Section 8 Program

Overview of Section 8

The Section 8 Program allows qualified applicants to find their own housing within the city limits of Franklin and still receive help with their rent.

After the applicant receives a voucher, he/she has 60 days to find housing. The applicant is given a package of information that must be completed by the tenant  and the landlord, and returned to the Housing Authority office. An inspection is scheduled, which takes approximately half an hour. Landlords are given 30 days to make the repairs to pass the housing quality inspection.

Tenants pay 30 percent of their monthly adjusted gross income, less any utility allowance.

Payment Standards & Fair Market Rents

The Department of Housing and Urban Development publishes Fair Market Rents (FMR). Housing authorities adopt Payment Standards that must be between 90 and 110 percent of the FMRs. The Payment Standard is the maximum amount that the Housing Authority contributes towards rent and utilities on behalf of the tenant. The Payment Standard is NOT the maximum rent that the Landlord can charge. If the rent and the utility allowance are OVER the Payment Standard, the Tenant is required to pay the difference. When this occurs, the Tenant is actually paying more than 30 percent of their income for rent.

Payment Standards

Effective July 1, 2021

$607

Efficiency

$640

1-Bedroom

$795

2-Bedroom

$990

3-Bedroom

$1320

4-Bedroom

Fair Market Rents

Effective October 1, 2020- September 30, 2021

$553

Efficiency

$583

1-Bedroom

$724

2-Bedroom

$901

3-Bedroom

$1,2

4-Bedroom

Warning About Fraud

Unauthorized people living at living in subsidized housing has been an apparent problem for some time, and because we do not see an end to this ongoing problem, we have made contact with the Inspector General’s office to investigate. So if you are guilty of this crime, now is the time to think about the “Fraud Affidavit” you sign every time you have an annual re-certification, and ask yourself – “Is it worth it?” FRAUD – Withholding information from this Agency OR providing false information to this Agency

1. Under federal law, FRAUD is punishable by fines up to $10,000 AND imprisonment for up to five years. 2. If a participant submits fraudulent information to this agency OR withholds relevant information from this agency, the participant will be charged back rent, loose their Housing Choice Voucher, and be turned in for prosecution for violating a federal law. 3. Participants will be required to pay market rent – retroactively, if applicable.

Landlord Information

Do you own a home that you would like to rent to Section 8 tenants? Here are
some common questions asked by landlords:

What’s Involved?

You enter into a lease agreement with the tenant. The Housing Authority will provide the lease, which includes all regulations required by HUD. You will sign a Contract with the Housing Authority assuring that a portion of your rent will be paid by the Authority. Your property must be inspected to see that it meets certain Housing Quality Standards (HQS), basically ensuring the housing is decent, safe and sanitary.

View a copy of the Section 8 Lease

Common Reasons for Failed Inspections

  • Gas or oil furnaces are not operating at the time of the initial inspection.
  • Appliances are not working properly or have missing parts.
  • The only smoke detector on any given level of a unit is located in the kitchen; there is not a smoke detector located near sleeping areas, on all levels, or in a laundry room.
  • Smoke detectors are not working properly, are missing batteries, or the batteries are low on power.
  • Outlet or light switch cover plates are broken or missing.
  • Junction boxes or electrical panels are open, exposing wires and wire connections.
  • Hot water tanks do not have a discharge line.
  • Plumbing fixtures leak or drains are plugged.
  • Window panes are broken, windows do not have locks.
  • Stairs with four or more steps do not have a railing.
  • Deteriorated (chipping and peeling) paint is present on any surface of the interior or exterior of the building or any other structures on the property.
  • View a copy of the inspection form

Owner’s Rights

Your rights are the same as they are in the private market. You select tenants from the pool of eligible families maintained by the Housing Authority. You still have the right to evict the tenant in accordance with State law.

What’s in it for the Owner?

A portion of the rent is on time and guaranteed by HUD and paid directly to you by the Housing Authority. The tenant pays the balance to you. If the tenant’s income drops, his/her portion of the rent can be lowered and the Housing Authority’s portion can be increased, so the rent does not change. Fair Market Rents (FMR) are set and approved by the Department of Housing & Urban Development (HUD) and are adjusted annually. You have the option to select (and screen) any family certified by the Housing Authority as your tenant. You may also post your vacancies at the Housing Authority and save on advertising costs. You deal directly with the tenant.

Owner’s Responsibilities

Basically, these are the same as they are in the private market. You must perform your obligations under the Housing Authority Contract and the lease. You have the responsibility for maintaining and managing your unit. You pay utilities and services unless specified in the lease as the tenant’s responsibility. You collect the tenant’s portion of the rent. You must comply with the Fair Housing Act and equal opportunity requirements.

Tenants’ Responsibilities

1

Tenants pay 30 percent of their income, less any utility allowance.

2

Landlords and tenants sign a one-year lease. The tenant cannot move within the first 12 months of a new contract. The landlord signs a one-year contract with the Housing Authority. Contracts and leases can be cancelled after the first year with a written notice to the landlord and a copy to the Housing Authority. The Housing Authority must receive a copy of all notices.

3

Tenants are responsible to pay their portion of the rent directly to the landlord. The Housing Authority will pay the balance on the first of each month. Landlords may collect a security deposit to cover costs of damages or unpaid rent. If a tenant does not pay his or her rent, damages the unit, or disturbs neighbors, the landlord has the right within the lease and the landlord/tenant law to serve an eviction notice. The Housing Authority only needs a copy of the notice. We cannot give legal advice with regard to this action.

FAQs

What is Section 8?
Section 8 is a Federal program administered nationally by the Department of Housing and Urban Development (HUD). However, the program is administered locally by public housing authorities or other designated agencies and organizations.
How do I qualify for Section 8?

To qualify for Section 8, your family must be very low income (below 50% of the Area Median Income).

You can view income requirements here.

Where do I apply for Section 8?
Section 8 is a Federal program administered nationally by the Department of Housing and Urban Development (HUD). However, the program is administered locally by public housing authorities or other designated agencies and organizations.
How much rent will I pay with a Section 8 Voucher?
Your rent payment is based on your income. You need to figure out your household’s total annual income. Once this is done, you need to subtract any mandatory deductions, such as child care, disability assistance, and medical expenses. This is your adjusted annual income. Divide this amount by 12, which gives you your monthly adjusted income. To determine your share of rent, it is the highest of the following amounts: 30 percent of the family’s monthly adjusted income; or 10 percent of the family’s monthly income.
What is Minimum Rent?
Minimum Rent is the lowest total tenant payment permitted for tenants receiving Section 8 assistance. The minimum rent is $30 and is used when 30% of adjusted monthly income and 10% of gross monthly income (where applicable) are all below $30. The minimum rent covers the tenant’s contribution for rent and utilities.

The maximum amount that can be paid by the Franklin Housing Authority is as follows:

PAYMENT STANDARDS

EFFECTIVE JULY 1, 2021

0-Bedroom Unit $607
1-Bedroom Unit $640
2-Bedroom Unit $795
3-Bedroom Unit $990
4-Bedroom Unit $1,320

How long does it take to get a voucher?
It varies for each Housing Authority. Currently, the waiting list for housing assistance at Franklin Housing Authority is approximately 6 to 12 months.
How do I find a home once I have a voucher?
So you have your voucher. Now comes the fun part. You go shopping for an apartment. You may use your voucher with any landlord that accepts Section 8. Many landlords accept Section 8 because it is a dependable revenue stream. But landlords are not required by law to accept Section 8 vouchers.

When you find an apartment or home that meets all Section 8 program requirements, including a physical inspection to insure the building is decent, safe and sanitary, the housing authority executes a contract with the landlord to pay a portion of the rent on your behalf.

Can I choose an apartment with rent higher than the Fair Market Rent established by HUD?
Yes. But you will have to pay any additional rent charges in excess of the Payment Standard. So, if the Payment Standard for the area and bedroom size is $795 and the apartment you want rents for $895 you will have to pay $100 in addition to 30% of your adjusted income.
Do I have to rent an apartment in the same city or county where I received my Section 8 voucher?
Yes. Tenants who do live in the City of Franklin when they apply may take their voucher anywhere in the United States. Tenants who do not live in the City of Franklin when they apply must remain in the jurisdiction of the housing authority that issues the voucher for 12 months. After 12 months, tenants may then use the voucher to lease a unit anywhere in the United States where there is a housing agency operating a housing choice voucher program. This feature of the program is called “portability.”