Section 8

What is Section 8?

Section 8 is also referred to as the housing choice voucher program. It helps an individual and their family who have a low income so that it can be much easier for them to afford it. Section 8 provides a hygienic and secure house. For those who are focused on budget and are not able to afford much, section 8 housing can be the best choice. In this article, I will tell you how to apply for section 8 housing.

Types of Section 8 Housing Programs

There are 4 types of section 8 housing vouchers:

• Tenant-based housing choice voucher 
• Hcv homeownership voucher
• Project-based voucher
• Project-based rental assistance 

It is also important to take a look at if the Section 8 housing program is appropriate for your rentals or not.

NOTE: A section 8 voucher is a voucher you need while renting a section 8 property. 

1. Tenant-Based Housing Choice Voucher

Now, is this a tenant-based voucher or voucher-based upon tenant?

Tenant-based housing choice is the most common type of voucher. With this voucher, a tenant can find the house of their preference and the best part is there are no laws or demands by the government that the landlord has to look upon while choosing a tenant. 

Another advantage is that if a family chooses to move, they can take the voucher with them. But, it is important to notify PHA (Public Housing Agency) as they have to terminate the lease of the rental agreement. 

2. HCV Homeownership Voucher

The homeownership voucher gives families an opportunity to utilize their voucher to rent homes that are assisted by the HCV program. However, it is important to note down that the HCV program is not given by most of the PHA’s. 

You need to have some qualifications if the homeownership voucher is offered by the PHA. The program offers help to prospective homebuyers in repaying a mortgage loan for up to 15 years. 

3. Project-Based Voucher

The project-based voucher is where a landlord makes a contract with a housing agency to rent the house to families with low income. Even the rent amount is determined by the authority which is accepted by the landlord too. 

Here, you do not have to provide a location in order to pay the rent. Although project-based vouchers are exclusive to residential units rather than renters, once a family has lived in Section 8 housing in Oklahoma for one year and is in good standing with the housing authority, a PHA will often convert a project-based voucher to a tenant-based voucher.

4. Project-Based Rental Assistance

Project-based rental assistance allows tenants to pay rent that is based on their income level. If used well then, project-based rental assistance can be a source of long-term affordability. HUD’s Project-Based Section 8 initiative provides private multifamily housing owners with a long-term project-based rental assistance arrangement to keep their units affordable.

Also Read: Section 8 Landlord Responsibilities

Eligibility for Section 8

1. Family Status

You must meet HUD’s requirements on what they really mean by family. You need to contact the PHA of your local area to find out about the qualifications for section 8. 

There are a few conditions you need to meet on family status for being eligible for section 8.

• Do you have children or not?
• At least one person over the age of 62.
• One or more individuals in the house with a disability.
• Displacement by government action or destruction caused by a natural disaster.

2. Your Income Level

Section 8 is usually meant for people with low income. The good news for people with very low income is that to meet this requirement their annual income must be below a certain amount. 

The income level here is also broken down into 3 sections. Let me show it to you 

Extreme Low Income	30% of the area’s median income
Very Low Income	50% of the area’s median income
Low Income	80% of the area’s median income

3. Status of Your Citizenship

Even though Section 8 has been beneficial to a lot of people, it’s said to know that it’s only eligible for American citizens and those who have qualified immigration status. If you belong to one of these two categories there are some procedures that you have to follow. 

If you are an American citizen then the PHA will make you do the following things:

• Sign a statement that states that all of your family members are American citizens.
• Request a U.S. passport, social security card, or other documents to check each person’s citizenship status.

If you have a qualified immigration status then the PHA will make you do the following things:

• Make you sign a statement specifying that you meet the criteria for immigration.
• You must send INS documentation proving your immigration status.
• Check your details with the Internal Revenue Service.
• Check if you have signed a consent form allowing them to use the information they’ve gathered.

4. Eviction History

Like other rental procedures Section, 8 also has some requirements in terms of eviction. You should have a bad eviction history due to some criminal activities. Your eviction history will also determine if you are eligible for section 8 or not. If you have a bad eviction history there is no chance of you getting the property in section 8 unless it’s reasonable and convincing. 

How to Apply for Section 8 Housing?

Let me provide you with the steps and procedures you need to follow to apply for section 8.

1. Visit Your Local PHA

Even if the documents have been looked upon by the Department of Housing of the US and HUD it still needs to be administered by your local public housing agency. Your PHA will check if you meet every criterion to meet the needs of getting section 8 housing or not.

2. Prove That You Are Eligible

Your local PHA will check if you are eligible for the section 8 housing program or not. The PHA will check your family status where you have to meet certain conditions regarding the members of the family. Your income level will also be checked here. The income level will be categorized into 3 sections as mentioned above before.

3. Section 8 Application

Application for Section 8 housing choice vouchers are also available on websites and can be filled up online. Section 8 Housing Choice Voucher applications are completely free and will be available by mail, or at the local housing authority’s office, depending on the PHA. 

The application would usually request the following information from all household members: 

• Name
• Date of birth
• Social security number
• Gross income

Mailing addresses, email addresses, housing records, criminal history, phone numbers, and other information may be required. When submitting the document, make sure to follow all of the instructions to ensure that it is processed correctly.

4. Waiting List

After filling up the application, you will be on the waiting list. Here the PHA is checking every qualification you have provided them. After the waiting list is done, you will be informed whether you have been accepted or rejected.

 You need to also confirm your waiting list placement. Many waiting lists can take a lot of time. But once the application is confirmed the authorities of housing will contact you.

 5. Find Your Housing

Tenants will have to pay 30% of their income as rent. The rest of the things will be covered by the voucher itself. People must seek out housing that accepts Section 8 vouchers and complies with program standards, which include a physical inspection. PHAs will cover the bills directly to the landlord until accommodation is reserved. 

6. PHA’s Preference or Cutback

Local PHAs may have requirements for individuals who qualify for assistance ahead of others such as elderly citizens with disabilities, those who are homeless and local residents. If you are on a PHA’s preferred applicant list, make sure you let them know. If you don’t, the waiting time will be extended.

The Roles of Tenant, Landlord,  Housing Agency, and HUD

Once the local PHA approves a family, there will be some obligations and responsibilities under the section 8 program.

1. Role of HUD

HUD also pays the PHA a charge to cover program administration expenses. HUD encourages PHAs to apply for grants for additional housing vouchers when additional funds become available to assist new families. 

After that, applications are checked and finances are awarded to the PHAs that are chosen on a competitive basis.HUD oversees the program’s administration by the PHA to ensure that all program rules are followed.

2. Obligations of Tenants

The family that has been approved has to sign an agreement with the landlord of a minimum of 1 year. In some cases, tenants are asked to pay the security deposit too. When a family moves into a new house, they must contribute to the lease and program conditions, pay their share of rent on time, and notify the PHA of any changes in income or family structure.

3. Obligations of Landlord

The role of landlords towards their tenants is to provide safe and comfortable housing at a good rate. As long as the homeowner earns housing assistance benefits, the residential unit must pass the program’s housing efficiency requirements and be kept up to those standards. In addition, the landlord is responsible for providing the facilities agreed to in the contract with the tenant and the PHA contract.

4. Obligations of Housing Authorities

The PHA offers rental assistance to a family in order for the family to find appropriate housing, and the PHA enters into an arrangement with the landlord to make housing assistance payments on the family’s behalf. Tenant health and safety are protected by following the State Sanitary Code and federal laws and regulations.

The PHA has the right to cancel assistance payments if the landlord fails to fulfill the owner’s obligations under the contract. The PHA would need to re-evaluate the family’s income and structure.

Click here: section 8 approved properties OKC to find the section 8 rentals in Oklahoma.

Potential FAQs

Section 8 Housing program is the thing you should consider if you own a rental property in Oklahoma City. If you own or plan to own rental property in Oklahoma City, you will probably have to determine whether or not you want to become a property owner in section 8. There are mixed reviews of the experience of the landlord of Section 8. Some landlords enjoy investing in housing and love Section 8 tenants in Section 8, although some landlords stay away from this initiative. In this article, we will explain the pros and cons of the section 8 program to the landlords.

Individuals Assisted by Section 8 Program

Fig: Pie Chart of Individuals assisted with Section 8 Housing Program

How to Become Landlord of a Section 8 Housing?

The Section 8 housing process is easy to understand. In order to receive the section 8 tenants, you should begin by contacting the nearest Public Housing Authority(PHA) to inquire about the Section 8 Landlord requirements. Each state has its own housing authority office and many cities and counties do have the PHAs. Local Housing Authority typically issues and administer Housing Choice Voucher, whereas in some states the PHAs also carry out this activity. In order to operate the rental property, The Local Housing Authority must approve the property as well as the property. Here are the guidelines you can use for becoming the section 8 Landlords:

Fill Out a Section 8 Landlord Application

You may need to complete an application as a landlord and provide personal details. In order to ensure that they fall in line with rates for comparable dwellings in your city, the housing authority will also check your rental rates. One big downside is that you will be forced to lower your rates if the housing authority thinks that you are overcharging for your rental.

What you need to apply:

• Your personal information
• Your property location
• The asking rent for your property

Complete Property Inspection

Once you are approved as a landlord by the housing authority, an inspector can visit your rental property (if you do need to buy a property, look at Roofstock) to ensure that it meets all local building and safety standards. The method of inspection is a long one. At the very least, on any window and door, you must have working locks, the structure must be solid, and the wiring and plumbing must work safely. You can need to install heating or cooling equipment, such as central air or radiant gas heaters, depending on the location. Some municipal codes can also mandate that outside of the property you install handrails or safety ramps.

Begin Accepting Voucher

Once your property is accepted by the inspectors, you will inform the local housing authority of the vacancy. Then, from the Housing Option Voucher waiting list, it can refer income-qualified applicants to you for review under the admission requirements.

Choose Tenant

Your local housing authority will mail you the percentage of the check decided upon after you have identified a resident and they have signed a lease, while the tenant will be liable for the remainder.

Recommended: Section 8 Landlord Responsibilities

Pros and Cons of Renting to Section 8

So here is the question is renting the property to the section 8 tenants a good idea. Everything in the world has positive as well as negative things so does the Section 8 program. Section 8 has pros as well as cons to the landlords. Some of the pros of the Section 8 Program are as follows:

Pros of Renting to Section 8

ON Time Payment Guaranteed

The greatest benefit of being a landlord in section 8 is that you don’t have to worry about the fees, i.e. by the end of each month in the government’s regular order, you can collect cheques. Depending on the income of the tenant and the estimated utility costs for their house, the government typically pays between 50 percent-65 percent of the tenant’s rent. 

You are assured on-time payment by the government for the rental property until the leasing agreement is in effect and all the paperwork is done.

Lower Vacancy and Turnover Ratio

Because most landlords do not allow vouchers, it is hard for tenants to find voucher-accepting landlords. So, relative to other tenants, section 8 tenants prefer to remain long-term. That means lower vacancy and turnover rates.
Both of which mean higher profit and real estate cash flow.

Higher Allowance Rate

Many cities allow landlords to increase the rent per annum in the 5-8 percent range. These are calculated by the findings of fair market rents from the federal government; more on this below. 

But since the government pays most of the rent, tenants in Section 8 appear not to worry about rent hikes as much.

Partially PreScreened Tenant

Section 8 tenants are partially aided by the federal government. The tenant screening process is carried out by the local authority and includes a criminal background check, drug testing, educational background, and per capita income. The tenant which doesn’t meet the tenant screening process is not given the Section 8 voucher.  It’s beneficial to know that the applicants have met certain criteria to qualify for section 8, but it’s highly recommended to perform tenant screening by the landlord too.

Additional Marketing

Once you and your property have been approved by the local authority for section 8 housing, you can advertise your property i.e house on the local authorities’ website where voucher holders can see it. This reduces the advertising cost and gets your rental in front of many tenants.

Wider Access

Section 8 is a popular program and most of the urban areas have hundreds of tenants on the waitlist. Your property becomes marketable to a larger pool of renters by embracing Section 8, which gives you a greater chance of having it leased.

Cons of Renting to Section 8

Yearly Section 8 Inspection

The local housing authority will send someone each year to carry out the property’s inception to ensure it meets the minimum criteria for housing quality. This inspection must be done even though there is no tenant turnover. 

If you fail the inception, you will be required to fix the issue or you could risk losing your subsidy.

Delayed Initial Payment

In the Section 8 housing program, the initial i.e the first month’s payment for the landlord is delayed until after the tenant has moved in and it can be delayed by one to several months.

There have also been times when tenants have had to wait as long as three or four months for Section 8 to get paid, but you can expect regular payment every month after you receive the first payment.

Red Tape

Government bureaucracy, red tape, and the duration of the approval process to become a landlord in Section 8 can be frustrating, probably reducing the income that a property owner might make from renting to tenants outside Section 8.

Property Damage

Most of the tenants who participate in the section 8 housing program are from low-income backgrounds i.e they are believed to be destructive. There have been many horror stories such as floors being destroyed, big holes in the walls, toilets being cracked, garbage and filth everywhere, and so on. 

 All of the section 8 tenants are not bad at all. There are good section 8 tenants as well as bad section 8 tenants so it is necessary to screen the tenants in proper order.

Security Deposit is not paid by Section 8

Section 8 offers housing vouchers that pay the monthly rent to the tenant. No amount for the security deposit is included in these vouchers. 

If a landlord wants a security deposit to be collected, he or she has to receive this deposit directly from the tenant. This could be a problem because, by being approved for a Section 8 voucher in the first place, the tenant has already shown limited income.

As with any other tenant, you should never allow a Section 8 tenant to move in without first collecting a security deposit from them. The maximum amount you can collect is determined by your state security deposit limit.

Pros of Section 8 Tenants	Cons of Section 8 Tenants
ON Time Payment Guaranteed	Yearly Section 8 Inspection
Lower Vacancy and Turnover Ratio	Delayed Initial Payment
Higher Allowance Rate	Red Tape
Partially PreScreened Tenant	Property Damage
Additional Marketing	Security Deposit is not paid by the Section 8
Wider Access

Conclusion

Section 8 housing is a much-needed assistance program that helps low-income families to live in stable neighborhoods and maintain adequate monthly income to provide the family with.

Now that you’re armed with the correct details of renting to section 8, the pros, the cons, and the facts, go ahead and make a good decision! For several landlords, the Section 8 Housing Voucher program has its position and can be a viable choice. But make sure you know exactly what it is you are getting into before jumping in.

Check out: Section 8 Houses for Rent OKC

FAQs:

The Section 8 housing voucher program was started in 1974 with the creation of the Housing and Community Development Act of 1974. The section 8 housing voucher program is a federal rental assistance program that provides aid for low-income renters to pay a certain portion of the rent. Section 8 housing voucher is the common name for the landlord and tenants in the US, funded by the US Department of Housing and Urban Development. Section 8 Housing Choice Voucher Program is a form of government rent assistance.

Section 8 Housing Participants i.e the tenants choose their own rental unit of their choice and pay a certain amount of the household’s monthly adjusted amount to rent. The rest of the rent is paid by the Public Housing Authority which manages the Household’s Voucher.

Types of Section 8 Housing Program

There are four types of Section 8 Housing voucher programs which are administered a little bit differently;

1. Tenant-Based Housing Choice Voucher
2. HCV Homeownership Program
3. Project-Based Voucher(PBV)
4. Project-Based Rental Assistance (PBRA)

1. Tenant-Based Housing Choice Voucher

Under a housing choice voucher program based on tenants, the voucher follows the tenant. The tenant-Based Housing Voucher is the most popular section 8 voucher. You can find your own home with a tenant-based voucher, as long as the landlord is willing to take part in the voucher program.
This is the Housing Choice Voucher, and you, the claimant, have it attached. The Section 8 assistance remains yours for as long as you are eligible for the subsidy. You are entitled to use the voucher on any property that meets and respects the criteria set out by the PHA. 

2. HCV Homeownership program 

The Housing Choice Voucher (HCV) homeownership program encourages families sponsored by the Section 8 program to use their vouchers to purchase a home and receive monthly aid in meeting the cost of homeownership.

Only families who have been accepted to the HCV program can use the HCV homeownership program and it is not funded by any public housing agency (PHA). PHAs have the authority to decide whether in their jurisdictions to enforce the HCV homeownership program.

3. Project-Based Voucher

The other form of Section 8 is known as the Project-Based Voucher, which is linked to a particular property. For Section 8 tenants, the PHA provides private property owners with a fixed number of vouchers each year to reserve units. The subsidy stays with the property if you move in and then leave; it does not follow you to your next home. These spaces will fill up quickly, but you may have to wait for the current occupant to leave and for your number to be called if they’re all occupied.

4. Project-Based Rental Assistance (PBRA)

Project-Based Rental Assitance i.e PBRA is not a voucher, but rather a form of rental subsidy. At a price below market value, a landlord can rent a unit because the gap is subsidized by the Section 8 program.
Project-based rental assistance provides low-income households around the country with vital affordable housing inventories. This form of rental assistance enables renters, based on their wages, to live in an affordable unit and pay rent.

How Does the Section 8 Housing Program Work?

Section 8 housing program is administered and monetized by the Public Housing Authority(PHA). If you succeed in obtaining the Section 8 Voucher and securing a home that accepts it, your portion of the rent would be 30% of your monthly income.
To receive Section 8 eligible vouchers, tenants have to apply to a local housing office. In order to join the program, these Section 8 tenants will be either accepted, rejected, or wait-listed.

After receiving a voucher that covers up to 70 percent of the monthly rent and utility costs, qualifying families will find a rental unit of their choosing. It is the duty of the families to pay the remaining 30 percent. Usually, Section 8 provides rental support for individuals with disabilities and senior residents, as well as households with low incomes.

Public housing authorities manage housing option vouchers locally (PHAs). Federal funds from the United States are obtained by the PHAs. Housing and Urban Development (HUD) Department to oversee the voucher scheme. There is a waiting list in most communities to obtain assistance until the applicant is eligible.

Learn about: Section 8 Landlord Responsibilities

Eligibility to be Section 8 Tenants

Section 8 Oklahoma housing assistance program is run by the Public Housing Authority. The purpose of this program is to grant housing vouchers to those who meet the requirements. Even to receive the Section 8 Housing Voucher, certain criteria such as citizenship, Family status, Income, and Eviction history.

1. Citizenship

As long as you’re a US citizen or have an eligible immigrant status, you can apply for the Oklahoma housing Section 8 Program. In order to receive a section 8 housing voucher, individuals or applicants must provide evidence of citizenship or eligible immigration status to the Public housing authority.

For American citizens, Public Housing Authority will make you sign a declaration paper stating that you and all members of your family are American Citizens. Certain PHA may also verify each citizenship status by requesting a US passport, Social security card, or other documentation.

For Eligible immigrants, Public Housing Authority will make you sign a declaration paper that you have eligible immigration status. You have to provide Immigration and Naturalization Service(INS) document which proves your immigration status. Eligible immigrants must be ready to do immigration background checks.

Families that are made up of mixed eligible and non-eligible individuals can still qualify for the Section 8 Housing Voucher Program. The amount they will receive, however, be dependent on the number of family members eligible for housing assistance.

2. Income

The income limit will differ on the basis of family size. Income limits are created for families containing from one to eight members. Extremely low income for a family of one may be $15,000 per year, whereas for a family of eight members $30,000 might be extremely low income. The Public Housing Authority sets the income limit on an annual basis. The income level depends on the area’s median income.

Here is an example of the income or AMI rising as per the household size increase:

Household Size	2	3	4	5
50% AMI	$30,000	$33,750	$37,450	$40,450

 They are segmented into three categories:

Type	Income percent
Extremely Low Income	30 percent of the area’s median level
Very Low Income	50 percent of the area’s median level
Low Income	80 percent of the area’s median level

3. Family Status

To be eligible to get the housing voucher, you must meet first the definition of HUD’s definition of family. HUD has set some guidelines on what to define as a family but has given local housing authorities some flexibility in the definition of family.

An individual can get an insight into what family status is required to qualify for getting the housing voucher by going to the local authority office. 

In general, Family status means an individual or group of people who meets any or all of the conditions:

• With or without children
• Any of the individuals in the family is physically disabled or not
• Any of  the individuals in the family is of age over 62
• Has been displaced from their home due to government actions or due to the destruction caused by natural disasters.
• Who stays in a housing unit where the household was receiving the section 8 vouchers after other families move out.
• A single individual doesn’t fit any of the criteria above.

4. Eviction History

Section 8 Vouchers will not be granted to anyone who has been evicted from the property for committing a drug-related activity within the time period of three months or has been found producing methamphetamine in an assisted housing program.

Recommended Article: Renters Insurance Oklahoma.

How to Apply for Section 8 Oklahoma Housing Program?

An individual can apply for section 8 OKC in 3 steps;

1. Obtaining the Application 
2. Completing the Application
3. Submitting the Application

1. Obtaining the Application

You can obtain the Oklahoma section 8 application through the internet, by mail, or by visiting the Public Housing Authority. 

You must submit the application form online if i.e the PHA requires you to submit the application form online. Mailing your application in this scenario can result in the denial of your application. You should carefully read the rules for the submission and follow the guidelines.

The application form for applying for the Section 8 Housing Program is available free of charge. If someones ask for the payment, don’t pay them. Instead, ask your supervisor or find and contact the Public  Housing Authority.

2. Completing the Application

You need to fill up the Application that you have acquired for applying for the Section 8 housing program. You may require to fill up the following things in the application form which are given below:

• Name
• Mail Address
• Email Address
• Date of Birth
• Phone Number
• Social Security Number
• Criminal History
• Gross income of the household member
• Address

3. Submitting your Application

Whether submitting the application form for the section 8 housing program is offline or through online platforms such as email or mail address, you must submit it before the deadline. Submitting the application after the deadline has been met may result in the denial of your application.

What if You Have a Section 8 Housing Voucher?

Bring us your Section 8 housing OKC voucher.

We love working with the Section 8 housing program.

OKC Home Realty Services, LLC, has worked with the housing program for years.

In fact, we’re very familiar with the Oklahoma Housing Finance Agency (OHFA) way of doing things.

And, the Oklahoma City Housing Authority (OCHA) way of doing things.

Many times, we pass the housing inspection the first time around.

We don’t want there to be any delays in your getting into your unit.

You probably already know that many landlords just schedule the first inspection without doing any work at all.

They get the list of repairs and just plan on doing the repairs that are on the list.

Not us.

We have a detailed pre-inspection checklist that our technicians go through so we have an excellent chance of passing the housing inspection the first time around.

Not all of our properties are approved for Section 8.

Call our office at 405-232-5800 to find out if a particular property is approved for your housing program today!

Check out our section 8 Properties OKC

FAQs: