A pregnant individual with no other children will be allocated a one bedroom. Ø Elderly, near elderly (50 years old), disabled single person will be allocated a one bedroom (and VASH participants). Ø All other single persons will be allocated a zero bedroom. "Building Communities of Opportunity"

Subsidy Standards This is the size of the voucher issued to the family "Building Communities of Opportunity"

Payment Standards Ø Fair Market Rents (FMR) Published by October 1 st each year Ø PHA’s must adopt payment standards between 90% and 120% of the HUD Fair Market Rents. Ø Payment Standards are “gross” rent: rent to the owner plus utility allowance for the tenant paid utilities. Ø Utility allowances are county wide schedules based on average consumption data and usage for the unit type. Ø Third party contractors conducts the utility study annually, if the rate changes by 10% allowances must be revised. (TGHA adopts new rates regardless of the 10% variance). HUD FMR AND PAYMENT STANDARD Bedroom Size HUD 2015 FMR (10/1/2014) TGHA PAYMENT STANDARDS (EFFECTIVE 4/1/2015) VASH PAYMENT STANDARDS – NONDISABLED (110%) EXCEPTION RENT FOR REASONABLE ACCOMODATION (120%) 0 485 467 485 534 582 "Building Communities of Opportunity" 1 611 589 611 672 733 2 725 695 725 798 870 3 962 926 962 1058 1154 4 1139 1096 1139 1253 1367 5 1309 1260 1309 1440 1571

Payment Standards & Affordability Payment standards represent the maximum amount of subsidy that the Housing Authority will pay for housing assistance. The Payment Standard you receive is based on your voucher size. The table below list the maximum Payment Standard, effective April 1, 2015. 0 1 2 Bedroom 485 *If a Tenant has 0 income then the amount listed in the chart to the right is the maximum amount of rent TGHA can approve for a unit. Next slide provides examples for rent approvals for tenants with income. 611 725 EXAMPLE FOR DETERMING RENT: 3 Bedroo m 4 Bedroom 5 Bedroo m 962 1139 1309 UNIT A HOUSE UNIT B APARTMENT 3 Bedroom Payment Standard 962 Utilities to be Paid by Tenant (electric, water and sewer) 272 225 Amount of Rent for Unit 690 737 Size of Voucher "Building Communities of Opportunity"

Tenant Rent A Tenant can RENT a unit for more IF they have income. A tenant can pay up to 40% of their monthly adjusted income. 1 4 0 Bedroom 485 Bedroo m 2 Bedroom 3 Bedroom 725 962 611 Bedroo m 5 Bedroom 1139 1309 FAMILY A FAMILY B $12, 960 $6, 960 $960 Annual Adjusted Income $12, 000 $6, 000 Monthly Adjusted Income $1, 000 $500 30% of Monthly Adjusted Income $300 $150 40% of Monthly Adjusted Income $400 $200 Additional Amount of Rent for Unit $100 $50 Maximum Rent We Will Approve for Unit A – House $790 $740 Maximum Rent We Will Approve for Unit B – Apartment "Building Communities of Opportunity" $837 $787 Annual Income HUD Deductions (2 children)

Helpful Hints for Renting Rent is based on 3 criteria: 1. 2. 3. Reasonable Affordable Payment Standards Ø Families can rent different size units than voucher size: Ø Payment Standards will be the smaller of the voucher size or unit size Ø Utility allowance will be based on the voucher size Ø Rent increases must be requested 90 days prior to annual recertification date Ø Use go Section 8 http: //www. tgha. gosection 8. com/ Ø List your units with Go. Section 8 Ø TGHA uses Go. Section 8 to complete the HUD required “rent reasonableness” test Ø TGHA provides participants with available units listed in "Building Communities of Opportunity" Go. Section 8

Unit Requirements & Housing Quality Federal Goal of the Housing Choice Voucher (HCV) Program: Standards Provide “decent, safe and sanitary” housing at an affordable cost to low-income families. Housing Quality Standards: Ø Ø Define “standard housing” Establish minimum quality criteria Assure health and safety of program participants Consist of 13 key aspects of housing quality, performance requirements, and acceptability criteria to meet each performance requirement. Ø HQS includes requirements for all housing types, including single and multi-family dwelling units. "Building Communities of Opportunity"

Unit Requirements & Housing Quality HQS 13 Key Aspects Include: Standards 1. Sanitary Facilities; 2. Food Preparation and Refuse Disposal; 3. Space and Security; 4. Thermal Environment; 5. Illumination and Electricity; 6. Structure and Materials; 7. Interior Air Quality 8. Water Supply; 9. Lead-based Paint; 10. Access; 11. Site and Neighborhood; 12. Sanitary Condition; and 13. Smoke Detector "Building Communities of Opportunity"

Housing Quality Standard Inspections Three Primary Types of Inspections: 1. Initial Inspections – all units must pass an inspection before a HAP contract can be executed. 2. Annual Inspection – every unit under contract must pass an inspection annually. 3. Special Inspection – these are inspections in response to complaints or required quality control inspections. TGHA uses a third party contractor to conduct inspections; all inspectors are HQS certified. All new leases begin the 1 st month of the next month following the passed "Buildinginspection. Communities of Opportunity"

Housing Quality Standards Enforcement Ø Life/safety items must be inspected within 24 hours from date of inspection Ø All other repairs must be completed within 30 days Ø Failure to make repairs results in abatement (prorated reduction of daily rate of rent for number of days the unit is not in compliance with HQS) Ø If no repairs after 30 days of abatement, HAP contract terminated Ø Tenant issued voucher to locate new unit unless fail items are responsibility of the tenant. Ø 45% of all units in TGHA’s program Fail the 1 st Inspection "Building Communities of Opportunity"

Requirements to Be A Landlord TGHA is required to confirm that housing assistance payments are issued to the legal owner or a legal representative of the owner. The following information is needed prior to approval of the HAP contract. Ø State or federally issued photo ID. Ø Proof of ownership in the form of a deed or title to the property Ø Copy of a management agreement if the property is managed by a third party management company or agent. (Proof of ownership is not required if management agreement is provided). Ø Completed W-9 Form Ø Copy of the most recent mortgage statement indicating that the mortgage is current or a statement that the property does not have a mortgage. Ø Copy of the most recent property tax bill indicating that taxes are current. "Building Communities of Opportunity" Ø Executed direct deposit authorization form.

Benefits to the HCV Program Ø Guaranteed Rent: One of the biggest problems landlords face is getting rent on time every month. With the HCV Program you will always get the HAP on time, every time. Typically, HCV tenants pay their portion on time as well. Since failure to live up to the lease can cost them their housing voucher, HCV tenants can be even more reliable than private tenants. Ø Pre-Screened Tenants: TGHA reviews every case before approving the voucher. Mostly, TGHA is looking at income levels and past criminal problems. This screening process may provide extra protection for your rental, and chances are that if the tenant passes both your tenant screening process and TGHA’s, you won’t have any problems. Ø Free Advertising: You can list your unit on www. tgha. gosection 8. com for free. Tenants with vouchers frequently visit this site looking for a landlord who is willing to accept the HCV. Ø Protection From Tenant’s Financial Hardships: When a tenant experiences a financial hardship and reports it to the housing authority, TGHA will in most cases cover the tenants portion of the rent; ensuring the landlord receives full rental payment for the unit. Ø Direct Deposit of Assistance Payments: TGHA pays a portion of the rental payment every month via direct deposit into the landlords dedicated account. "Building Communities of Opportunity"

Landlord Communication Welcome to the Landlord Portal For Owners: https: //HACGsc. info/owner/ For Agents: https: //HACGsc. info/agent/ IMPORTANT DATES January 31, 2015 – 1099’s available only via portal. January 1, 2014 – Inspection information available only via portal. Landlord Payments"Building can Communities also be reviewed in real-time via the of Opportunity" Landlord Portal

Housing Choice Voucher Program "Building Communities of Opportunity"