Transcript HOUSING VOUCHER BRIEFING

HOUSING VOUCHER
BRIEFING
PRESENTED BY
THE
NEW BRAUNFELS
HOUSING AUTHORITY
Program Coordinator is:
VELMA HOYLER
830-625-6909
830-625-6915 (fax)
OFFICE LOCATION IS:
300 Laurel Lane
New Braunfels, Texas 78130
OFFICE HOURS ARE:
Monday through Friday
8:00am to Noon
1:00pm to 5:00pm
APPLYING FOR
A VOUCHER?
You
must complete
a voucher
application.

You will be determined eligible or
ineligible for a voucher based on your
household income, size, criminal
history background check, and your
past history with housing programs.
Should you be determined ineligible,
you may appeal the decision and
request an informal hearing to discuss
your case.
 After
your application has been
processed and you have been
determined “ELIGIBLE”, you are
placed on a waiting list. Names are
taken in order of the application
date.
 The
program can only assist
292 families per month. When
there is an opening, the next
person on the list will be
contacted to come and pick up
a voucher.
OUR SECTION 8
POPULATION AS OF
AUGUST, 2008
ETHNIC BACKGROUND
30%
3%
67%
White
Black
Hispanic
POPULATION SERVED
Disabled
31%
52%
11%
6%
Elderly
Both
Elderly and
Disabled
Other
HEAD OF HOUSEHOLD
GENDER
250
200
150
100
50
0
Males
Females
PRIMARY SOURCES OF INCOME
Wages
Umemployment
35.94%
0.36%
SS
38.43%
11.39%
SSI
Pensions
0.36%
Contributions
Medical Reimbursement
6.41%
0.36%
TANF 0.00%
Child Support
6.41%
Own Business
0.36%
Assets
0.00%
WHERE OUR PEOPLE LIVE
0.69%
0.34%
0.34%
0.34%
7.93%
BULVERDE
CANYON LAKE
CIBOLO
FISCHER
NEW BRAUNFELS
SPRING BRANCH
90.34%
 The
program waiting list is not
open all of the time. It is usually
open a few months each year.
During this time you can apply and
be placed on the list. When it is
not open, you may apply for our
other programs.
Once
you have
successfully leased a unit
on the program, you may
stay on the program as
long as you continue to
qualify.
PORTABILITY

After you been on the program for a year,
you may ask to port-out with your
assistance to another area that has a
Section 8 program.
You
will be asked to sign a
statement that you have
been advised of your
portability rights.
WHAT IS A
VOUCHER?
A
voucher is an
agreement between
you and the Housing
Authority.
The
Housing Authority
agrees to assist you
with your rent based
on your household
income and the
contract rent of the unit
you choose to rent.
The
voucher
gives you sixty
days (60) to find
a suitable unit.
You
agree to abide by the
rules of the program, to
begin the search for a
suitable unit, and to find a
rental unit within the sixty
day (60) time period.
You
may not add anyone
to your household without
prior approval from the
Housing Authority.
You
must report any
changes in your
household income or
composition within ten
(10) days of the
occurrence.
If
you do not submit the
form entitled “Request for
Lease Approval” form to
the office before the
expiration date on your
voucher, it is no longer
good.
HOW DO I USE
MY VOUCHER ?
 Once
you have received your sixty
(60) day voucher, you will begin the
search to find a suitable rental unit.
You have a lot of freedom on this
program to choose your own unit,
but you will need to be aware of
certain program regulations and
how much you will have to pay
towards the rent.
You will need enough money to pay:
 A security deposit to your landlord.
 A utility deposit to the utility
company.
 Your portion of the first month’s
rent.
The
security deposit can
not be more than the
amount of one month’s
rent.
 The
utility deposit is
determined by the utility
company and can be several
hundred dollars.

Your portion of the first month’s rent is
based on your income and the price of
the rental unit. The program
coordinator can give you this figure
once she has received a Request for
Lease Approval form signed by you
and the owner of the unit.
If
you need assistance
with the deposits,
please ask the staff.
HOW DO I FIND A
UNIT I CAN AFFORD?

Almost all of us have to use a
household budget to make sure that we
do not over-spend.
Even if you have a housing
assistance voucher, you will
still need to make sure that you
do not overspend so that you
are able to stay in your rental
unit for a long time.
Please remember these
things:
Housing
assistance will
pay a portion of your rent
based upon your income.
You
will pay
approximately 30% of
your income for rent.
Rent
Calculation
Total Annual Income
Wages
Social Security
Child Support
Contributions
Other
Total
Deductions
Dependants
Childcare
Elderly / Disabled
Medical
Total Deductions
Income after Deductions
Divided by 12 months
Monthly Income
Times 30%
Times 40%
300
0
0
0
0
52
12
26
12
12
480
0
400
0
3
12
0
1
Amt.
15,600
0
0
0
0
15,600
1,440
0
0
0
1,440
14,160
1,180
354
472
The
program uses a
Payment Standard based
on the number of
bedrooms in a unit.
These
prices are set by
the government.
You
will need to try to
rent a unit within the
amount.
If
you exceed this amount,
you will pay your 30%
AND the difference
between the Payment
Standard and the contract
rent.
Never
sign a lease or
accept a unit until you
have consulted with the
staff and you are sure that
you can afford the unit.

It costs money to move. Take time in
choosing your rental unit so that you
are happy with the neighborhood, the
schools, the location in proximity to
stores and medical services, and the
amount of money it will cost you each
month to live there.
HOW TO FIND A
SUITABLE RENTAL
UNIT?
Check
with the Housing
Authority for a list of
available rentals.
You
may look for a house, a
duplex, an apartment, or a
mobile home.
When
you pick up your
voucher, ask the staff to
brief you on how much
you can afford to spend
and on the price range for
a unit.
When
you look at a
unit, tell the landlord
you have a voucher.
Ask
the landlord when
the unit will be
available for move-in.
If
you have a pet, ask if the
landlord will allow pets in
the unit.
Ask the landlord when the
unit was built.
Units
built before 1978
may contain lead paint.
Lead
paint exposure can
harm young children and
babies even before they
are born.
If
the unit was built
before 1978, look for
peeling and/or flaking
paint on both the interior
and the exterior.
You
will be asked to sign
a statement that you
have been warned of the
dangers of lead paint.
 The
unit will have to pass a
Housing Quality Standards
(HQS) inspection.
When you look at a unit
check the following items:
The
unit must have
working smoke alarms.
(At least one per level)
The
unit must have working
dead bolt locks on the
outside doors.
Does
the unit have
appliances?
Is
the unit in good
condition?
Do
the windows work?
Does the plumbing work?
Do the lights work?
Is
the unit safe?
Is the neighborhood
safe?
Will you feel safe?
Avoid the poverty areas.
Is
the unit in good
repair? Does it need
work?
 What
type of heating
system does the unit use?
 Un-vented gas space
heaters are illegal and not
allowed on the program.
Does
the unit have air
conditioning?
Is
the unit large
enough for your
family?
LEASING THE UNIT
OF YOUR CHOICE
 Once
you have found a unit you
can afford and that meets the
program regulations, you and
the landlord must complete and
sign the “Request or Lease
Approval” form and return it to
the program coordinator.
First,
she will complete
the rental computation to
determine if the rent is
affordable for your
household and
reasonable.
If
there is a problem
with the price, you will
be notified.
RENT REASONABLENESS
 The
rent the landlord is charging must
be comparable to the rent of like units
on the open market. In other words,
the landlord cannot charge a Section
8 person more rent than he would
charge anyone else.
Unless
you are disabled,
you cannot rent a unit
that is owned by any
member of your family.
Second,
she will schedule
an inspection of the unit.
If the unit needs repairs,
the landlord will be given
an opportunity to make
them.
 If
the unit passes inspection, your
“Request for Lease Approval” will
be approved and your paperwork
for the file will be processed.
When your paperwork is ready for
signature, you will be asked to
return to the office.
WHAT PAPERWORK
WILL I SIGN AND
WHY?

You will execute a lease agreement with
your landlord. The Housing Authority
is NOT your landlord. The lease states
the terms you and your landlord must
follow. It will contain the following
important information:
Who
unit.
can live in the
The
amount of the
contract rent: Your
portion and the Housing
Authority’s portion.
Amount of the security
deposit.
When
the rent is due.
How much extra your
landlord can charge you
for paying your portion
of the rent late.
Whether
or not you can
have a pet.
What
type of utilities the
unit has and if your
landlord is responsible to
pay any of them.
Your
lease term is for
one (1) year. You may
not move in the first
year.

Thereafter, if you are in good standing,
you may move with a thirty (30) day
written notice to the landlord and to the
Housing Authority. If you decide to
move, you MUST contact the program
coordinator first. Your failure to do so
can result in loss of your voucher.
The
lease also states
your rights and
instructions for the
maintenance of the
unit.
“Obligations of the
Family” listed on your
voucher are the government
regulations you must obey
to participate on this
program and to maintain
your housing assistance.
 The
MOVING INTO YOUR
NEW HOME
Once
your paperwork is
completed and signed,
you will pay the landlord
your portion of the rent
for the first month.
You
will also need to
pay the landlord the
security deposit.
You
will get your keys
from the landlord.
You
will also need to get
your utilities turned on.
Housing
regulations
require that the utilities
must always be on.
Failure to maintain your
utilities can result in
program termination.

Only those persons listed on the lease
agreement you signed may live in the
unit. If you need to drop or add a
family member, you must obtain
Housing Authority permission in
writing to do so. You must also inform
your landlord.
You
are responsible to
maintain your unit and to
keep it clean and sanitary.
 If
you break something, you
must pay the landlord to have it
repaired.
 If something in the unit is in
need of repair not caused by
you, please contact your
landlord and request this.
 If
you landlord fails to
answer your request for
repairs or does not properly
fix the item, please contact
him again, this time in
writing, and send a copy to
the program coordinator.
 You
are responsible for the
actions of your guests. Please
do not jeopardize your housing
by allowing guests to disturb
the neighbors or to break the
law.
AFTER I HAVE
MOVED IN, WHAT
NEXT?
One
you have moved into
your unit and are settled,
you will need to pay your
portion of the rent and
your utilities when they
are due each month.

You will need to inform the program
coordinator anytime you have a change
in family income or if someone listed
on the lease moves out. If you want to
add a person to your lease, you must
obtain written permission BEFORE you
let them move in.
 Not
only must the landlord
approve the new person(s), but
so must the Housing Authority.
They will have to “qualify” for
housing just like you did when
you applied.
 There
are severe penalties if
you fail to abide by these rules.
Both your landlord and the
Housing Authority can take
action. You can be evicted and
you can lose your voucher
assistance.

Whether or not you have reported any
household changes or not during the
year, the Housing Authority is required
to review your case to re-determine
your eligibility once per year at the
anniversary of your lease date. This
will involve re-qualifying for assistance
just like you did when you first applied.
Your
unit will be inspected
annually at this same
time.
You
and your landlord will
be asked to sign a new
“Request for Lease
Approval” form.
You
may move at this time
with proper thirty (30) day
notice with continued
assistance if you are in
good standing with the
program regulations.
HOUSING
REGULATIONS

From time to time the Housing
Authority may contact you and request
information from you. You must
provide this information and you must
respond if you are contacted. Your
failure to do so can result in program
termination.
Please
become familiar
with the “Obligations of
the Family” listed on your
voucher so that you know
what is required of you by
the government.
Remember
to report all
changes in income or
family composition in
writing in our office within
ten (10) days.
 We
transmit the income
information we have on you to
HUD where it is compared to the
income information the federal
government has on you from
sources like the Social Security
Administration and private
employers.

1.
2.
If you have failed to report your
income correctly you face:
Being terminated from the
program, or
Being required to repay overpaid
assistance.
It
is much easier to pay as
you go than to “pay back”.
If
it is reported that you
have a person living with
you who is not on your
lease, the burden of proof
will be on you. You will have
to prove that the person is
not living with you.
 If
you want to add a person to
your lease, you must request
permission from the Housing
Authority and your landlord.
You
must not violate the
terms of your lease.
You
may not sub-lease
your unit to someone
else.
You
must reside in your
unit and use it as your
primary residence.

The Housing Authority is here to assist you.
If at any time during the year you feel you
need counseling about your housing,
PLEASE feel free to contact our Housing
Counseling Staff. It is one of the goals of the
New Braunfels Housing Authority to keep
you in your unit. If you have a financial crisis
that might cause you to lose your rental unit,
we may be able to help. Please contact us at
830-625-6910.