Section 8
Department
Housing Authority of the
Birmingham District
(205) 521-7460
Version: May 2015
Briefing Packet
Welcome To
If there is anyone with a
disability which requires
assistance, please let us
know before we proceed
Housing Authority of the Birmingham
District
(HABD) Section 8 Housing Choice
Voucher (HCV) Program
Table of Contents
Welcome-------------------------- 1
General Information
About Section 8----------------- 2
Voucher--------------------------- 2
Subsidy Standard--------------- 3
Landlord Packet----------------- 3
Portability------------------------ 4
Search for Housing-------------- 4
Determining Amount of
Housing Assistance
Payments------------------------- 5
Lease and Tenancy
Addendum------------------------ 10
Request for Tenancy
Approval-------------------------- 11
We are pleased to offer you Section 8 Rental Assistance. The Section 8 HCV Program is
designed to assist you with rental assistance payments, while assuring that you are in
decent, safe and well-maintained housing. In this meeting, we explain important
information about the Section 8Program and answer questions before you begin your
search for housing.
The Housing Authority (HA) will:
 Establish your portion of the rent, which is based on 30% of your income.
 We will assure well-maintained and safe assisted housing by inspecting the unit
initially and annually.
You Will Be Responsible For:

housing
 Paying your security deposit
 Cleaning your unit
Grounds for
Termination---------------------- 12
 Reporting needed repairs to the owner
Informal Hearing
Procedures------------------- 12-13
 Paying your portion of the rent to the owner
Notice to Family with a
Disabled Member---------------- 13
 Keeping all tenant-paid utilities active
Notice of Changes to Family
Composition During the Search
for Housing---------------------- 13
Privacy Reporting---------------- 14
Security Deposits---------------- 14
Instructions for the Family---- 15
Commonly Asked Questions--16-17
Page 1 of 17
Review Appendix 1
How the Section 8
Program Works
General Information about Section 8
Wondering who is
responsible for what?
Read General
Information
Here we have outlined your basic
responsibilities, as well as those of
the landlord and the HABD. Please
make yourself familiar with this
section.
HABD Responsibilities

To inspect and approve your
unit

To annually review family size

To issue payment to the landlord
Review Appendix 2
Family Responsibilities
&
Landlord Responsibilities
Tenant Responsibilities

To search for housing

To provide complete, accurate,
and truthful income/family
information
Tenant Responsibilities Cont.

To pay the tenant portion of rent

Adhere to lease terms and conditions

Cooperate with annual inspection and
recertification

Keep appointments with HABD
Landlord Responsibilities

Comply with HUD/HA requirements

Screens and selects tenants (HABD
only determines program eligibility)

Maintains property in compliance with
HQS
Voucher
This document tells you:
Want to know about
your Voucher?
Read Voucher
 TheThe
number
of bedrooms
youyou
number
of bedrooms
are assigned,
are assigned,
 The dates you can search for
housing
 The rules you must follow to
continue participation in the
section 8 program (additional
rules from federal regulations
may apply)
 The Initial term of the voucher is
(60 days)
A family must submit a competed
request for tenancy approval (RFTA)
prior to the expiration of the voucher.
Once the RFTA has been submitted,
the time on the voucher stops, or is
suspended. If the unit is
unacceptable for the program, the
family will be
given the remaining time on the
voucher from when it was
suspended to look for new housing.
Under portability you may be able to
use your voucher in an area that is
not within the Housing Authority of
the Birmingham District jurisdiction.
Review Appendix 3
Section 8 Voucher
Page 2 of 17
Subsidy Standard
The HA has assigned the number
of bedroom(s) based on your family
size. To avoid overcrowding,
vouchers are issued in accordance
with the subsidy standards set
forth below:
Have questions about the
bedroom size on your
voucher?
Read Subsidy Standard
Number of Persons
No. of Bedrooms
0
1
2
3
4
5
Minimum
1
1
2
3
4
5
Maximum
1
2
4
6
8
10
Our general policy indicates that a
bedroom
may be expected to be

shared by at least two children of the
same gender. Adults (18 years and
 are generally provided a
older)

separate
bedroom. However, the Head

of Household
and spouse may be
expected to share a bedroom.
Exceptions to the occupancy
standard are considered when a
physician or other qualified
professional has provided
documentation of the need for a
separate bedroom or when city or
local codes dictate a different
occupancy standard.
The Landlord Packet
The Landlord Packet, also referred to as
the Request for Tenancy Approval (RFTA)
Packet, contains documents that need to
be completed by the family and the owner
before we can assist you with your
housing payment. The landlord packet
contains the following forms, certifications
and documents for the owner and/or tenant
to complete:

Landlord Inspection Checklist

Applicant Balances Owed to HABD

Request for Taxpayer ID Number

Unit Inspection Request

Request for Tenancy Approval

Tenant Supplied Appliances

Lead Paint Disclosure Form
Page 3 of 17






Outside Rental Agreement
Adjusted Income Regulation
Section 8 Owner Agreement
to Indemnify
Certification to Rent
Landlord Acknowledgement
Provision of Utility Services
Review Appendix 4
Landlord Packet
Portability
Thinking of living outside of
Birmingham-Jefferson County?
Read Portability first.
You may consider searching for housing in areas outside of the BirminghamJefferson County jurisdiction. Portability means you may use your voucher in an area
that is not within the Housing Authority of the Birmingham District jurisdiction.
You are not, however limited to living within the Birmingham-Jefferson area.
A list of Housing Authorities located in the United States and Puerto Rica is
located on the follow United States Housing and Urban Development web site:
http//portal.gov/hudportal/HUD?src=/program_offices/public_indian_housing/HA/cont
acts
Review Appendix 5
Portability Procedures
Search for Housing
Are you ready to start
your search for housing?
Read Search for Housing
for suggestions.
Review Appendix 6
The Housing Search Process
&
Barriers to Finding a Unit
Page 4 of 17
The Housing Authority of the
Birmingham District includes
the following areas of
Jefferson County, AL:
Adamsville, Bessemer, Birmingham,
Brighton, Brookside, Brownsville
Cahaba Heights, Center Point,
Ensley, Fairfield, Forestdale,
Fultondale, Gardendale, Graysville,
Homewood, Hoover, Hueytown,
Huffman, Irondale Lipscomb,
Maytown, McCalla, Midfield, Morris,
Mountain Brook, Mulga, Palmerdale,
Pinson,Pleasant Grove, Roebuck,
Roosevelt City, Siluria, Tarrant,
Trussville, Vestavia Hills, West
Jefferson, West End, Wylam
You can search for housing in any of these
cities/communities. For the convenience of
Section 8 participants/applicants, HABD
maintains a "Landlord Referral List" containing
rental units potentially available to persons
holding a Section 8 Voucher. Use of the referral
list is strictly voluntarily and HABD makes no
guarantees that you will be selected by the
landlord or that the unit will pass inspection. The
list is available in the Section 8 Office and is
generally updated monthly.
We recommend that you begin your
search as soon as possible.
Determining the Amount of Housing Assistance
Payments
Determining Payment Standards
Under the Section 8 rules, the HA
establishes Section 8 “payment standards’
for its Section 8 program that are based on
the number of bedrooms in the unit to be
rented. Thus, each HA has a zero-bedroom
(or studio) payment standard, a onebedroom payment standard, a two-bedroom
payment standard, etc. These payment
standards are used to calculate the
maximum amount of the Section 8 rent
subsidy the HA will pay for units rented
through the program. If the HA increased its
payment standard, the amount of rent
subsidy automatically goes up, and if the HA
decreased its payment standards, the
amount of rent subsidy automatically goes
down.
Each October, HUD publishes new FMRs
for every housing market in the United
States. FMRs are also based on the
number of bedrooms in the rental unit
(e.g., one-bedroom FMR, two-bedroom
FMR, etc.) and are intended to reflect
modestly priced rental housing costs in
that housing market area.
A HA has the discretion to set its section 8
payment standard between 90 and 110
percent of the FMR for that area. The
HABD currently has set its payment
standard at 100 percent of the FMR for our
area. Table 1-1 represents the current
payment standards by bedroom for the
HABD Section 8 Program.
Housing Authorities have some flexibility to
establish their Section 8 payment standards.
The payment standards are based on HUD’s
Fair Market Rents (FMRs).
Table 1-1
Payment Standards
100% FMR
Bedrooms
FMR
Payment Standard
1
$705
$705
2
$786
$786
3
$997
$997
4
$1,027
$1,027
5
1,181
$1,181
Page 5 of 17
Do you want to know the
amount of your rent subsidy?
Read Determining Housing
Assistance Payments
Determining Total Tenant Payment
In the Section 8 program, both the
Section 8 household and the HA pay a
portion of monthly housing costs,
including rent to the owner as well as
any tenant-paid utilities. The household's
share is called the "total tenant payment"
and is based on the household's income.
The amount of the HA rent subsidy is
determined by several factors including:


the income of the Section 8
household;
rental housing market costs in
the community where the
Section 8 voucher is being
used (payment standard);
 and the amount of rent and
any tenant paid utilities for the
unit that will be leased by the
Section 8 household (gross
To fully understand the Section 8 program,
it is important to understand how the
following three components relate to one
another:
1. The Section 8 household's total tenant
payment, based on Section 8 rules;
2. The Section 8 rent subsidy, based on
the HA Section 8 payment standard; and
3. The total cost of the housing, including
the rent charged by the owner, as well as
the cost of any tenant-paid utilities (gross
rent). HUD requires this cost to be
"reasonable" based on modest housing
costs for the locality.
Table 2-1 illustrates the relationship
among these three components.
rent).
Table 1-2
Three Components of the
Section 8 Benefit
Total Tenant Payment
$150
Section 8 Rent Subsidy
+ $350
Total Housing Costs
= $500
In the Section 8 program, the monthly
cost of the housing is paid for by a
combination of the total tenant
payment and the Section 8 rent
subsidy.
Page 6 of 17
For people with disabilities particularly
people with disabilities receiving SSI
benefits - the rent subsidy provides most
of the funding for monthly housing costs.
Total Tenant Payment
To fully understand HUD's current rules
about the total tenant payment, it helps to
review some of the history of the Section
8 program.
When the Section 8 certificate program
began in 1975, it was based on the
principle that low-income households
should not pay more than 30 percent of
their monthly adjusted income toward
housing costs.
When the Section 8 voucher program
was added in 1988, the voucher program
rules initially had no limit on the amount
of the total tenant contribution. However,
as mentioned earlier, in 1998 the federal
government "merged" the Section 8
certificate program and the former
Section 8 voucher program and created
the new Section 8 Housing Choice
Voucher Program. The new Housing
Choice Voucher Program (referred to as
the" Section 8 program" in this packet)
has both a minimum and maximum total
tenant payment rule.
Minimum and Maximum Total Tenant
Payment
Under the new Section 8 voucher
program, the minimum and maximum total
tenant payment rules preserve some
flexibility for Section 8 households in terms
of how much they choose to contribute
toward housing costs. The basic rule for
the minimum tenant contribution is still the
same - Section 8 households should
contribute 30 percent of monthly adjusted
household income toward housing costs,
including any tenant-paid utilities.
Under the new program, there is also a
maximum total tenant payment, which is
set at 40 percent of monthly adjusted
income. This means that Section 8
households typically pay at least 30
percent of their income, but could pay as
much as 40 percent of their income toward
rent and any tenant-paid utilities when
they first move in to a unit.
The effect of the 30 percent minimum and
40 percent maximum total tenant payment
rule is illustrated below in Table 1-3 for a
household with a monthly adjusted income
of $500.
Table 1-3
Minimum and Maximum
Total Tenant Payment
Tenant Monthly
Adjusted Income
$500
Minimum Total Tenant
Payment @ 30% of $500
$150
Maximum Total Tenant
Payment @ 40% of $500
$200
In this example, the Section 8 household
would pay at least $150 toward monthly
housing costs, but could choose to pay up
to $200 - an increase of up to $50 - if they
wanted to rent a more costly unit. Note
that the choice of whether the
Page 7 of 17
Section 8 household wants to spend more
than 30 percent of their monthly income
toward housing costs is not actually made
until the household selects a unit during the
housing search process.
The minimum and maximum total
tenant payment should always be
calculated by the HA and provided to
the Section 8 household at the time
that the voucher is first issued at the
Section 8 briefing session. It is
important for the Section 8 household
to understand this flexibility within the
Section 8 program before the
household begins the housing search
process.
This information, along with the HA's
Section 8 payment standard and
maximum Section 8 subsidy amount
(discussed next), is needed for the Section
8 household to know which units available
for rent in the community can be approved
within the financial limits of the Section 8
program.
Determining Maximum Rent Subsidy for Assisted Units
Once the minimum tenant contribution
and the HA's Section 8 payment
standards are known, the maximum
amount of the Section 8 rent subsidy
can be calculated. The maximum HA
rent subsidy is the highest amount of
Section 8 rent subsidy that the HA is
authorized by HUD to pay to the
owner.
.
The maximum Section 8 rent subsidy is
calculated by subtracting the minimum total
tenant payment from the HA payment
standard. This rule is illustrated in Table 1-4
below:
Table 1-4
Maximum Rent Subsidy
HA 1-bedroom
payment standard
$450
Minimum Total
Tenant Payment
$150
Maximum HA Rent Subsidy
However, the maximum HA rent
subsidy is not necessarily the actual
rent subsidy that the HA will pay on
behalf of a specific household. The
actual HA rent subsidy will be based
on the cost of the unit selected by the
Section 8 household and can be less
than the maximum subsidy.
The HA ends up paying the
maximum rent subsidy only if the
Section 8 household selects a unit
with housing costs that are equal to
the applicable Section 8 payment
standard. If the cost for the unit is
less than the payment standard, then
the HA rent subsidy will be less.
If the cost of the unit is more than
the payment standard, it means
that the Section 8 household
must pay more than 30 percent
of its income as its total tenant
payment.
Page 8 of 17
=
$300
This rule is illustrated by the examples in
Tables 1-5 and 1-6. In both of these
examples, the Section 8 one-bedroom
payment standard is $450 and the
household's minimum total tenant
payment is $150. Therefore, the maximum
HA rent subsidy is $300.
The cost of the actual unit selected by the
household varies in each table.
In Table 1-5 below, the cost of the actual
unit selected is $450, which is the same
as the HA's one-bedroom payment
standard. The HA will therefore pay the
maximum HA rent subsidy of $300 and
the household will pay the minimum total
tenant payment of $150.
Table 1-6 illustrates what happens if the Section
8 household selects a unit that costs $425, which
is $25 less than the HA one-bedroom payment
standard.
Table 1-5
Cost of Unit Equal to HA Payment Standard
HA 1-Bedroom Payment
Standard = $450
Actual cost of the
Unit selected
$450
Minimum total
tenant payment @ 30 percent
-$150
Actual HA rent subsidy
= $300
If the unit selected by section 8
households costs more than the
applicable HA payment standard, then
the household will be required to pay
more of their own income toward
housing costs (i.e., more than the
minimum total tenant payment).
However, the household may not pay
more than 40 percent of income (i.e.,
maximum total tenant payment) when
they first move into a unit. This situation
is illustrated in Table 1-7 using the same
basic income and payment standard
information used in Tables 1-5 and 1-6,
except the cost of the unit is now $475,
which is $25 higher than the payment
standard.
Table 1-7
Cost of Unit More Than HA
Payment Standard
$450
Minimum total tenant
payment @ 30 percent
$150
Maximum HA
rent subsidy
Page 9 of 17
Table 1-6
Cost of Unit Less Than HA
Payment Standard
HA 1-Bedroom Payment
Standard = $450
Actual cost of the
unit selected
$425
Minimum total
tenant payment @ 30 percent
- $150
Actual HA rent subsidy
= $275
In Table 1-7, the maximum HA rent
subsidy permitted is still $300 and the
minimum total tenant payment is still $150
for a total of $450. However, the cost for
the unit is $475.
In order to rent this unit, the household will
be required to pay the additional $25
because the Section 8 rent subsidy cannot
be increased. Therefore, the total tenant
payment goes up to $175. Because of the
Section 8 flexibility, the household will be
permitted to pay the additional $25, as
long as the total tenant payment by the
household does not go above 40 percent
of income (i.e., the maximum total tenant
payment), which in this example is $200.
Actual Cost of Unit
HA 1-bedroom
payment standard
Maximum total tenant
payment @ 40 percent
In Table 1-6, the HA rent subsidy
decreases by $25 to $275 because the
cost of the unit is $25 less than the HA
payment standard. The minimum total
tenant of $150 does not change, even
though the rent for the unit is less
Maximum HA rent
subsidy + minimum
total tenant payment
Shortfall in order
To rent unit
$475
$450
($300 + $150)
$25
($475-$450)
- $200
Actual total tenant
payment needed
$300
($450 - $150)
$175
($150 + $25)
Using This Information to Select Housing
The previous tables illustrate just I how
complicated it is to select housing within
the Section 8 rules.
The minimum and maximum tenant
contribution and the maximum PHA rent
subsidy are all used to help you select
housing that can be approved within the
Section 8 cost guidelines. Because
these guidelines depend on a flexible
PHA payment standard, and a flexible
total tenant payment, it is important that
you know how to work within this
framework to find appropriate housing.
1. For tenants willing to pay up to 40
percent of monthly income toward housing
costs, the maximum monthly housing cost
cannot exceed the total of the maximum
total tenant payment and the maximum
PHA rent subsidy.
2. For tenants willing to pay no more than
30 percent of monthly income toward
housing costs, the household should look
for housing with "total housing costs" that
do not exceed the PHA payment standard.
Review Appendix 7
Sample
Calculations
Despite this complexity, two basic rules
apply when selecting housing in the
Section 8 program.
Lease and Tenancy Addendum
Want to know
about
the lease?
Read Lease &
Tenancy
Addendum
You must have legal capacity to
enter a lease under State and local
law. “Legal capacity” means that you
are bound by the terms of the lease
and may enforce the terms of the
lease against the owner.
You and the owner must enter a
written lease for the unit. The
lease must be executed by the
owner and you.
1)
2)
3)
Page 10 of 17
The names of the owner and the
tenant; the monthly rent to
owner; and
The unit rented (address,
apartment number, and any
other information needed to
identify the contract unit);
The term of the lease (initial
term and any provisions for
renewal);
“Execute” means that the lease is
signed by the owner and you.
The PHA may review the lease to
determine if the lease complies with
State and local law. The PHA may
decline to approve the tenancy if the
PHA determines that the lease does
not comply with State or local law.
The lease must specify all of the
following:
4) The amount of the monthly rent to
owner; and
5) A specification of what utilities
and appliances are to be
supplied by the owner, and what
utilities and appliances are to be
supplied by the tenant
Lease and Tenancy Addendum cont.
The HAP contract form required by
HUD shall include an addendum (the
“tenancy addendum”), that sets forth:
i)
The tenancy
requirements for the
program in accordance
with HUD regulations;
and
ii)
The composition of the
household as approved
by the HA (family
members and any HAapproved live-in aide).
All provisions in the HUD-required
tenancy addendum must be added
word-for-word to the owner's standard
form lease that is used by the owner for
unassisted tenants. You shall have the
right to enforce the tenancy addendum
against the owner, and the terms of the
tenancy addendum shall prevail over
any other provisions of the lease.
Review Appendix 8
The HUD Required
Tenancy Addendum
Request For Tenancy Approval
Once you find a suitable unit and the owner
is willing to lease the unit under the program,
you must request tenancy approval from the
PHA. The request for tenancy approval is a
form provided to you by the HA at the time
you receive your voucher.
The Request for Tenancy Approval Form
contains basic information about the rental
unit selected by the family, including the unit
address, number of bedrooms, structure
type, year constructed, utilities included in
the rent, and the requested beginning date
of the lease.
Owners must specify the amount of rent
charged for the unit and certify that the rent
charged
to the housing choice voucher tenant is not
more than the rent charged for other
unassisted comparable units.
Owners must also certify that they are not
the parent, child, grandparent, grandchild,
sister or brother of any member of the
family, unless the PHA has granted a
request for reasonable accommodation for
a person with disabilities who is a member
of the tenant household. Finally, for units
constructed prior to 1978, owners must
either 1) certify that the unit, common
areas, and exterior have been found to be
free of lead-based paint by a certified
inspector; or 2) attach a lead-based paint
disclosure statement.
Once the Request for Tenancy Approval
Form has been completed, it is to be
returned to the Section 8 office along with
the Landlord Packet.
Review Appendix 9
Request for
Tenancy Approval
Page 11 of 17
Grounds for Termination












Have questions
about Program
Terminations?
Read Grounds
for Termination
The Housing Authority (HA) may deny or
terminate assistance to a family for reasons
including the following:
If any family member commits fraud,
bribery, or another corrupt or criminal
act regarding any federal housing
program
If any member of the family has
ever been evicted from public
housing

If the family has engaged in or
threatened abusive or violent behavior
towards personnel
If any family member commits drug
related violent, or other serious
(felony) criminal activity

If a family violates any family
obligation as stated in the voucher
and/or federal regulations




Review Appendix 10
Denial or Termination
of Assistance


If the HA determines that any
family member is illegally using a
controlled substance
If the HA determines that any
family member’s abuse of alcohol
interferes with the health, safety,
or right to peaceful enjoyment of
the premises by other residents
If the family currently owes rent or
other amounts to another HA in
connection with Section 8 or public
housing program(s)

If the family breaches an agreement
with the HA to pay amounts due

If the family violated program
requirements or failed to meet family
obligations while previously
participating in the Section 8 HCVP
with another HA

Informal Hearings
The HA must provide program
participants with the opportunity for
an informal hearing to consider
whether certain HA decisions are
 Determination of annual
adjusted income to compute
Housing Assistance Payment


Determination of appropriate
utility allowances for tenant
paid utilities from HA utility
allowance schedule
Determination of bedroom
size under the HA subsidy
standards
Page 12 of 17
are in accordance with the law, HUD
regulations and HA policies. An
opportunity for a hearing is required for
HA decisions regarding the following:

Determination to terminate
assistance for participant family
because of family’s action or
failure to act.

Determination to terminate
assistance because the family
has been absent from the
assisted unit for longer than
HUD rules or HA policy allow
Have questions about a
HABD decision?
Read Informal Hearings
Request for an Informal Hearing Procedure
A participant in the Section 8 program
has the right to request an informal
hearing solely for the purpose of
determining whether or not a decision
to terminate assistance was in
compliance with HUD regulations or
HA policies.
Want to Request a
Hearing?
Read Request for
Informal Hearing
Procedure
.
The request for an informal hearing
must be submitting in writing and must
be received by the Housing Authority
within 10 (ten) days from the date of
the notification of determination.
Review Appendix 10
Informal Hearing
Procedures
Notice to Family with a Disabled Member
A family with a disabled member has a
right to reasonable accommodation.
Requests for accommodation should
be submitted in writing or otherwise
communicated to the HA Staff. A
family may request a current listing of
accessible units known to the Housing
Authority.
Need an accessible
unit?
Read Notice to a
Family w/ a disabled
member
Notice of Changes to Family Composition During
the Search for Housing
Expecting a
Change in family
Size?
Read Notice of
Changes to Family
Composition….
Page 13 of 17
If you are searching for housing
when a change in family
composition occurs, you have 10
days from the occurrence of the
change to report the change to the
Housing Authority.
However, the change must always be
reported before and in conjunction with the
submission of a "Landlord Packet." If you
are searching for housing when a change
in family composition occurs, you have 10
days from the occurrence of the change to
report the change to the HA
Privacy Reporting
We are required to provide information to
prospective landlords about your previous
and/or current tenancy if this information is
requested by a prospective landlord. The
HA must give the owner the family’s
current address, as shown in the HA
records; and the name of address, if
known to the HA, of the landlord at the
family’s current and prior address.
When a family wants to lease a dwelling
unit, the HA may offer other information in
the HA’s possession about the family,
including information about the tenancy
history of family members, or bout drug
trafficking by family members.
What Information
will HABD share
with prospective
landlords?
Read Privacy
Reporting
Security Deposits
Questions about your
Security Deposit?
Read Security
Deposits
Tenants must be prepared to pay the
security deposit; the Housing Authority
does not assist with security deposit
payments. The owner may collect a
security deposit from the tenant. The
security deposit amount collected must be
in compliance with state and local laws.
Owners are prohibited from charging
Section 8 families more of a security
deposit than their unassisted families.
The security deposit charged must be fair
and reasonable. The HA does not assist
Section 8 tenants with the payment of their
security deposit or damage deposit.
Families are responsible for paying the
utility directly to the owner.
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Under HUD regulations, the security
deposit is used to cover damages caused
by the tenant. Under state law tenants are
responsible for the damages they have
caused to their unit.
The HA does not set or establish the
security deposit amount which the owner
may charge. The rule states that the
owner cannot charge any more than he
would for a tenant on the open market.
Instructions for the Family
Want suggestions on what
to look for?
Read Instructions for
The Family
Begin your search for housing immediately.
You may look for a house, duplex, or
apartment. There is valuable information in
the booklet entitled “A Good Place to Live”.
When selecting your unit, consider the
following:

The condition of the unit

Utility responsibilities

The location of the unit

Public transportation
accessibility

Convenience for employment,
schools and doctors

The security deposit
After you have found a unit you must:
1. Have the owner complete the
landlord packet. The Housing Authority
does not provide a lease. The owner is
responsible for providing a lease
agreement. Make sure you read and
understand the lease before you sign.
The owner must agree to sign a tenancy
addendum which becomes part of the
lease. If there is a conflict between the
owner’s lease and the HA lease addendum, the
HA lease addendum prevails.
2. Return the landlord packet and
the Request for Tenancy Approval
to the HA office.
3. Once we receive you landlord
packet, we will contact the owner to
set up an inspection within 7 to 10
working days. At the time of the
inspection:

All utilities must be on and
all routine maintenance must
be complete.

The Stove and refrigerator
(if provided by the owner) must be
in the unit to pass inspection.
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4. If the unit passes the
inspection an appointment will be scheduled for
you and your landlord to sign the lease and HAP
contract. Payments cannot be made before the
unit passes inspection.
* If the unit does not pass
inspection, we will allow the
owner 30 days to make the
repairs.
* If the owner cannot make the
needed repairs, you may contact
the office and begin the process
again, provided there is time
remaining on your voucher.
Commonly Asked Questions
Still have questions?
Read Commonly Asked
Question for answers.
These are not all-inclusive solutions, but merely
suggestions for how to handle various situations that
may occur. The Section 8 staff is available to assist
with additional concerns or problems.
Q: What should I do before signing a lease?
A: Conduct a personal inspection of the unit;
The inspector does not look for cosmetic beauty.
Make sure you want to live there because the
lease requires occupancy for one year.
Read the lease: make sure you understand your
obligations.
Q: What procedure should I follow if repairs
are needed?
A: Contact the owner. If the owner has not
responded in a timely manner, write a letter to
the landlord that explains the problem and send
a copy of that same letter to the Housing
Authority Inspection Manager.
A word of caution: if you caused the
damages, you are responsible for the repairs.
Never withhold rent based on needed
repairs to the unit.
Q: May I move into the unit as soon as I find one?
A: The Housing Authority cannot tell you and the
owner what date you may move in. But we can tell
you when we will begin the contract (ie. payments
on your behalf). We will begin the contract and
payment on the first day the unit passes inspection
(unless you and the owner agree to a later date). If
the unit has not passed this agency’s inspection
and you have moved into the unit, you are
responsible for that rent.
Q: What happens if I cannot pay my rent?
A: Always pay your rent. As much as we would like to
end on that note, we realize there are times when
situations may prevent you from complying. The
decision as to what happens depends on the owner.
Some owners choose to evict immediately. Contact
your landlord and resolve the problem. Serious or
repeated violation of the lease such as eviction for
non-payment of rent or utilities that are shut off, or
damage to unit beyond normal wear and tear can
result in termination of the assistance.
Q: What should I do if someone wants to move in
with me?
A: You must request approval to add any member to
your unit. The Housing Authority and the owner must
give you permission before anyone moves into your
unit. Promptly notify the HA in writing of the birth,
adoption or court-awarded custody of a child.
Page 16 of 17
Q: May I move into the unit as soon as I find
one?
A: The Housing Authority cannot tell you and
the owner what date you may move in. But we
can tell you when we will begin the contract
(ie. payments on your behalf). We will begin
the contract and payment on the first day the
unit passes inspection (unless you and the
owner agree to a later date). If the unit has not
passed this agency’s inspection and you
have moved into the unit, you are
responsible for that rent.
Q: What should I do if someone moves out
of the home?
A: Promptly notify the HA in writing if any family
member no longer lives in the unit.
Documentation of the former member’s new
residence will be required.
Q: What should I do when my income
changes?
A: A decrease or increase in income should be
reported, in writing, within 10 days of the
change.
Commonly Asked Questions continued…
Q: What should I do if I want to
move?
A: Check to see when your lease
expires and for renewal provisions.
The initial lease term is a minimum
of one year. After the first year,
the language in the lease dictates
when you can move. A minimum 30
Day written notice from the first of
the month is always required. If
problems develop during the lease
term, all parties (the owner, the
tenant, and the Housing Authority)
must agree to rescind or break the
lease.
Q: What must I do to keep my Section
8 Housing?
A: Follow the rules and regulations of
the housing program and adhere to
the lease. Each year, the Housing
Authority is required to complete an
annual reexamination. This is simply
a review of your income and family
size to determine that you are in
the appropriate sized unit and to
determine that your rent is
consistent with your income. It is
essential that you keep scheduled
appointments with our office and
the inspector.
Q: What should I do in order to get my
security deposit back when I
move?
A: Return the unit to the owner in good
condition; clean the unit thoroughly
and return the keys.
Housing Authority of the
Birmingham District
1301 25th Avenue North
Birmingham, Alabama 35204
Phone
(205) 521-7460
TDD:
7-1-1
or
(800)-676-3777
Fax
(205) 521-7855
We’re on the
Web!
See us at:
www.habd.org
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