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 ensure the upkeep of the property.

Both Section 8 applicants and landlords are sometimes confused about 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 Participant'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 on time and enforce the lease.

The family is obligated to:

1) Supply the Authority with complete and accurate information concerning the family composition and income and comply with all applicable rules and regulations; 2) Make a good faith effort to find a dwelling that 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.

The United States Department of Housing and Urban Development (HUD) develops rules and regulations, which govern the Section 8 program. A number of these rules are related to your obligations as a Section 8 participating family. It is essential that you clearly understand these obligations to participate in the program successfully. Failure to abide by HUD or HACL regulations may result in termination by HACL of your housing assistance.

The family must:

1. Supply any information that HACL or HUD determines necessary, including evidence of citizenship or eligible immigration status and information for regularly scheduled reexamination or interim reexamination of family income and composition.

2. Disclose and verify social security numbers and sign and submit consent forms for obtaining information.

3. Notify HACL and the owner in writing before moving out of the unit or terminating the lease.

4. Allow HACL to inspect the unit at reasonable times and after reasonable notice. Two missed appointments for inspection is considered a breach of this family responsibility.

5. Use the assisted unit for residence by the family. The unit must be the family's only residence

6. Promptly notify the HACL in writing of any change in your family income or family composition.

7. Pay utility bills and supply appliances that the owner is not required to supply under the lease.

The family (including each family member) must not:

1. Own or have any interest in the unit (other than in a cooperative or the owner of a manufactured home leasing a manufactured home space).

2. Commit any serious or repeated violations of the lease.

3. Commit fraud, bribery, or any other corrupt or criminal act connected with the program.

4. Participate in illegal drug or violent criminal activity.

5. Sublease or let the unit or assign the lease or transfer the unit.

6. Receive Section 8 tenant-based program housing assistance while receiving another housing subsidy for the same unit or a different unit under any other Federal, State, or Local housing assistance program.

7. Damage the unit or premises (other than damage from ordinary wear and tear) or permit any guest to damage the unit or premises.

8. Engage in threatening, abusive, or violent behavior toward any HA personnel.

9. Be related to the landlord. The landlord cannot be the parent, child, grandparent, grandchild, sister, or brother of any participating family member. The only exemption that the HACL may approve is if a family member is a person with disabilities.

Any information the family supplies must be accurate and complete.

If HACL terminates the assistance of a participant, the Authority will allow the participant to contest the Housing Authority's decision under the Section 8 Administrative Plan.

Before 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.

Step 1 – Finding a dwelling

Locating an apartment is no different in the Section 8 Program than in the private rental market. Tenants and landlords sometimes wrongly believe that the Housing Authority screens applicants and selects eligible families for rental units offered to the program by willing landlords. In other words, they think that Section 8 residents are HACL's tenants. This thought is a major misconception.

The owner of the property you choose to rent is your landlord, not the Housing Authority! For better or worse, you have selected the dwelling and must assume responsibility for your choice. This responsibility applies to renting in both the private market and the Section 8 program.

Step 2 – Completing the move-in paperwork

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

Landlord Information Form: This form provides the Authority with basic information about the landlord.

Request for Lease Approval (RFLA): The RFLA is used to provide information about the dwelling and the payment of utilities. It is essential that the landlord 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 essential that the reported income is correct and is applied to the correct tax identification number. For this reason, the landlord must complete an IRS W9 form.

Step 3 – The HQS Dwelling Inspection

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 previous inspection date. 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, the landlord is encouraged to conduct their own informal property inspection, taking notes on needed repairs and proceeding with corrective action. The entire inspection process, including a description of the Housing Quality Standards, is covered in greater detail in Chapter 4 of the Participant's Guide.

Step 4 – Setting The Rent

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 want 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 can subsidize. HACL also publishes utility allowances 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. Suppose the tenant is responsible for a utility or service. In that case, 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. However, please be aware that at the time of initial lease-up, tenants are prohibited by law from paying more than 40% of their income for rent.

Step 5 – Lease and Contract Signing

Now that you have selected a dwelling, 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 a recent property tax bill. If an agent manages the unit for the landlord, a management agreement giving them 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 per 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 their 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 before the HAP Contract with HACL.

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

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

Step 6 – Receiving Payment

Once all the various documents have been executed, the Authority will process the initial landlord rent payment (and, if applicable, tenant utility payment). Generally, you and the landlord can expect to receive the initial payments within two weeks of document execution. The Authority distributes routine monthly rental and utility payments by the fifth working day of the month.

Usually, the first question a Section 8 participant asks is, "How much of the rent will I have to pay?" Unfortunately, HACL's answer is "That depends." 
Determining the participant's share of the monthly rent depends on many factors and can, in some cases, be rather complicated.
The first step in determining your share of the rent is to start with your family's total annual income. Annual income includes income from employment, Social Security and SSI benefits, any form of public assistance, workman's compensation, unemployment compensation, pensions, annuities, and the income from any investments (checking accounts, savings accounts, IRAs, bonds, etc.). Remember that HACL determines your income on an annual basis. In addition, we base rent calculations on gross pay from employment, not net pay.
After computing the total annual income, we determine if the family is eligible for any deductions. Generally, non-elderly, non-disabled families are eligible for a $480.00 deduction for each minor child in the household and the cost for any un-reimbursed child care expenses. Elderly and disabled families receive a $400.00 deduction for the family, the cost for medical expenses (which exceed 3% of gross income), and the $480.00 minor child deduction.

After determining adjusted annual income, calculating the tenant's and HACL's portion of the rent can begin. Under the voucher program, the rent calculation is based on the payment standard. The payment standard sets the maximum gross rent (rent + all tenant-paid utilities) that HACL can subsidize, not necessarily the maximum rent the tenant may pay. Generally, if the gross rent is less than or equal to the payment standard, the tenant's share of the rent will be 30% of their adjusted monthly income. If the gross rent exceeds the payment standard, the tenant's share of the rent will increase. A detailed explanation and examples of the rent calculation are in Chapter 9 of the Participant's Guide.

All families must report any changes in family income or family composition to HACEL within 30 days. All changes must be reported in writing. Changes reported over the telephone are not accepted). You are encouraged to report your change using the Applicant/Participant Change of Information Form. You can find this form in the Document Library section of the website. You can also obtain a copy of the form by calling or emailing the Section 8 Department.

Rental units subsidized by the Section 8 Program must meet Housing Quality Standards (HQS). To ensure that minimum standards are met, HACL is required to inspect each unit before occupancy and periodically after. 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 any previous HACL inspection date. 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 before the dwelling passing inspection and without the 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, conducted to ensure compliance with HQS, is conducted with the family. Allowing the unit to be inspected annually is a family's obligation. 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 typically 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. The landlord's responsibility is 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 an HQS Inspection Report, please call the Authority as soon as possible.

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 have at least one bedroom or living/sleeping room of appropriate size for two persons. Persons of the 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 in proper operating condition and provides adequate heat to each room, 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 support occupants' health and safety. 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 weathertight. 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 not 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 to safe and operating conditions.

• 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 constructed before 1978 and occupied by a child younger than six must be inspected for defective paint on all interior and exterior painted surfaces of a residential structure.
  • Units constructed before 1978 and occupied by a child younger than six with elevated blood level (EBL) must receive treatment to all intact and non‑intact interior and exterior painted surfaces of a residential structure.
  • Units constructed before 1978 and are occupied by minors over six 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 sufficient to permit the occupants to escape a fire and 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 if a dwelling does not offer adequate emergency egress, it cannot be approved for the Section 8 program participation.

• 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 all windows if the unit does not have a properly working A/C.
5. Bathroom doors must lock. Bedroom doors are not required to lock.
6. Stairs, porches, and rails must be structurally sound.
7. Handrails for stairs, and guardrails for porches, if required. Generally, four or more steps for stairs require handrails, and porches 30 inches above ground require guardrails.
8. Properly installed smoke detector on each level of dwelling unit.
9. Adequate heat to all rooms used for living.
10. Water heater properly installed and operable.
11. All plumbing is properly installed, leak-free, and properly vented as required.
12. Approved refuge disposal provided.
13. Site and interior of the house free of garbage, debris, and infestation.
14. Unit must be vacant and free of any landlord possessions (No storage of any kind, including automobiles, furniture, etc.).
15. Stove and refrigerator must function safely and adequately.
16. All interior walls, floors, and ceilings are safe, structurally sound, and weather-tight.
17. All painted surfaces free from peeling, chipping, scaling, and loose paint.
18. Safe and sanitary conditions throughout.
19. Provide adequate and properly functioning electrical outlets, switches, and fixtures.
20. 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 a rent increase on an assisted unit, the landlord must file a written request, and HACL must approve it. 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. Suppose the tenant was not given sufficient notice of the rent increase and/or that the proposed rent is not reasonable in relation to rents charged for comparable rental units. In that case, the proposed rent will not be approved when 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 current lease and contract terms. 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 their 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 a tenancy per 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 before the proposed beginning date of the new lease)
• The landlord's desire to utilize the unit as a residential non-rental unit
• 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 essential 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 landlord's responsibility and must be completed according to State and local law, 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.

HACL may terminate the HAP Contract 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
• 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 (following 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 contact HACL to discuss the matter immediately.

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 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 included in the rent; fees for routine maintenance services covered under the lease agreement; charging tenants for utilities 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 form of side payment, we will report the matter to HUD's Inspector General's Office for investigation and possible prosecution under federal law.
If your landlord is 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 they must offer the same rent special to prospective Section 8 tenants. Whenever the landlord signs a HAP Contract with HACL, they certify that the rent they are charging you is no greater than the rent they are charging non-Section 8 tenants. By not offering Section 8 tenants an advertised or posted rent special, the landlord violates 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.

Fair housing is a right afforded to all persons seeking housing, whether they are Section 8 participants or private market renters. It is the landlord’s obligation to comply with the law that guarantees this right. If you ever feel that a landlord has discriminated against you, notify HACL. You may also file a complaint with HUD and/or the Pennsylvania Human Relations Commission.

One of the top priorities of HUD is to broaden housing choices for low-income families. The Section 8 program is an ideal mechanism to accomplish this goal since the subsidy is not tied to a specific unit. Families can use their assistance to move not only across town, but they can also move anywhere in the United States.

Families find that moving to low-poverty areas often results in the following benefits: increased job opportunities, better schools, better housing, lower crime rate, convenience to shopping, better public services, and other amenities. 

Consult Section 7 of the Participant’s Guide for more information about portability.

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 lease terms. The tenant pays the deposit 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 upfront 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's rent is considered an illegal side payment and will be treated following 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 of the Participant's Guide for further information concerning rent reasonableness.

As you might expect, HACL utilizes various 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 participant. 

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

We also encourage you to visit the other pages of our website to obtain additional information. You will find numerous links to multiple websites on the website that can provide you with information on each county municipality, school district, and employment information. If you do not have internet access, you can visit our Section 8 office and use one of our public computers to access the internet.

You may contact us at any time 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.