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Section 8

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Section 8

 

  1. Section 8
    1. General
    2. Eligibility
    3. Preferences
    4. Rent
    5. Adjusted Income
    6. Apply
    7. Using the Voucher
    8. REPORTING VIOLATIONS

 

General

“Section 8 is a federal rent assistance program, also known as the Housing Choice Voucher Program. Section 8 is the federal government's largest program to help low-income families, seniors, and the disabled pay for safe, decent housing. Section 8 includes tenant-based vouchers, project-based vouchers, and homeownership vouchers. Section 8 usually refers to the Section 8 tenant-based voucher program…. Tenant-based vouchers are rent vouchers that let people choose their own housing anywhere they want to live. … People with tenant-based vouchers can choose any apartment they want, as long as the rent is reasonable and the unit is safe and clean.”

 

This guide focuses on Section 8 Housing Choice Vouchers. For information on other Section 8 Programs: http://www.mass.gov/dhcd/components/DOH/BoFRA/Default.HTM

 

Eligibility

 

Section 8 eligibility is primarily based on income.

 

Annual Gross Income Limits (Springfield Area

 

People in Household   Income
1   $25100
2   $28700
3   $32250
4   $35850
5   $38700
6   $41600
7   $44450
8   $47380

 

Other Eligibility Requirements

  • At least one household member must be a US citizen
  • Must have a good rental history
  • No recent history of alcohol or other substance abuse or violent criminal behavior
  • No record of committing fraud against a housing program

 

Preferences

 

Members of "preference groups" may recieve a voucher sooner.

 

  • Individuals displaced by a Board of Health Condemnation
  • Individuals with disabilities
  • Individuals displaced by hate crimes
  • Individuals displaced by landlord non-renewal
  • Individuals displaced by natural disaster
  • Individuals displaced by domestic violence
  • Elderly or near-elderly (55+) individuals
  • Extremely low income households
  • Individuals with a health condition affecting housing needs
  • Individuals who are homeless (may include living in a shelter or doubled up with relatives or friends)
  • Individuals who are rent-burdened (paying more that 40% of income for housing)
  • Individuals living in substandard housing
  • Veterans
  • Individuals who are working.

 

Rent

 

Section 8 vouchers are partial vouchers. Recipients will still pay some rent.

 

The amount of rent is based on Payment Standards and income.

 

  • If total rent plus utilities is below the payment standard, rent owed is 30% of monthly adjusted income.

 

  • If total rent plus utilities is above the payment standard, rent owed is 30% of monthly income plus the difference betweent he payment standard and the total rent (up to 40% of monthly adjusted income)

 

The payment standard is determined by Housing Authority based on average cost of medium-quality apartment plus utility costs, adjusted for apartment size and location. Payment standard is based on fair market rents, but may vary slightly

 

2006 Housing and Urban Development Fair Market Rents

 

Bedrooms   Springfield Metro Area   Franklin County
0   $529   $471
1   $629   $550
2   $799   $681
3   $956   $908
4   $1110   $1097

 

 

Springfield Metro Area:

Agawam

Amherst

Belchertown

Blandford

Brimfield

Chester

Chesterfield

Chicopee

Cummington

Easthampton

East Longmeadow

Goshen

Granby

Granville

Hadley

Hatfield

Hampden

Holland

Holyoke

Huntington

Longmeadow

Ludlow

Middlefield

Monson

Montgomery

Northampton

Palmer

Pelham

Plainfield

Russell

Southampton

South Hadley

Southwick

Springfield

Sunderland

Tolland

Wales

Ware

Westfield

Westhampton

West Springfield

Wilbraham

Williamsburg

Worthington

 

 

Franklin County:

Ashfield

Bernardston

Buckland

Charlemont

Colrain

Conway

Deerfield

Erving

Gill

Greenfield

Hawley

Heath

Leverett

Leyden

Monroe

Montague

New Salem

Northfield

Orange

Rowe

Shelburne

Shutesbury

 

 

NOTE: Sunderland is in Franklin County, but considered part of the Springfield Metro Area

 

Adjusted Income

Section 8 rental payments are based on ‘adjusted income’.

 

Monthly gross income x 12 = Annual gross income

Annual gross income – deductions = Annual net income

Annual net income ÷ 12 = Monthly net income

 

Deduction

 

  • $480 per dependent: A dependent is a member of the family, who is under 18, a full-time student or has a disability. The head-of-household, their spouse or a foster child cannot be counted as a dependent for this deduction.

 

  • Childcare expenses: Only for: children under age 13 and when childcare is needed so a family member can work, look for work or attend school. Income earned by working must be greater than the childcare expenses for that time.

 

  • $400 head of household: If the head of household or their spouse is elderly or disabled.

 

  • Disability or medical expenses: Does not apply to all medical/disability expenses. Only when expenses are greater that 3% of gross annual household income.

 

Apply

 

You can apply at local public housing authorities and/or regional housing authorities. Both use waiting lists. Your position on this list based on time of application and your individual circumstances (preference categories). By filling out a “pre-application” you are added to the list, when your name reaches the top, you have to fill out a complete application with documentation

 

PUBLIC HOUSING AUTHORITIES (PHA’s)

 

In Western Mass:

  • Amherst Housing Authority

33 Kellogg Ave., Amherst, MA 01002

413-256-0206

  • Chicopee Housing Authority

128 Meetinghouse Rd., Chicopee, MA 01013

413-592-6132

  • Greenfield Housing Authority

One Elm Ter., Greenfield, MA 01301

413-774-2932

  • Holyoke Housing Authority

475 Maple St., Holyoke, MA 01040

413-539-2220

  • Springfield Housing Authority

PO Box 1609, Springfield, MA 01101

413-785-4517

  • Ware Housing Authority

20 Valley View, Ware, MA 01082

413-967-4477

  • Westfield Housing Authority

12 Alice Burke Way, PO Box 99, Westfield,MA 01086

413-568-928

  • West Springfield Housing Authority

37 Oxford Pl., West Springfield, MA 01089

413-788-0988

 

Complete list of participating PHA’s: http://massnahro.fs3radius3.com/Agencies.php

 

These housing authorities participate in a centralized Massachusetts Waiting List. This list is always open. Applying will put you on the waiting list for all of the participating Public Housing Authorities.

 

You can get an application by calling any of the offices listed above or online at:

 

http://massnahro.fs3radius3.com/How_To_Apply.php

 

Return an ORIGINAL application by mail or in person. Copies, faxes etc. will not be accepted.

 

You only need to submit ONE application to any of the Housing Authorities that use the centralized list.

 

 

Regional Housing Authorities

 

You can also apply through the Department of Housing and Community Development Regional Housing Authority.

 

THIS IS A SEPARATE LIST, APPLICATION AND POOL OF VOUCHERS. APPLYING TO THE CENTRALIZED LIST THROUGH THE PUBLIC HOUSING AUTHORITIES WILL NOT ADD YOU TO THIS LIST.

 

Application at:

 

http://1.1.1.1/563185036/274079752T061010113603.txt.binXMysM0dapplication/mswordXsysM0dhttp://www.mass.gov/dhcd/components/DOH/BoFRA/Sec8/sec8app.doc

 

 

Or contact:

HAP Inc. (serves Hampden, Hampshire and Franklin Counties)

 

322 Main St.

Springfield, MA 01105

 

413.233.1500

 

Documentation/Information

 

DOCUMENTS:

 

Pre-Application:

Name, contact information for head of household

Number of people living in the unit

Gross annual household income

Any preferences that apply to you

Current housing situation

NO PROOFS REQUIRED AT THIS TIME

 

Full Application:

Name and contact information for all household members

Date of birth and security numbers

Documentation of preferences that apply

Names and addresses for current and previous landlords

Income and expenses – possibly including: bank statements, pay stubs, utility bills, tax returns, information on employers

Estimate of value of any assets you own

 

You must also sign a form allowing a background check and answer questions about your housing history.

 

 

Using the Voucher

 

If you are approved, you will be responsible for locating an apartment or other housing unit.

 

Requirements:

 

  • Landlord must be willing to sign a one-year lease
  • Apartment/unit must meet health and safety code inspection
  • Must be appropriate size for the number of people
  • Rent must be reasonable (based on fair market value calculations)

 

Once you have located housing and the owner has agreed to rent to you:

 

  • The housing authority issuing your voucher must approve the rules of your lease and the amount of rent.

 

  • The apartment must be inspected for health and safety.

 

  • The tenant and landlord must sign a lease, and the landlord and housing authority must sign a contract.

 

  • The tenant is responsible for any security deposit required.

 

  • The tenant pays their portion of the rent to their landlord, the housing authority will pay the remainder directly to the landlord.

 

  • Your eligibility must be re-checked every year.

The health and safety inspection must be repeated every year.

 

REPORTING VIOLATIONS

To report a violation of the Section 8 rules (by a landlord, agency, tenant or other person):

 

Department of Housing and Urban Development (HUD) – Office of the Inspector General

 

451 7th Street, SW

Washington, DC 20410

 

1.800.347.3735

Fax: 202.708.4829

 

Email: hotline@hudoig.gov

Website: hud.gov/offices/oig/

 

 

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