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LandlordsThe Section 8 Voucher Programs operated by the Hagerstown and Washington County Housing Authorities provide eligible families a rent subsidy so that they can afford decent, safe, and sanitary housing on the local rental market. This benefits landlords by guaranteeing monthly subsidy payments and by reducing vacancy and turnover expenses. This page contains links to the Application Process; Applicant Suitability; Complaints; the Direct Deposit form; Ending a Lease; Family Responsibilities; Getting Paid!; Housing-keeping Inspection Report; Housing Authority Role; Landlord Responsibilities; Lease Terms; Sample Lease (everyone should have one!); Property Standards; Rents and Security Deposits. Getting StartedLandlords become involved by agreeing to rent to a family that has Section 8 assistance. Families may contact landlords directly, or landlords may list available rental properties on the Landlord Referral Listing, which is maintained by each Housing Authority. From the listing, eligible families contact landlords, and landlords screen and select a family. When a landlord agrees to rent to a Section 8 family, they sign the Authority's Request for Lease Approval and give the family a copy of the lease form they use. If your unit was built before 1950 you will need to show us that it has been registered with MDOE before we give it our approval. The property is then inspected for compliance with HUD standards. After the unit passes the inspection, a Housing Assistance Payments (HAP) Contract is executed between the landlord and the Housing Authority to begin subsidy payments, and a lease is executed with the tenant. Landlords must provide a copy of the lease with the tenant to the Housing Authority. (Top of page) Property StandardsThe inspection standards we follow cover general health and safety items specified by the Department of Housing and Urban Development (HUD), known as Housing Quality Standards, and portions of the BOCA National Property Maintenance Code. Initial and annual inspections are made of all properties, which may be duplexes, apartments, single family dwellings, or mobile homes. Click here to view the basic inspection format we follow. In addition if your unit was built before 1950 you will need to show us that it has been registered with the Maryland Department of the Environment (MDOE) before we give it our approval. (Top of page) Application ProcessFamilies complete an application in person, on the web or through the mail at the City Section 8 Office, or the County Section 8 Office depending on where they want to live. Applicant names are placed on a wait list according to date of application and need. When the name reaches the top of the list, the applicant is given 60 days to find suitable housing. The length of time an applicant must wait for assistance depends on how fast other families go off the program thereby freeing subsidy dollars, and on the particular family's priority points. (Top of page) Applicant SuitabilityPrior to leasing the unit, the Housing Authority provides landlords with the name and address of the family's current and prior landlords. Landlords are encouraged to conduct landlord-reference checks and to visit the family's current residence. Landlords may also wish to contact utility companies and other creditors. Landlords are encouraged to screen families with regard to: 1) payment of rent and utility bills; 2) caring for a unit; and 3) respecting the rights of others to peaceful enjoyment of their housing. If a landlord makes a written request to the Authority, we will provide information about the tenancy history of family members and any information we may have about criminal records. Many of the applicants for Section 8 assistance also apply to rent units we own, so we are serious about assembling sound reference information. (Top of page) Lease termsLandlords must sign a lease with the tenant for a minimum of one year. The lease should include:
The assisted tenancy starts after the dwelling passes the inspection, the HAP Contract is signed, and the lease is executed. Families must have the legal capacity to enter into a lease. Security DepositLandlords collect a deposit in line with amounts charged unassisted families in accordance with Maryland State Law. The Section 8 program is not responsible for tenant damages or unpaid tenant rent so the program does not restrict security deposits as it did in the 1970s. (Top of page) Ending a LeaseConditions for termination are set forth in the Lease and in the HAP Contract. Termination can occur by mutual agreement. The family may terminate at any time after the first year on not more than 60 days notice. The owner may terminate as outlined in the Section 8 Lease Addendum. Landlords and families are required to provide the Housing Authority with copies of any termination or eviction notices. The Housing Authority may terminate assistance if the family breaks rules or if the landlord fails to make repairs in a timely fashion. (Top of page) Family ResponsibilitiesThe Statement of Family Obligations each participating household signs, says that they will:
Housing Authority RoleThe Section 8 Division will:
Landlord ResponsibilitiesParticipating landlords are expected to:
RentsThe unit rent must be based on the local rental housing market, in other words it must be reasonable. The Section 8 staff will compare your rent to the HUD-established Fair Market Rents (FMR) for our community and to the Payment Standards the Authority adopts (based on the FMR rents). If the rent + utilities for your unit is less than the Payment Standard, the tenant will pay 30% of their monthly income for rent and the program will pay the rest. If the rent + utilities is higher, the tenant must make up the difference. In the first lease term a tenant is not allowed to pay more than 40% of family income for rent. HUD FY 2012 Fair Market Rents0 BR-$574; 1 BR-$658; 2 BR-$842; 3 BR-$1,215; 4 BR-$1,254
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