Landlord Information

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Huntsville Housing Authority - Landlord Information

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Questions Commonly Asked By Landlords

Q. What are the procedures to place my rental unit under the Housing Choice Voucher Program? And why must I provide the Huntsville Housing Authority (HHA) with proof of ownership, a social security number or tax ID, a signed W-9 form, and a management agreement (where applicable)?

A. By completing the Owner Referral Request and W-9 form (Acrobat Reader required. To download Acrobat Reader, please click here and follow Adobe's instructions to download and install the software. Once installed, the software will automatically launch when viewing a PDF document.), you can place your name and contact number on the Owner Referral List. You can also generate calls by advertising in the local newspaper and include in your ad that you will accept Housing Choice Voucher Program participants. HUD and the Internal Revenue Service (IRS) require proof of ownership (i.e., deed, mortgage papers, or current property tax receipt; verification used must show the owner’s name and the property’s address) and other documents.

Q. Does Huntsville Housing Authority screen residents for suitability and know if they will make a good resident?

A. No. It is the owner’s/landlord’s responsibility to screen and select their resident. Obtain references from individuals and perform any other necessary background checks the same as a private market unassisted resident. The Huntsville Housing Authority screens applicants for eligibility to participate in the Housing Choice Voucher Program. We do conduct criminal background checks with the local police department. Approved participants have been issued a Housing Choice Voucher. You may ask to see their Voucher as verification of their eligibility.

Q. What are the requirements for rental unit inspections and how do I get an inspection scheduled?

A. The unit must meet Housing Quality Standards (HQS) as defined by the Housing and Urban Development (HUD), and the City of Huntsville’s housing code ordnance. The rent must be reasonable compared to other rental property in the same area. The Housing Choice Voucher Program participant will have a “Request for Tenancy Approval” form for you to complete. The participant is responsible for turning in the completed form. When the Huntsville Housing Authority Office receives the form, the affordability rule will be applied and rent reasonableness performed, upon passing both tests, an inspection will be scheduled.

Q. After the unit passes inspection, when will the contract be ready and when will I receive my first payment?

A. When unit passes an inspection and the Housing Authority receives a utility verification from the resident the contract can be completed and you will be notified. Based on time of month the contract is signed you may receive payment either on the 1st of month or mid month. Thereafter, within the first five days of each month your direct deposit will be made.

Q. Where can I obtain a direct deposit authorization form?

A. A direct deposit form can be downloaded here, or obtained from our Central office.

Q. Can the owner collect a security deposit?

A. Yes. The Housing Authority has the discretion to prohibit security deposits that are in excess of private market practice, or in excess of security deposits for the owner’s unassisted units.

Q. What portion of the rent will be paid by the Housing Authority? If the resident does not pay their portion of the rent will the Housing Authority pay it?

A. The Housing Choice Voucher Program subsidizes rent. The resident pays a portion of the rent based upon their family income, generally 30% of their monthly-adjusted income. Their portion is paid directly to you and the Housing Authority’s portion is made by direct deposit. Huntsville Housing Authority only pays the portion of the rent stated in the Housing Assistance Payment (HAP) Contract. If the amount due from the resident changes the Housing Authority will notify both the resident and the owner/landlord.

Q. What do I do if the resident causes damage to the rental unit or doesn’t pay their portion of the rent? Does Housing Choice Voucher Program evict residents from the unit?

A. Owners/Landlords should follow the same procedure, as they would with a private market unassisted resident, the resident is responsible for any unpaid rent and/or damages that exceed the security deposit. The owner/landlord is the only one that can evict a resident and must do so in accordance with state and local laws.

Q. How do I request a rent increase?

A. Rent increases must be requested in writing at least 60 days prior to the expiration date of the lease. Upon receipt of the request the Assisted Housing Director will evaluate for approval/rent reasonableness. The owner must also notify the resident, in writing, of the increase being requested.

Q. What is the difference between the owner lease and the Housing Authority’s model lease?

A. You may use your lease as long as there are no prohibitive lease provisions if so then the lease addendum will supersede the prohibitive provisions. The Housing Authority’s model lease was written and approved by HUD.

Q. What is the relationship between the owner/landlord and the Assisted Housing Department?

A. Huntsville Housing Authority enters into a contract with the owner/landlord, approves leases for Housing Choice Voucher participants to provide assistance, certifies and re-certifies residents, approves the unit, issues housing assistance payments to the owner, monitors program performance, and complies with federal and local laws. The owner/landlord selects the resident, receives housing assistance payments, collects the resident’s portion of the rent, complies with HUD/HHA requirements, maintains property, and enforces the lease.

Q. If I have more than one unit must I rent them all to Housing Choice Voucher participants?

A. No, as long as you do not discriminate under the Fair Housing Act.

Q. What if I sell the house?

A. You must notify the resident and the HHA office of the transaction and provide documents that reflect the sale. Also, provide the name and phone number of the new owner. If the contract is within the first year the new owner must honor the contract until its expiration. If the resident must vacate upon the sale of the unit; a written notice must be given to the resident at least sixty (60) days prior to vacate date, and a copy of the notice must be sent to the HHA office.

Q. How can I contact HHA for reinspections?

A. You can email us here, call us at (256) 532-5679, or fax us at (256) 539-5982.