Transcript Slide 1

LANDLORD FORUM
Updated: 11/13
About EDEN
Founded in 1991, EDEN, Inc. is a non-profit
housing agency
Mission: EDEN, Inc. provides, operates, and advocates
for safe, decent, affordable housing and support services
for persons living with disabilities or special needs who
have low incomes and may be experiencing
homelessness
.
Purpose and Goal of the Forum
The purpose of the Landlord Forum
is to inform landlords about EDEN
and explain the process it takes to
become an EDEN landlord.
Our goal is to answer any
questions you may have about
the process
Landlord Forum Committee
• Paula Langford - Bookkeeper/Rental Specialist
• Mike McKay - Manager of HQS Inspections
• Emily Nekic - Bookkeeper/Rental Specialist
• Jen Pfleiderer - Manager of Housing Programs
• Lori Ross - Housing Subsidy Coordinator
Advertise Your Unit
•This is a Brand New Process!
•Moving forward we are using Go Sec 8 for our property
listings
•Access to the website is available as a link on our
website edeninc.org
•List your property directly on the website or fill out the
form and fax it to (561) 416-9848
Potential EDEN Tenant
Contacts You
Normal Landlord-Tenant
Procedures
•Treat potential EDEN tenants the same way you would treat other potential tenants
•Please remember that it is your responsibility to screen applicants
FAIR HOUSING
Landlords are prohibited from discriminating against
potential tenants on the basis of:
•Race
•Sex
•Color
•National Origin
•Familial Status
•Disability
**Good Resources**
Cleveland Tenants Organization (http://www.clevelandtenants.org)
Housing Research and Advocacy Center (http://www.thehousingcenter.org)
Request For Lease Approval
(RFLA)
Processing Time –
Approximately 3 Weeks once
all Documents have been
submitted
1) Rent Determination: 3-4 business days
2) Inspection: 7-10 days
3) Confirm move-in date with Owner: 2-3
days after passed inspection
*If the Unit does not pass inspection the
first time the Move In Date Will Be
delayed*
Documents to be Submitted with RFLA
Effective November 1st the following documents
must be submitted with every RFLA
1) Certification of Occupancy or Rental Registration
• Each city has its own occupancy requirements so depending on
the city (i.e. Cleveland) we will also accept receipt that confirms
that you paid the registration fee
2) Documentation that your taxes are current
• Tax bill stamped paid or
• Statement from the auditor’s website.
– If you owe taxes, a payback agreement
Tenant Instruction
Page
-Overview of EDEN’s
Moving Process
-Tenant Responsibilities
-Processing Time
**Tenant Should
Keep This Page
for Reference**
Owner/Landlord
Instruction Page
-Overview of EDEN’s
Moving Process
-Owner’s
Responsibilities
-Processing Time
**Owner/ Landlord
Should Keep This
Page for
Reference**
PAGE 1: RFLA
Owner information page
-Please be sure to mark the
correct program name
-Federal Tax ID number/Social
Security number must be
provided for tax purposes
-Physical address is required
-Failure to Fill Out RFLA
correctly with result in longer
processing time
**Please Print Clearly**
PAGE 2: RFLA
-Fill form out with tenant
-Unit’s address must be filled out
correctly and completely with unit #
and ZIP Code
-Unit type must be checked (most
commonly missed question)
-If owner is paying for utility, circle
Owner
-If tenant is paying for utility, circle
Tenant
-Make sure that either Gas or
Electric is checked where it applies
-Signature of landlord and tenant
must be on form to process
PAGE 3: RFLA
Disclosure of Lead Based
Paint in the home
-Both Landlord and Tenant
must sign and initial where it
applies
-Landlords have a duty to
present tenant with the
pamphlet:
Protect Your Family from Lead
in Your Home
Rent Calculations
Rent Reasonable
• We use software called Go Sec 8 to determine a reasonable
rent amount.
• Go Sec 8 gives us a rent amount based upon
• Comparable units in the area
• Utilities paid for by the landlord
• Amenities included in the unit that raise the value
• Location of the unit
• Amenities can add value to a unit. Examples:
wgarage wcentral air wextra Bathroom wfinished basement wappliances
**The Rent Reasonable amount can increase OR decrease
inspection**
after our
Things to keep in mind after a rent
amount is set:
• The Client’s rent portion
could change throughout
the course of family’s
tenancy. Their rent portion
is based on their income.
•Once you accept the rent
amount initially you cannot ask
for a higher rent amount after
the inspection passes
•
In accordance with our HAP
Contract:
The Owner may not demand or accept
any rent payment from the tenant
in excess of the tenant rent, and
must immediately return any excess
rent payment by the tenant.
*Side deals in excess rental
payments are illegal under
the Federal False Claims Act*
Housing Quality Standards
Key Items to Prepare for Inspection
• All utilities (Gas, Electric, Water) must be on at the time
of the inspection
• If the landlord is supplying appliances, all appliances
must be present and working at the time of inspection
• A working smoke detector must be installed and working
on every level of the unit
• GFI’s must be installed in the kitchen and bathroom, four
feet from the sink and properly grounded
• A room is considered a bedroom as long as…
What you should know about HQS
Inspections
•
A list of Minimum Inspection
Requirements can be accessed
by visiting our website, however
the check list is not all inclusive,
it is merely a sample of what
inspectors check
• The landlord, or a representative over
the age of 18, must be present
•
Repairs should be made before
inspector comes out to inspect
• For Annual Inspections, if unit fails, you
are given 30 days to make repairs
•
Rent amount could change
slightly based on the initial
inspection
•The RFLA expires after 30 days; if
repairs not made within timeframe, a new
RFLA must be submitted
• New units cannot be inspected when
occupied (with some exceptions)
• Units will be re-inspected annually
Move in Date
•Once the inspection passes, the Finance Department will call with
final rent determination and will request a move-in date
It is discouraged to let the family move in before the Fiscal Department calls
with the final rent determination.
Once the Move-In Date is set:
1. Give the tenant their Keys
2. Sign Lease Agreement with Tenant
3. You will Receive HAP Contract in the Mail – Sign
and Return it to EDEN. Rent will be held if the
HAP contract AND lease are not returned within
30 days
**New Landlords
Must Come in and
Sign Paperwork**
**It is recommended that all landlords have their rent Direct Deposited into
an account. Please find the Authorization Form on our website. **
Process for New Owners/Landlords
• Accounts Payable Department will call for Landlord to
come into office once the unit passes inspection
• The Following must be received for check to be issued to
new landlord:
• Signed W-9
• Signed HAP Contract
• Signed Lease that Matches RFLA
• Voided Check
• Filled out Direct Deposit Form
• Landlord Disclosure Form
Submit to EDEN within 30 days:
HAP Contract
Lease Agreement
• Agreement Between Landlord
and EDEN
• Required to be signed and
returned before second
month’s rent will be released to
you
• States that you cannot charge
above amount on contract for
any reason (excess water bill,
etc.)
• Agreement Between Landlord
and Tenant
• Required to be signed by
tenant and landlord and
submitted to EDEN before
second month’s rent will be
released
• Must match HAP contract as
far as utility responsibilities,
etc.
Ongoing Tenancy
• Monthly Rental Payments are made between the 1st and 4th of each
month
• Annual Inspections are completed each year – Usually 3 Months
ahead of the MID - You will be notified in writing of the date and time
• We have Retention Specialists on staff to intervene in extreme
situations.
• Tenants are permitted to move after the initial lease term ends
(usually after one year). A 30 day notice must be provided to both
the Landlord and to EDEN.
• Always notify EDEN of any changes such as:
o
o
o
o
Change in Ownership of the Property (Or change of owner’s address)
Tenant has vacated the Property
Violations or Non-Renewal of the Lease
Increases to the Rent (We need 45 days notice)
Rent Increases
• A rent increase can be requested annually
• You must give written notice to EDEN at lease 45 days before the rent
increase becomes effective
• To request a rent increase you must fill out and return the Rent Increase
Request Form which can be found on our website: www.edeninc.org
• We will use Rent Reasonable to determine if EDEN will be able to
increase the rent to the requested amount
• Increasing the amount of rent does not necessarily increase the
tenant’s rent portion because their portion is based on their income,
not the amount of rent being paid
Security Deposits
•
EDEN, Inc. does not always pay the Security Deposit. Please discuss this
with your potential tenant before filling out the RFLA
•
When your tenant moves out of your unit you must
return the security deposit or a written list of all
items charged against the Security Deposit. It is
encouraged to do a walk-through with your tenant
before they return the keys
• The money or written list should be returned to the payer of the Security Deposit within 30 days
of the tenant vacating. If you have any questions about who to return the deposit to, contact
EDEN, Inc.
• Failure to comply with the Ohio Landlord Tenant Law R.C. 5321 regarding
Security Deposit returns will result in EDEN, Inc. pursuing legal action
EDEN’s Programs
PROGRAM IS OPEN TO
% of
Income
Paid by
Tenant
HOMELESS
?
Permanent Subsidy Program
Adults & Families
30
YES
150
Permanent Subsidy Program
Adults & Families
30
YES
H-TBRA
40
Permanent Subsidy Program
Adults & Families
30
NO
Housing Assistance Program (HAP)
150
Temporary Program: 1-2 years
Adults & Families
40
NO
Mainstream Sec. 8 (lottery via EDEN)
50
Permanent Subsidy Program
Adults & Families
30-40
NO
Returning Home Ohio (RHO)
25
Pilot Program
Adults & Families
30
Home For Good
15
Pilot Program
Adults & Families
30
YES
Varies
Temporary – 2 months
Families
0
YES
Approx. # of
Participants
Length of Program
1,400
Supportive Housing Program (SHP)
GRANT NAME
Shelter Plus Care (SPC)
YES
Emergency Solutions Grant (ESG)
**Additional information on all of our programs can be found on our
website: www.edeninc.org**
Website Features
Please be sure to visit our website where you will find:
• Link to Go Sec 8
• Rent Increase Request Form
• Authorization Form to be Added to Direct Deposit
• List of Minimum Inspection Requirements
• List and Description of our Programs
• Frequently Asked Questions about EDEN
Questions and Answers
•Please feel free to ask any general questions
•Questions regarding specific clients/situations can be discussed with
one of the presenters individually
•If you have questions in the future, you can e-mail [email protected]
and your question will be answered