Owner Information

The Section 8 Program was created by the Housing and Community Development Act of 1974, as amended, and is funded by The U. S. Department of Housing and Urban Development (HUD). This program provides rental assistance to low income families in the private rental market. The program was designed to achieve the following goals:

1. To provide improved living conditions for low income families while maintaining their rent payments at an affordable level;
2. To promote freedom of housing choice and integrate lower income and minority families into mainstream society;
3. To provide decent, safe and sanitary housing for eligible participants;
4. To provide an incentive to private owners to rent to lower income families by offering timely assistance payments, a pool of families to select from, and regular inspections to insure upkeep of the property.

Both Section 8 applicants and landlords are sometimes confused as to how families enter into participation in the Section 8 Program. Simply completing an application with the Housing Authority does not give the family housing assistance. Similarly, just because a dwelling unit meets Housing Quality Standards does not mean a prospective tenant will receive Section 8 assistance. Progression from applicant to renter is a multi step process. Please consult the Landlord's Guide for a detailed explanation of this process.

The Section 8 Program is a partnership between the Housing Authority, the landlord and the assisted family.  HACL and the landlord enter into a Housing Assistance Payments (HAP) Contract to establish the subsidy arrangement. The landlord and the assisted family enter into an Assisted Lease Agreement that governs the landlord/tenant relationship.

THE HOUSING AUTHORITY 'S RESPONSIBILITY

1) Receive applications from interested families and determine program eligibility; 2) Explains and disseminates information about the program to families and landlords; 3) Issues the Housing Voucher to the family and assists as needed in helping the family find a suitable dwelling; 4) Inspects and certifies that the dwelling meets Federal Housing Quality Standards; 5) Approves the dwelling, the lease and the landlord’s participation; 6) Executes the HAP contract with the landlord; 7) Makes housing assistance payments to the landlord on behalf of the family; 8) Ensures that both the family and the dwelling continue to qualify for program participation; 9)Monitors compliance by the family and the landlord with program regulations.

THE LANDLORD'S JOB

1) Screen families to determine if they will make good residents; 2) Comply with the terms of the HAP contract with the Authority; 3) Maintain the dwelling in decent, safe and sanitary condition.  Make necessary repairs in a timely and professional manner; 4) Collect rent due from the family in a timely manner and enforce the lease.

THE FAMILY IS OBLIGATED TO

1) Supply the Authority with complete and accurate information concerning family composition and income and comply with all applicable rules and regulations; 2) Make a good faith effort to find a dwelling which qualifies for the Section 8 Program and is appropriate for their family size; 3) Allow for annual inspection of the dwelling and annual re-certification of family status; 4) Comply with all terms of their lease with the owner.

Low Vacancy Rate

You would never have to worry about finding tenants to fill vacancies, because Voucher holders are always looking for good, standard units. The Section 8 Department strives to refer new participants from the waiting list and current participants who are looking for a change in housing.

Good Residents

The probability of your selecting a good resident is high because you will always have several participants to choose from. The choice is yours ‑ you make the selection based on your own selection criteria. Please remember that HACL does not screen perspective tenants (other than for income eligibility). By agreeing to participate in the program you are not required to select a Section 8 tenant if the tenant does not meet your requirements. In addition, because you select one Section 8 family you are not automatically required to lease all of your units to Section 8 participants. Application fees are acceptable. The review of renter references is encouraged.  As in all cases, fair housing is the law.

Maximum Up Keep of Your Property

Since your property will be inspected initially and at least once a year thereafter, you will always know the condition of your property. Coupling this with your own periodic checks, you will be able to ensure that your property is maintained at its highest level. This is particularly important if, someday, you consider selling your property.

Rent Whether Resident Has Income or Not

Most participating families are protected should they ever experience a loss of income. HACL will normally increase its portion of the contract rent. Even if a family has chosen a larger unit and is paying the difference in the rent, the family's portion will decrease and HACL's portion will increase. When a market renter loses his/her job, what recourse do you have if they can't pay the rent? Slow pay, repayment arrangements, and eviction often follow. Section 8 is definitely a bonus in this situation.

Reduced Paperwork

Leases and contracts are prepared at the Section 8 office; we do the paperwork for you. Most landlords start off with just one unit and continue to add units as they learn the process, the paperwork flow, and the numerous advantages of Section 8 participation.

Prior to participating in the Section 8 Program, the Authority requests all prospective landlords to attend a “Landlord Briefing”.  The Briefing explains in detail the rules, regulations and procedures of HACL's Section 8 program.  You may arrange for a briefing at any time by scheduling an appointment with an Authority representative.

Locating prospective tenants is no different in the Section 8 Program than in the private rental market.  However, the Section 8 Program offers the added benefit of an available pool of renters looking for apartments. 

Many landlords wrongly believe that the Housing Authority screens applicants and actually selects eligible families for rental units offered to the program by willing landlords. In other words, they believe their Section 8 residents are HACL's tenants.   This is a major misconception. The Section 8 family renting your house or apartment is your tenant, not the Authority’s.

Once the landlord has selected a tenant with a Section 8 Voucher, it is time to complete the move‑in paperwork. The approval process begins when the family returns to HACL, the following papers, which you have completed for them:

Landlord Information Form: This form is used to provide the Authority with basic information about you.

Request for Lease Approval (RFLA): The RFLA is used to provide information about the dwelling and the payment of utilities. It is very important that you read this form carefully and provide all the required information.

The Request for Taxpayer Identification Number and Certification: As in all matters relating to the reporting of income to the IRS, HACL wants to ensure the accuracy of its records. It is important that the reported income is correct and is applied to the correct tax identification number. For this reason you must complete an IRS W9 form.

A unit ready for participation in the Section 8 program must be inspected by HACL before any housing assistance payments for that dwelling can be made.  An initial inspection must be conducted before any assistance payments begin, regardless of the date of the previous inspection. This inspection is conducted with the landlord or the landlord's agent, not with the family. HACL will not make assistance payments until the unit passes inspection.

We suggest that, before scheduling an initial inspection, you conduct your own informal property inspection, take notes on needed repairs, and proceed with the corrective action. The entire inspection process including a description of the Housing Quality Standards is covered in greater detail in Chapter 4 of the Landlord's Guide.

Whenever a new rental unit is offered to the Section 8 Program, the Landlord's first question often is, “How much is the rent going to be?” HACL’s response is usually another question, “How much are you asking?” And so the rent negotiation process begins....

We would like to bring new dwellings onto the program at the Landlord's requested rental rate. Unfortunately, this is not always possible. In negotiating rental rates, the Authority must consider the following factors:

1. HUD's Section 8 Payment Standard;

2. The size of the unit based on the number of bedrooms;

3. The utilities and other services paid by the tenant;

4. Rent Reasonableness;

5. Rent previously charged for the dwelling.

HACL establishes a “payment standard” for each bedroom size in the Voucher Program. There is a published rate for efficiency through six bedroom size dwellings.  The payment standard represents the maximum amount of rent the Authority is able to subsidize. HACL also publishes utility allowances which are added to the monthly owner charged rent whenever a tenant is responsible for any utility payment.  Both the payment standards and utility allowances are available by clicking the links and in the Document Library.

The payment standard represents rental rates that include all utilities. So, if the tenant is responsible for a utility or service, this will, in turn, reduce the payment standard by an allowance given to the family to offset their utility expense.   If the actual rent exceeds the payment standard, the tenant pays the difference to the landlord.  Please be aware however, that at the time of initial lease up, tenants are prohibited by law from paying more than 40% of their income for rent.

Now that you have selected a tenant, the unit has passed inspection and the rent has been determined, it is time to sign the legal and binding documents:  The Assisted Lease; Housing Assistance Payments Contract; and Tenant and Landlord Statement of Responsibility.

Before executing these documents, the landlord must provide proof of ownership of the property with a copy of either the deed or recent property tax bill. If there is an agent managing the unit for the landlord, a management agreement giving him/her the authority to manage the property and execute documents on behalf of the owner must also be provided.

The Assisted Lease is a contract between the landlord and the tenant establishing the rights and responsibilities of both parties. The lease gives the family the right to occupy and use the interior and exterior of the unit for a specific period of time in accordance with the terms and conditions of the lease. HACL has developed an Assisted Lease that contains all the required HUD lease provisions. The Authority lease provides inclusive rights for both the landlord and the tenant. If a Landlord chooses to use his/her own lease, it must be approved by HACL before the tenant can sign the agreement and a copy of a HUD Lease Addendum must be an attachment to the landlord's lease. The Authority Assisted Lease (or the landlord's HACL approved lease) agreement takes precedence over and voids any other lease that the landlord may have executed with the tenant prior to the HAP Contract with HACL.

The Housing Assistance Payments Contract is between the Landlord and HACL. Part A contains all contract information such as: name of Tenant, dwelling address, initial rent to owner, etc; Part B contains all of the contract terms.

NOTE: If a tenant moves in before the unit passes inspection and contract signing, the tenant will be responsible for 100% of the contract rent until the unit passes and all documents are signed.

Once all the various documents have been executed the Authority will process your initial rent payment. Generally you can expect to receive your initial payment within two weeks of document execution. The Authority distributes routine monthly rental payments by the fifth working day of the month.

The Authority offers landlord's the option of having their payments electronically deposited directly into a checking or savings account. Landlords are strongly encouraged to select this electronic payment option. Electronic payments will appear in your selected account the day following release by the Authority, thus avoiding the delay associated with mailing a paper check. In addition, electronic payment eliminates the possibility of a mailed check being lost or misdirected. You can find the Electronic Payment Enrollment Form in the Document Library.

The Authority also provides landlords the opportunity to determine the status of all rental payments via the Authority's web site. Through our Landlord Access program you can view all rental payments made to you by the Authority. This information is provided in real time and provides a detailed breakdown of each payment by tenant (this is especially useful for landlords with multiple Section 8 properties). You can enroll in the Landlord Access Program by following the links on this web page.

Rental units subsidized by the Section 8 Program must meet Housing Quality Standards (HQS). To ensure that minimum standards are being met, HACL is required to inspect each unit prior to occupancy and on a periodic basis. The following will briefly highlight the important aspects of the inspection process:

Housing Quality Standards Inspection Report:  Regardless of the type of inspection, the landlord will always be provided an HQS Inspection Report. This Report will list the deficiencies and designate a deadline for their correction.

Initial Inspections: A unit ready for occupancy must be inspected before the family can move in or begin receiving a Section 8 subsidy. An initial inspection must be conducted before a new family moves in, regardless of the date of any previous HACL inspection. This inspection is conducted with the landlord or the landlord's agent, not with the family. HACL will not make assistance payments until the unit passes inspection.  A family moving in prior to the dwelling passing inspection and without appropriate authorization from HACL will be responsible for making the total rent payment.

Annual Inspections: Every year an annual inspection of the assisted unit must be conducted. This inspection, which is conducted to insure compliance with HQS, is conducted with the family. Allowing the unit to be inspected annually is a family's obligation and failure to cooperate will result in termination from the program.  The landlord and tenant are notified in advance and in writing of the scheduled inspection. It is recommended that, if the landlord desires to be present for the inspection, they contact HACL for a more specific appointment time. This inspection will typical be scheduled during the same month as the previous year’s inspection.

The landlord and the tenant receive written notification of any deficiencies found during the inspection.    It is the landlord’s responsibility to make any necessary repairs within 30 days or less as indicated in the written notice.  As soon as the necessary repairs are completed it is very important that you inform the Authority that the unit is ready for reinspection. You may notify the Authority that the dwelling is ready for reinspection by telephone, fax or email.  If you ever have a question about the content of a HQS Inspection Report, please call the Authority as soon as possible.  In the long run, you will discover that keeping in touch with the Authority will save you time, and money.

All dwellings assisted under the Section 8 program MUST meet the following requirements:

• Sanitary Facilities: A flush toilet in a separate, private room, a fixed basin with hot and cold running water, and a shower or tub with hot and cold running water shall be present in the dwelling unit, all in proper operating condition.

• Food Preparation and Refuse Disposal: Cooking stove or range top with either an oven or microwave and a refrigerator of appropriate size for the unit, supplied by either the landlord or the family and a kitchen sink with hot and cold running water shall be present in the unit. Adequate space for the storage, preparation and serving of food shall be provided.

• Space and Security: The dwelling unit shall contain a living room, kitchen area and bathroom. The dwelling unit shall contain at least one bedroom or living/sleeping room of appropriate size for two persons. Persons of opposite sex, other than husband and wife or very young children, shall not be required to occupy the same bedroom or living/sleeping room. Exterior doors and windows accessible from outside the unit shall be lockable.

• Smoke Detector: The dwelling unit shall contain a working smoke detector on every level and in an appropriate location to provide maximum warning to occupants should a fire occur.

• Thermal Environment: The dwelling unit shall contain safe heating that is in proper operating condition and provides adequate heat to each room in the dwelling unit, appropriate for the climate to assure a healthy living environment.

• Illumination and Electricity: Each room shall have adequate natural or artificial illumination to permit normal indoor activities and to support the health and safety of occupants. Living and sleeping rooms shall include at least one window. A ceiling or wall type light fixture and at least one outlet shall be present and working in the bathroom and kitchen area. At least two electric outlets or one outlet and an overhead light, shall be present and operable in the living area and each bedroom.

• Structure and Materials: Ceiling, walls and floors shall not have any serious defects such as severe bulging or leaning, large holes, loose surface materials, severe buckling or noticeable movement under walking stress, missing parts or other serious damage. All floors must be covered (e.g., linoleum, carpet, rugs, hardwood, sealant, paint). The roof structure shall be firm, and the roof shall be weather tight. The exterior wall structure and exterior wall surface shall not have any serious defects such as serious leaning, buckling, sagging, cracks, holes or loose siding.

The condition and equipment of interior and exterior stairways, halls, porches, walkways, etc., shall be such as not to present a danger of tripping or falling. All stairs with four or more steps require handrails; porches and balconies more than 30 inches high require guardrails. Elevators shall be maintained in safe and operating condition.

• Interior Air Quality: The dwelling unit shall be free from dangerous levels of air pollution from carbon monoxide, sewer gas, fuel gas, dust and other harmful air pollutants. Air circulation shall be adequate throughout the unit. Bathroom areas shall have at least an operable window or other adequate exhaust ventilation.

• Water Supply:  Either public or private sanitary water supply is acceptable.

• Lead Based Paint:

• Units that were constructed prior to 1978 and are occupied by a child younger than 6 must be inspected for defective paint on all interior and exterior painted surfaces of a residential structure.

• Units that were constructed prior to 1978 and are occupied by a child younger than 6 with elevated blood level (EBL) must receive treatment to all intact and non‑intact interior and exterior painted surfaces of a residential structure.

• Units that were constructed prior to 1978 and are occupied by minors over 6 years old can have some defective paint conditions and pass inspection.

• Access: 

The unit must have a private entrance without going through another dwelling unit. The building shall provide an alternate exit in case of fire.

In addition at least one window in each bedroom must be of sufficient size to permit the occupants to escape a fire and also to allow a fully outfitted firefighter to enter.

An egress window must satisfy all four International Residential Code (IRC) criteria:

Minimum width of opening: 20 in.
Minimum height of opening: 24 in.
Minimum net clear opening: 5.7 sq. ft. (5.0 sq. ft. for ground floor).
Maximum sill height above floor: 44 in.
The diagram below illustrates the relationship between window width and height.
At first glance, you might assume that a 20-in. by 24-in. window (A) would be acceptable for egress. However, those dimensions would yield a net clear opening of only 3.3 sq. ft.
To achieve the required net clear opening of 5.7 sq. ft., a 20-in. wide window (B) would have to be 42 in. high.

Likewise, a 24-in. high window (C) would have to be 35 in. wide.

Please note that the if a dwelling does not offer adequate emergency egress it cannot be approved for participation in the section 8 program.

• Site and Neighborhood: The site and neighborhood must be reasonably free of conditions that would endanger the health and safety of residents, such as dangerous walks, steps, instability, flooding, poor drainage, septic tank back‑ups, excessive accumulations of trash, vermin or rodent infestation, and/or fire hazards.

• Sanitary Condition: The unit and its equipment must be free of vermin and rodent infestation.

The following criteria are provided as a general checklist used in determining a rent ready unit for Section 8 participants and serve as a guide in preparing for the inspection. Other items not listed below may cause the unit to fail. All county, city and state codes must be followed.

1. All utilities on and operating safely.
2. Roof, gutter, facia boards, foundation and exterior walls structurally sound and weather tight.
3. Windows and exterior doors function properly, weather tight, and lockable.
4. Window screens installed on at least one window in each room, if unit does not have a properly working A/C.
5. Stairs, porches and rails must be structurally sound.
6. Handrails for stairs, and guardrails for porches, if required. Generally 4 or more steps for stairs require handrails, and porches 30 inches above ground require guardrails.
7. Properly installed smoke detector on each level of dwelling unit.
8. Adequate heat to all rooms used for living.
9. Water heater properly installed and operable.
10. All plumbing properly installed, leak free and properly vented as required.
11. Approved refuge disposal provided.
12. Site and interior of house free of garbage, debris and infestation.
13. Unit must be vacant and free of any landlord possessions (No storage of any kind including automobiles, furniture, etc.).
14. Stove and refrigerator must function properly and safely.
15. All interior walls, floors and ceilings are safe, structurally sound and weather tight.
16. All painted surfaces free from peeling, chipping, scaling and loose paint.
17. Safe and sanitary conditions throughout.
18. Provide adequate and properly functioning electrical outlets, switches and fixtures.
19. All rooms of unit must be accessible and bedroom ceiling must be at least 7ft.

Landlords are constantly concerned with rising costs and whether rent revenues will cover their operating expenses while allowing for a reasonable return on their investment. Landlords may ask for rental increases on an annual basis.

Before the rent can be increased on an assisted unit, the landlord must file a written request and it must be approved by HACL. Owners are encouraged to complete the Authority's Owner Request for Rent Increase form (available in the Document Library) when requesting a rent increase. The Authority will evaluate all rent increase requests to determine whether the proposed rent is reasonable based on the rents charged for comparable rental units in the unassisted market.

Rent reasonableness plays a very important role in determining what rent HACL can approve for a Section 8 assisted lease and, of course, the annual increase for that lease. If the rent reasonableness test supports the proposed rent, the proposed rent will be approved.

The landlord must give the tenant at least a sixty (60) day written notice of a proposed rent increase. A copy of this notice must be given to the Authority. If it is determined that the tenant was not given sufficient notice of the increase and/or that the proposed rent is not reasonable  in relation to rents charged for comparable rental units, then the proposed rent will not be approved at the time the owner submits the request. It is against HUD regulations to charge a Section 8 assisted tenant more than a non Section 8 tenant. HACL has the responsibility to counsel participant families in the areas of rent negotiation and affordability of rents.

The landlord must also provide the Authority with information regarding the utilities and other services included in the rent. This information will be verified and used in evaluating the landlord's request for a rent increase.

Sometimes, the landlord who signed the HAP Contract sells an assisted unit and the new owner wants to continue receiving housing assistance payments.  Listed below is the process to effect a change of ownership.

If the family is in the first year of the lease term, the prospective buyer must agree to assume the terms of the current lease and contract.  If the lease term has gone over the first initial 12‑month period, the new owner can ask the family to vacate with a 60 day written notice.

The steps to follow when the family is to remain in the unit are as follows:  Send HACL a letter indicating the date of purchase and the name, address and phone number of the new owner;   The new owner must sign a Statement of Intent form confirming his/her intent to honor the housing assistance contract and lease, as well as, inform us where the rent checks are to be mailed;   The new owner will have to fill out a W‑9 IRS Tax form giving us the Social Security or Tax I.D. number;  A copy of the revised property deed is required;  A new HAP contract will be prepared for the owner’s and HACL’s signatures.  A copy of the lease addendum identifying the new owner must be provided to the Authority.  Please note this addendum must be signed by both the landlord and tenant.  In addition, if there has not been a rent increase in the last twelve months, a new rent can be negotiated as part of preparing the new HAP contract.

The initial term of the lease is one year and renews on a month‑to month basis unless terminated by the landlord or the tenant.   The tenant must give the landlord at least thirty (30) but not more than sixty (60) days written notice that they intend to vacate the unit.  A tenant should provide the Authority with a copy of the vacate notice as soon as it is sent to the landlord.   Tenants are not required to give a reason to vacate. However, breaking the lease or giving insufficient notice may jeopardize their continued participation in the Section 8 program.

The landlord, may only terminate tenancy in accordance with the lease, lease addendum and the HAP Contract. During the initial term (the first year) of the lease or during any renewal term, the landlord may only terminate the tenancy because of:
Serious or repeated violation of the lease; Violation of Federal, State, and Local law that imposes obligations on the tenant in connection with the occupancy or use of the unit and the premises; Criminal activity ; Other good cause. During the first term of the lease there must be something the family did or failed to do. Some good cause examples are: disturbing the neighbors, damaging the property, or poor housekeeping habits that cause damage to the unit or the premises.

After the initial term of the lease the landlord may terminate the lease for any of the good causes listed below:

Tenant failure to accept the offer of a new lease or revision (please note the landlord must present this offer at least 60 calendar days prior to the proposed beginning date of the new lease); The landlord's desire to utilize the unit as a residential non-rental unit; or A business or economic reason for termination of tenancy (such as the sale of the property, renovation of the unit, or desire to rent at a higher rate).

It is important to point out that the Authority does not initiate, approve, or otherwise direct the termination of any lease or the eviction of any tenant. All such actions are the responsibility of the landlord and must be done in accordance with State and local law, and as stipulated in the HAP Contract. There is no distinction between Section 8 and private rental tenants concerning evictions. The Pennsylvania Landlord/Tenant Law applies equally to both.

The HAP Contract may be terminated by HACL for the following reasons:

If the lease is terminated for any reason; If the unit fails to meet HQS requirements; If the family moves out for any reason; If HACL is not responsible for any portion of the contract rent for a period of 180 calendar days; If the family size decreases or increases with proper notice from HACL; If the family is terminated from the program; or If the landlord is not in compliance with the provisions of the HAP Contract.

If HACL terminates the HAP contract for any reason, the lease automatically terminates.

The Authority requires (in accordance with the HAP Contract for the landlord and the Family Obligations for the tenant) that copies of termination and eviction notices be furnished to HACL.  If you ever receive a termination or eviction notice from your landlord we strongly encourage you to immediately contact HACL to discuss the matter.

The Department of Housing and Urban Development is seriously concerned about fraud in the Section 8 Program and has instructed the Authority to emphasize the importance of running a fair and honest program.

The collection of side payments from Section 8 tenants is a serious offense, which is punishable under federal Law. Side payments include, but are not limited to, rent payments collected from Section 8 tenants in addition to the agreed upon Contract Rent. Other examples of side payments include:   rent on appliances which are included in the rent; fees for routine maintenance services covered under the lease agreement; charging tenants for utilities which are included in the rent; and requiring Section 8 tenants to perform services in lieu of payments (for example, their own maintenance). If HACL discovers or suspects that a landlord is collecting any type of side payment, we will report the matter to HUD’s Inspector General's Office for investigation, and possible prosecution under federal law.

If you are offering a "rent special", such as a free month's rent or a rental rate that is below the rental rate quoted to HACL, then you must offer the same rent special to prospective Section 8 tenants. Whenever you sign a HAP Contract with us, you are certifying that the rent you are charging the Section 8 tenant is no greater than the rent you are charging non-Section 8 tenants. By not offering Section 8 tenants an advertised or posted rent special, you are in violation of this provision of the contract.

On April 11, 1968, Congress passed the Civil Rights Act of 1968.  Title VIII of this Act is commonly referred to as the Fair Housing Law.  Through this act and subsequent amendments, Congress declared a national policy of providing fair housing throughout the United States. The Fair Housing Act prohibits discrimination in housing because of: Race or Color; National Origin; Religion, Sex; Familial Status (including children under the age of 18 living with parents or legal custodians; pregnant women and people securing custody of children under the age of 18);  or Handicap.

In the sale and rental of housing, no one may discriminate in taking any of the following actions: refusing to rent or sell housing; refusing to negotiate housing; making housing unavailable; denying a dwelling; setting different terms or conditions for sale or rental of a dwelling; providing different housing services or facilities; falsely denying that housing is available for inspection, sale or rental; for profit, persuade owners to sell or rent (blockbusting); denying anyone access to or membership in a facility or service (such as a multiple listing service) related to the sale or rental of housing

If you do not currently have a policy to ensure the objective and nondiscriminatory selection of families, then you should consider developing one. Such a policy will be to your advantage, because in promoting fair housing, you will minimize your exposure to unfounded housing discrimination complaints. After all, fair housing is a right afforded to all persons seeking housing, whether they are Section 8 participants or private market renters, and it is your obligation as a landlord to comply with the law that guarantees this right.

A security deposit protects the landlord if the tenant moves out leaving damages, unpaid rent, late charges, and/or unpaid utilities, which the tenant is responsible for under the terms of the lease. The deposit is paid by the tenant to the landlord and cannot exceed one month's gross rent.  Deposits must be collected and reimbursed according to Pennsylvania State law.

The Landlord may charge a reasonable application fee, credit check fee, pet fee, and key deposits. Some apartment communities charge a cleaning fee in lieu of the security deposit.

Important Note

The family must pay all up front fees;  HACL will not assist the family with any of these up front charges.  All fees charged must be consistent with the fees charged to your non‑assisted tenants. The collection of a security deposit greater than one-month rent is considered an illegal side payment and will be treated in accordance with HUD rules and regulations regarding fraud in the Section 8 Program.

Rent reasonableness plays a very important role in determining what rent HACL can approve for Section 8 assisted leases. The Authority must determine whether a proposed rental rate is reasonable based on the rents charged for comparable units in the unassisted (non Section 8) market. Such factors as location, age of unit, number of bedrooms, square footage, amenities, utility arrangement, and overall unit quality are considered when comparing proposed Section 8 rents to those of comparable units.  See chapter 7.6 of the Landlord’s Guide for further information concerning rent reasonableness.

As you might expect, HACL utilizes a variety of forms, notices and HUD documents in administering the Section 8 Program.  Listed below are examples of some of the documents you will encounter during your participation as a Section 8 landlord. Examples of many of the forms listed below can be found in the Document Library:

Available Property Listing Form

Landlord’s Instructions For Lease Approval

Request For Lease Approval

Request For Taxpayer ID Number

Payment Standards

Housing Choice Voucher

Utility Allowances

HQS Inspection Report

Inspection Notification

Move-in/Move-out Inspection Report

Signing of Documents Notice

Amendment To HAP Contract and Lease

Annual Inspection Notice

Notice of Inspection Findings

Request for Rent Increase

Applicant/Participant Change of Information

You may contact us at anytime with any questions or comments you may have concerning the Section 8 Program. You can send a general email to the Authority by visiting the Contact Us page. In addition, you can obtain specific contact information for all Authority departments and staff by visiting the Staff page.