fact sheet - The City of Ann Arbor
SECTION 8
PARTICIPANT RESOURCE GUIDE
A directory of local housing, schools and employment resources in
Washtenaw, Western Wayne and Monroe Counties.
Revised January 2013
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U.S. Department of Housing and Urban Development
SECTION 8 RENTAL VOUCHERS
FACT SHEET
Contents
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U.S. Department of Housing and Urban Development
SECTION 8 RENTAL VOUCHERS
FACT SHEET
The Section 8 rental voucher program is one of the federal government’s major programs for assisting very low-income families, the elderly, and the disabled to rent decent, safe, and sanitary housing in the private market. Since the rental assistance is provided on behalf of the family or individual, participants are able to find and rent privately owned housing, including single-family homes, townhouses, and apartments. The participant is free to choose any housing that meets the requirements of the program and is not limited to units located in subsidized housing projects.
Section 8 rental vouchers are administered locally by public and Indian housing agencies (HAs).
The HAs receive Federal funding from the U.S. Department of Housing and Urban Development
(HUD) to administer the Section 8 program. A family is issued a rental voucher and is responsible for finding and selecting a suitable rental unit of their choice, which may include their present unit. Rental units must meet minimum standards of health and safety, as determined by the HA. A rental subsidy is paid directly to the landlord on behalf of the participating family. The family then pays the difference between the actual rent charged by the landlord and the amount subsidized by the program.
HOW DO RENTAL VOUCHERS WORK?
The Section 8 rental voucher program places the choice of housing in the hands of the individual family. A very low-income family who has been selected by the HA to participate is encouraged to consider several housing choices to secure the best rental housing for its needs.
The rental unit must meet an acceptable level of health and safety before the HA can approve payments to landlords under the rental voucher program. When the rental voucher holder finds a unit to occupy and reaches an agreement with the landlord over the lease terms, the HA must inspect the dwelling and review the lease for approval. A rental voucher holder is also advised of the unit size for which it is eligible, based on family size and composition, and the applicable rent levels.
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In the rental voucher program the HA determines a payment standard which is used to calculate the amount of rental assistance a family will receive, but does not affect the amount of rent a landlord may charge or the family may pay.
A Family which receives a rental voucher can select a unit which rents below or above the payment standard. If the unit rent is greater than the payment standard, the rental voucher family must pay more than 30% of its monthly-adjusted gross income for rent and utilities.
However, the family would pay less than 30% of its monthly-adjusted gross income if the total rent were less than the payment standard.
ROLES - - THE TENANT’S, THE LANDLORD’S, THE HA’S, AND HUD’S:
Once an HA approves an eligible family’s lease and housing unit, the family and the landlord sign a lease and at the same time, the landlord and the HA sign a housing assistance contract which runs for the same term as the lease. This means that everyone - - landlord, tenant and HA
- - have obligations to meet their responsibilities within the rental voucher program.
Role of the Tenant:
When a family selects a housing unit, and the HA approves the unit and lease, the family signs a lease with the landlord for at least one year. The tenant may be required to pay a security deposit to the landlord. After the first year the landlord may initiate a new lease or allow the family to remain on a month-to-month lease.
Once the family is settled in a new home, the family is expected to comply with the lease and program requirements, pay its rent share on time, maintain the unit in good condition and notify the HA of any changes in income or family composition.
Role of the Landlord:
The role of the landlord in the rental voucher program is to provide decent, safe, and sanitary housing to tenants at a reasonable rent. The dwelling unit must pass the program’s housing standards and be maintained up to those standards as long as the owner receives housing assistance payments. In addition, the landlord is expected to provide the services agreed to as part of the lease signed with the tenant and the contract signed with the HA.
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Role of the HA:
The HA administers the rental voucher program locally. The HA provides a family with the rental assistance that enables the family to seek out suitable housing and enters into a contract with the landlord to provide assistance payments on behalf of the family. If the landlord fails to meet his/her obligations under the lease, the HA has the right to terminate assistance payments.
Role of HUD:
To cover the cost of the program, HUD provides funds to allow HAs to make housing assistance payments on behalf of the families and HUD pays the HA a fee for the costs of administering the program. When additional funds become available for assistance to new families, HUD will invite HAs to submit applications for additional rental vouchers. Applications are then reviewed and funding awarded to the selected HAs on a competitive basis.
FAMILY SHARE OF RENT VERSUS THE RENT SUBSIDY.
Under the rental voucher program, a family may choose a unit that rents for more than the payment standard and may pay more or less than 30% of its monthly-adjusted income for rent. The HA calculates the maximum amount of rental assistance allowable, which is the difference between the payment standard and 30% of the family’s monthly adjusted income, and pays that amount to the landlord. The family pays the landlord the difference between the total rent and the maximum amount of rental assistance.
The amount of rental assistance paid by the HA changes with the payment standard while the amount the tenant pays varies with the actual rent. For example, if a family locates a unit that rents below the payment standard, it would pay less than 30% of its monthly-adjusted income for rent. On the other hand, if a family decides to rent a unit above the payment standard, it would pay over 30% of its monthly-adjusted income for rent. The Family’s rent share also changes when its income or family circumstances change.
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FREQUENTLY ASKED QUESTIONS
CAN I MOVE AND CONTINUE TO RECEIVE SECTION 8 RENTAL ASSISTANCE?
A family’s housing needs change over time with changes in family size, job locations, and for other reasons. The rental voucher program is designed to allow families to move without the loss of rental assistance. Moves are permissible as long as the family notifies the HA ahead of time, terminates its existing lease within the appropriate provisions, and finds acceptable alternate housing.
The family must initially rent a unit within that jurisdiction for the first twelve months of assistance. After the first twelve months, a family that wishes to move to another HA’s jurisdiction must consult with the HA that currently administers its rental assistance to determine the procedures for moving with continued rental assistance. At that time the family may choose a unit anywhere in the United States where there is an HA administering a Section 8 rental voucher program.
HOW DOES THE PROGRAM STAFF KNOW WHAT SIZE UNIT I NEED?
We allow at least one bedroom or living/sleeping room of appropriate size for each two persons in the family. Persons of opposite sex, other than husband and wife or very young children (5 years of age or younger) shall not be required to occupy the same bedroom or living/sleeping room. Two related but unmarried adults may have separate bedrooms. For example, a single parent with two sons would need a two-bedroom unit. The Section 8 Office may allow exceptions to unit size standards upon request, if needed, because of individual circumstances such as health, handicap, age, relationship, sex or other circumstances that can be documented or verified.
CAN I RENT A HOUSE THAT MY PARENTS OWN BUT AREN’T LIVING IN?
NO. You cannot rent from relatives.
DOES THE SECTION 8 PROGRAM FIND RENTAL HOUSING FOR ME?
NO. During your briefing you will be given information to guide you on how and where to look for rental housing that would suit your needs. The Office also may have some listed leads of apartments and home rentals that are available at the time. However, the responsibility of finding suitable housing rests with you.
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WHERE CAN I LOOK FOR A UNIT?
The Section 8 search jurisdiction includes the following counties:
WASHTENAW COUNTY
Consists of the following cities:
MONROE COUNTY:
Consists of the following cities:
WESTERN WAYNE
COUNTY:
Consists of the following cities:
Ann Arbor Milan
Carleton Belleville
Bridgewater Saline
Maybee Canton
Mooreville Chelsea
Milan New Boston
Whittaker Willis
Monroe Northville
Lima Center Dexter
Sumpter Plymouth
Manchester Ypsilanti
Romulus
Whitmore Lake
DO I HAVE TO MOVE?
NO, as long as the unit you are living in now is located in the areas mentioned above. Also, your unit must meet the basic Housing Quality Standards and your landlord must be willing to participate in the Section 8 Program.
ONCE I FIND A UNIT THAT I THINK WILL QUALIFY, WHAT DO I DO?
You should talk to the landlord about the Program. We suggest that you provide that landlord with the information supplied to you during the briefing. Before a lease can be signed, the unit must be inspected to ensure that it is safe, decent and sanitary. If the unit does not pass inspection, corrections must be made before we can approve the lease.
CAN THE SECTION 8 PROGRAM HELP ME PAY THE SECURITY DEPOSIT?
NO. That is your responsibility. The Section 8 Program allows the Landlord to collect a deposit that is (a) equal to that charged for other tenants in your unassisted private market units, or (b) in cases where there are no private market unassisted units, the Landlord may not charge an amount that is in excess of the private market amount. Collection and use of the deposit must be in accordance with State and Local Law.
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DO I RECEIVE THE SUBSIDY DIRECTLY?
NO. The subsidy is sent, in your behalf, directly to the landlord by the fifth day of each month.
CAN I WORK WHILE RECEIVING HOUSING ASSISTANCE?
YES. All earned income must be reported to the Section 8 Office.
IF MY INCOME CHANGES DURING THE YEAR HOW DOES THIS AFFECT MY RENT
PORTION?
The Section 8 Office re-examines your income and family status every year before your lease expires. We also recertify during the year if your income increases or decreases significantly.
Your rent portion will also go up or down depending on the amount of the change. You will receive notice of this change.
WHAT HAPPENS IF MY FAMILY SIZE CHANGES?
Any changes in family size must be reported to and approved by the landlord and the Section 8
Office. Any changes in your family income and expenses as a result of your change in family size will be verified since it may affect the amount of subsidy that you receive. The Section 8
Office will also want to be sure that your unit is large enough for your family.
CAN THE LANDLORD REQUIRE ME TO PAY MORE RENT THAN IS AGREED ON IN
MY LEASE AND CONTRACT?
NO. That would be an illegal side payment and should be reported to the Section 8 Office.
Some side payments are legal and allowed: for example, for rental appliances, furniture or pet fees. However, any allowable side payments first must be approved by the Section 8 Office and included as an attachment to your lease. We do not give rental subsidies for side payments. Any approved side payments to the landlord must be paid by you, directly to your landlord.
CAN I MOVE TO ANOTHER UNIT BEFORE MY YEAR LEASE IS UP?
You can, however, by doing so you are breaking your lease and you may forfeit your security deposit. If you must move during A LEASE PERIOD, DISCUSS YOUR SITUATION WITH
YOUR LANDLORD AND REQUEST THAT HE/SHE AGREE TO A MUTUAL RECISION
OF THE LEASE. You must have the mutual rescission in writing signed by both you and the landlord before the paperwork for the new unit can be started. In any event, you must give at least 30 days and not more than 60 days advance notice, in writing, to your landlord. You must give the Section 8 Office a copy of the notice.
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HOW IS THE RENT SUBSIDY CALCULATED? CAN YOU PROVIDE AN EXAMPLE?
This is a simplified explanation of how the voucher subsidy is calculated. It is presented only to provide an example of the rules that determine the amount of the voucher and the portion the renter may have to contribute. Every case is different. It is HUD policy that no more than 30% of a person's adjusted income be used for rent.
Consider the case of John and Maria Sample. They have one child and no major medical expenses. Only John works, sometimes. Here is what they would pay for a 2-bedroom apartment renting for $690 under difference income scenarios ($0, $500, $1000, $1500 and $2000/month).
Note that the AAHC payment standard for a 2-bed unit is $900 and the applicable Utility
Allowance is $192 if tenant pays all utilities.
In simple terms, the more the family makes (Scenarios A-E), the more it pays towards rent (line
8) and, at the same time, the voucher HAP payment made to the landlord by AAHC becomes smaller (line 7). Note that for very low income families, AAHC may provide a check (URP) to help with utilities (line9).
Scenario F shows the effect of renting a unit for an amount that exceeds the Payment Standard when utilities are considered. A voucher holder earning $1000/month has rented a bigger apartment for $800 instead of $690. In this case the tenant in this case will pay $422 a month, instead of $312 (in pink). The tenant should ask his/her caseworker to explain how much they can pay for a unit with their voucher. Remember, every case is different and these examples are simplified calculations and do not show all variables that must be considered.
1. Monthly Gross Income (I)
2. Rent for 2-bed apartment (R)
3. 30% Adjusted Income (TR)
Scenario: A B C D E F
$0 $500 $1000 $1500 $2000 $ 1000
690 690 690 690 690 800
50 162 312 462 612 312
4. Utility Allowance (UA)
5. Gross Rent Allowed (R+UA)
6. Payment Standard (2 beds)
192
882
900
192
882
900
192
882
900
192
882
900
192
882
900
192
882
900
7 . HAMC voucher paymt (HAP)
8. Tenant Payment (TTP)
9. Utility Reemburs. Payt (URP)
640 528 378 228 78 378
50 162 312 462 612 422
142 30 0 0 0 0
This information is provided as an example of TTP, HAP, and URP only and intended for education purposes only.
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Note: The tenant rent (3) is 30% of the gross annual income (monthly x 12) minus deductions, in this case $480 for the child, and then divided by 12 again. AAHC requires a minimum $50 rent participation that may be waived under certain hardship cases.
The utility allowance (4) varies greatly and each unit is different. In this case we are considering all utilities to be paid by tenant for an apartment-type unit. Consult your caseworker if you want more information about this.
The gross rent allowed is the reasonable rent (R) plus the utility allowance (UA). This should be less than the Payment Standard (PS) to avoid additional rent payment by tenant. Note that AAHC does not allow tenants to rent unit for amounts that exceed 40% of adjusted income. In the event of rental increases the tenant in a more expensive unit will pay for any additional (see Scenario F and amounts in pink above).
Once a contract is approved and signed, and the unit inspected, AAHC will pay its share of rent directly to the landlord (line 7). This is called the HAP - Housing Assistance Payment. The tenant(s) will usually also pay a part of the rent based upon his/her/their income (line 8). If the tenant's part of the rent is less than the Utility Allowance (and the utilities are to be paid by the renter), the tenant will receive a Utility Reimbursement Payment (URP) for the difference (line
9).
The Section 8 voucher assistance payments are subject to HUD regulations and US Government rules. Any unreported income, fraud or illegal activity by either landlord or renter may result in criminal charges. Because the Voucher program is income-based, any changes to income or family composition may change the rental payment calculations. These changes should be reported immediately to AAHC , not when the contract expires or is renewed.
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Courthouse Square Apartments
100 S 4 th Ave
734-665-5511
1-2 bedrooms, Elderly only
Lakestone Apartments
4275 Eyrie (Scio Township)
734-665-1695
1-3 Bedrooms
Mill Creek Townhomes
3050 Birch Hollow Dr.
734-971-1730
1-3 bedrooms
Evergreen Pointe
3089 Woodland Hills Dr
734-971-2132
1-3 bedrooms
Glencoe Hills Apartments
2201 Glencoe Hills Dr
734-971-5455
1-3 bedrooms
Ann Arbor Woods
2167 Medford, Ann Arbor
734-971-3101
1-3 bedrooms
Washtenaw County
Landlord Listing
Ann Arbor
Campus Management
337 E. Huron, Ann Arbor
734-663-4101
Greenbrier Apartments
3615 Greenbrier Dr
800-693-1500
Efficiencies
– 2 bedrooms
Hillcrest
1980 Pauline Blvd
734-761-1897
Studio – 2 bedrooms
Homestead Commons
3103 Homestead Commons Dr
734-971-4858
1-3 bedrooms
Woodchase
1100 rabbit Run Circle
734-998-1000
1-3 bedrooms
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Washtenaw County
Landlord Listing
Ypsilanti
Arbor Pointe
2020 Arbor Circle East
734-434-9800
1-3 bedrooms
Camelot Apartments
2982 Washtenaw
734-434-0576
1-2 bedrooms
Laurel Bay
1632 Laurel Bay Dr.
734-484-1400
1-2 bedrooms
Ford Lake Landing
8753 Spinnaker Landing
734-487-7100
1-3 bedrooms
Golfside Lake
Apartments
2345 Woodridge way
734-434-1016
Studios -2 bedrooms
Aspen Chase
2960 International Dr.
734-434-0297
1-2 bedrooms
Ridgewood Apartments
4141 Green Meadows
Blvd
734-971-0635
1-2 bedrooms
Huron View Apartments
855 Green
734-483-6007
2-3 bedrooms
Oakwood Park
Apartments
1712 Timberidge
888-455-8749
1 -2 bedrooms
Lake Pointe Apartments
5900 Bridge Rd
734-484-1850
1- 3 bedrooms
River’s Edge
440 Villa Dr
734-485-7900
1-3 bedrooms
Huron Heights/ Huron
Ridge
669 Woburn
734-480-1600
2-3 bedrooms
Lexington Club
2225 Golfside
734-572-9000
Studio- 2 bedrooms
Fairway Trails
214 S. Hewitt Rd
734-434-2552
1-2 bedrooms
The Villas
2911 Bynan Dr
734-434-1743
1-2 bedrooms
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Washtenaw County
Landlord Listing
Milan, Manchester, Dexter, Whitmore Lake
Bayview Apartments
215 W. Main St., Milan
734-480-7400
1-2 beds; 3-4 beds (house style)
Canfield Crossing
409 Canfield, Milan
734-439-7422
Siena Gardens
140 Lauff Dr, Milan
866-648-8506
1-2 bedrooms
Walkabout Creek
2230 Melbourne Ave, Dexter
734-426-0410
1-3 bedrooms
Manchester Apartments
600 E Duncan
734-428-9270
1-3 bedrooms
Woodhill Senior Apartments
521 Galloway Dr
734-428-0555
Westbrook Apartments
700 Westbrook Rd, Whitmore Lake
734-449-4213
2- 3 bedrooms
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Western-Wayne County
Landlord Listing
Belleville
Archwood Apartments
41470 East Archwood, Belleville
734-665-5511
1-2 bedrooms, Elderly only
Green Meadows
11551 Quirk Rd, Belleville
734-699-8700
1-3 bedrooms
Village Green of Belleville
46161 Village Green Dr
734-699-2040
Studio-2 bedrooms
Water’s Edge Apartments
74103 Water’s Edge Lane #B119
734-697-0606
1-2 bedrooms
Harbor Club Apartments
9321 Harbor Cove Circle
734-697-7383
Studio – 2 bedrooms
Monroe County
Monroe
Hampton Apartments Norman Towers
1318 Frank Dr 810 W. Elm Ave
734-242-5535 734-243-0253
Efficiencies – 3 bedrooms
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Employment Resources
Washtenaw County Michigan Works!
Service Center
304 Harriet Street
Ypsilanti, MI 48197
1-800-285-WORKS
Workforce Development Services for Job Seekers
Career, job and labor market information
Job, career, and skill self-assessment tools
Resume writing software and support materials
Directories of human service agencies and employers
Information on financial aid, occupational training.
Access to the internet and Michigan’s Talent Bank to register your resume and search job openings
Resources for Security Deposits
& Move-in Costs
Housing Access for Washtenaw County
734-961-1999
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University of Michigan
734-764-1817 http://www.umich.edu
Eastern Michigan University
734-487-1849 http://www.emich.edu/cantact/
Washtenaw Community College
734-973-3300 http://www.wccnet.org/
Wayne County Community College
313-496-2600 http://www.wcc.edu
Monroe Community College
734-242-7300 http://www.monroeccc.edu
Ann Arbor Public Schools
734-994-2200 http://balas.aaps.k12.mi.us
Milan Public Schools
734-439-5050 http://milanareaschools.org
Manchester Community Schools
734-428-7333 http://www.mcs.k12.mi.us
Schools
Dexter Public Schools
734-424-4100 http://web.dexter.k12.mi.us
Chelsea Public Schools
734-433-2200 http://www.chelsea.k12.mi.us
Whitmore Lake Public Schools
734-449-4464 http://www.wlps.net
Ypsilanti Public Schools
734-714-1204 http://www.ypsd.org
Belleville Public Schools (Van Buren)
734-697-9123 http://www.wcresa.k12.mi.us/vanburen
Lincoln Consolidated School District
734-484-7000 http://lincon.k12.mi.us
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Advantages of Moving Into Desirable Neighborhood include: Access to good services, and especially to good schools. Presence of adults who can serve as role models for acceptable behavior. Absence of negative influence from peers, especially for teenagers. Informal networks through which to gain access to services and employment. Low levels of crime and violence. Physical access to jobs.
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