HCV/Section 8

The Housing Choice Voucher/Section 8 Program is a federal government program for assisting very low-income families, the elderly, and the disabled to afford decent, safe and sanitary housing in the private market. Housing assistance is provided on behalf of the family or individual, allowing participants to identify housing in the private market.

The participant is free to choose any housing that meets the requirements of the program and where the landlord is willing to accept the voucher payment. Housing Choice Vouchers are administered locally by the Phenix City Housing Authority (PCHA). PCHA receives federal funds from the U.S. Department of Housing and Urban Development (HUD) to administer the voucher program.

A family that is issued a housing voucher is responsible for finding a suitable housing unit of the family’s choice where the owner agrees to rent under the program. This unit may include the family’s present residence. Rental units must meet minimum standards of health and safety, as determined by the Agency.

A housing subsidy is paid to the landlord directly by PCHA 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.

The Housing Choice Voucher Program Administrative Plan establishes guidelines for applicant eligibility and continued rental assistance.

PBV

Project-based vouchers (PBVs) are a component of our Agency’s Housing Choice Voucher (HCV) program. PCHA is not allocated additional funding for PBV units; but PCHA uses its tenant-based voucher funding to allocate project-based units to a project. Projects are typically selected for PBVs through a competitive process managed by the Agency, although in certain cases projects may be selected non-competitively.

For more information on these two programs please click on the links below.

• HCV (https://www.hud.gov/topics/housing_choice_voucher_program_section_8)
• PBV (https://www.hud.gov/program_offices/public_indian_housing/programs/hcv/project)

The Project-Based Voucher (PBV) and Housing Choice Voucher (HCV) Programs are federally funded housing programs that provides rental assistance to eligible families based on family size and household income. When the PBV and HCV waiting lists are open, applications are taken online only. When your name is pulled, you will be contacted at the postal address or email address provided on your application.

To submit documentation to our HCV Department, please email documents to info@pchousing.org. Be sure to include the type of document and your first and last name in the subject line.

PCHA offers 3 PBV properties:

*We are currently not accepting applications.

Hidden Hills Trace
2406 19th Avenue
Phenix City, AL 36867
Phone: (334) 675-4073
Fax: (334) 214- 4764

84 Walk-up units offering 1, 2, and 3 bedroom apartments. Close to shopping, public transportation, schools, and the Recreation Center.  Amenities include community room, computer room, fitness room, washer/dryer hookups and playground.

Whitewater Village
Located at 1600 5^th
Avenue, Phenix City, AL
Phone: (334) 675-4073
Fax: (334) 214- 4764

82 Walk-up units offering 1, 2, and 3 bedroom apartments. Close to shopping, public transportation, schools, and the Riverwalk. Amenities include, washer/dryer hookups, community room, outdoor playground, covered picnic pavilion, computer center, fitness room, and gazebo.

Liberty Hill – Coming Soon
Opelika Road (former location of Homer D. Cobb Memorial Hospital)
Phenix City, AL
72 Walk-up units offering 1, 2, and 3 bedroom apartments.
Expected Completion, December of 2022

Portability:

Once your portability packet is received from your Housing Agency, we will contact your by telephone to setup your appointment.

TO AVOID A DELAY IN PROCESSING YOUR PORT IN APPLICATION YOU WILL HAVE TO BRING THE LISTED DOCUMENTS WITH YOU

• Application – This will be mailed to you along with your appointment letter
• Birth certificate(s) and Social Security card(s) for ALL household members
• Current Picture I.D. for ALL family members 18 and older
• Marriage License (even if you are separated), Divorce Decree, or Separation papers
• Legal Guardianship or Custody Papers
• Documentation of eligible immigration status for any household member that is not a U.S. Citizen
• Proof of any source of income: Social Security, SSI, VA, Child Support, Self-Employment, Unemployment, and Contributions (must be dated within the last 30 days). If you are employed, you must provide 6 consecutive (last) check stubs, containing the Company Name, Address, and Phone number.
• The Head of Household and any member 18 or older must provide their IRS Transcript for the current year.  You can request your transcript form the IRS office located nearest you or request them to be mailed to you by going online at www.irs.gov (if you request an online transcript, please provide the printed receipt showing a request was made).  You must provide the tax transcript even if you did not work or file taxes. (W-2 forms or taxes from your tax preparer are not accepted.)
• Proof of TANF/Food stamps
• Current bank statements for any assets including checking and savings account
• Any family member 18 or older attending school must provide the School Name, Address, Phone number and Fax number
• Child Care: Provide the Name, Address, and Phone Number
• ELDERLY/DISABLED FAMILIES ONLY: Provide a printout of the last 12 months of pharmacy payments and doctor/medical bills.

Portability Information:

Questions? Please Contact: Tonie Herman, HCV Specialist

therman@pchousing.org

334-675-4059

HCV/PBV Income Limits:

Applicants must meet the Income Limits established by the U.S. Department of Housing and Urban Development (HUD) applicable to the jurisdiction and to the number of persons that will reside in the HCV assisted dwelling unit. Applicants with gross annual income from all members of their household equal to or less than 60% of Area Medium Income (see HUD Income Limits), may be eligible to participate in the HCV program. In addition to household income, the Agency reviews the criminal background, if any, for all household members age 17 and older. Persons that have committed a felony, are listed as a Registered Sex Offender, or have used, sold, distributed, or manufactured narcotics are not eligible to participate in the HCV program.

Annual Income limits	1 Person	2 People	3 People	4 People	5 People	6 People	7 People	8 People
Very Low (60%) Income Limits	$27,420	$31,320	$35,220	$39,120	$42,300	$45,420	$48,540	$51,660
Extremely Low (30%) Income Limits	$13,700	$17,420	$21,960	$26,500	$31,040	$35,580	$40,120	$43,050

(These sections need to go on their own separate pages/tab under Section 8)

Program Responsibilities

​​Once a PHA approves an eligible participant’s housing unit, the participant and the landlord sign a lease and, at the same time, the landlord and the PHA sign a housing assistance payments contract that runs for the same term as the lease. This means that everyone – participant, landlord and PHA — has obligations and responsibilities under the voucher program.

• Participant’s Obligations: When a participant selects a housing unit, and the PHA approves the unit and lease, the participant signs a lease with the landlord for at least one year. The participant may be required to pay a security deposit to the landlord.

When the participant is settled in a new home, the participant is expected to comply with the lease and the program requirements, pay their share of rent on time, maintain the unit in good condition and notify the PHA of any changes in income or family composition.

• Landlord’s Obligations: The role of the landlord in the voucher program is to provide decent, safe, and sanitary housing to a tenant at a reasonable rent. The dwelling unit must pass the program’s housing quality 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 PHA.

• Housing Authority’s Obligations: The PHA administers the voucher program locally. The PHA provides a participant with the housing assistance that enables him/her to seek out suitable housing and the PHA enters into a contract with the landlord to provide housing assistance payments on behalf of the participant.  The PHA must reexamine the family’s income and composition at least annually and inspect each unit to ensure that it meets minimum housing quality standards.

• HUD’s Role: To cover the cost of the program, HUD provides funds to allow PHAs to make housing assistance payments on behalf of the participants.  HUD also pays the PHA a fee for the costs of administering the program.  HUD monitors PHA administration of the program to ensure program rules are properly followed.

When all of these components are combined, the Housing Choice Voucher program works for everyone. Whether you are currently participating as a landlord or are considering participating, PCHA thanks you for your interest and willingness to accept rental assistance on behalf of families who deserve a safe, healthy and affordable home.

Section 8 Participant Obligations

A. Supplying Required Information

1. The family must supply any information that the PCHA or HUD determines is necessary in the administration of the program, including submission of required evidence of citizenship or eligible immigration status. Information includes any requested certification, release or other documentation.
2. The family must supply any information requested by the PCHA or HUD for use in a regularly scheduled reexamination or interim reexamination of family income and composition in accordance with HUD requirements.
3. The family must disclose and verify Social Security Numbers and must sign and submit consent forms for obtaining information.
4. All information supplied by the family must be true and complete.

B. HQS Breach Caused by the Family

The family is responsible for any HQS breach caused by the family or its guests.

C. Allowing PCHA Inspection

The family must allow the PCHA to inspect the unit at reasonable times and after at least two (2) calendar days’ notice according to state law.

D. Violation of Lease

The family may not commit any serious or repeated violation of the lease.

E. Family Notice of Move or Lease Termination

The family must notify the PCHA and the owner before the family moves out of the unit or terminates the lease by a notice to the owner.

F. Owner Eviction Notice

The family must promptly give the PCHA a copy of any owner eviction notice it receives.

G. Use and Occupancy of the Unit

1. The family must use the assisted unit for a residence by the family. The unit must be the family’s only residence.
2. The PCHA must approve the composition of the assisted family residing in the unit. The family must inform the PCHA within 10 business days of the birth, adoption or court-awarded custody of a child. The family must request approval from the PCHA to add any other family member as an occupant of the unit. No other person (i.e., no one but members of the assisted family) may reside in the unit (except for a foster child/foster adult or live-in aide as provided in paragraph (4) of this Section).
3. The family must notify the PCHA within 10 business days if any family member no longer resides in the unit.
4. If the PCHA has given approval, a foster child/foster adult or a live-in aide may reside in the unit. The PCHA has the discretion to adopt reasonable policies concerning residence by a foster child/foster adult or a live-in aide and defining when the PCHA consent may be given or denied.
5. Members of the household may engage in legal profit making activities in the unit, but only if such activities are incidental to primary use of the unit for residence by members of the family. Any business uses of the unit must comply with the lease, zoning requirements, and the affected household member must obtain all appropriate licenses.
6. The family must not sublease or let the unit.
7. The family must not assign the lease or transfer the unit.

H. Absence from the Unit

The family must supply any information or certification requested by the PCHA to verify that the family is living in the unit, or relating to family absence from the unit, including any PCHA requested information or certification on the purposes of family absences. The family must cooperate with the PCHA for this purpose. The family must promptly notify the PCHA of its absence from the unit.

Absence means that no member of the family is residing in the unit. The family may be absent from the unit for up to 30 calendar days. The family must request permission from the PCHA for absences exceeding 30 calendar days. The PCHA will make a determination within 10 business days of the request. An authorized absence may not exceed 180 calendar days. Any family absent for more than 30 calendar days without authorization will be terminated from the program.

Authorized absences may include, but are not limited to:

Prolonged hospitalization

Absences beyond the control of the family (i.e., death in the family, other family member illness)

Other absences that are deemed necessary by the PCHA

I. Interest in the Unit

The family may not own or have any interest in the unit (except for owners of manufactured housing renting the manufactured home space or people using a housing choice voucher to purchase a home).

J. Fraud and Other Program Violation

The members of the family must not commit fraud, bribery, or any other corrupt or criminal act in connection with the program.

K. Crime by Household Members

The members of the household may not engage in drug-related criminal activity, other violent criminal activity or other criminal activity that threatens the health, safety or right to peaceful enjoyment of other residents and persons residing in the immediate vicinity of the premises

L. Other Housing Assistance

An assisted family, or members of the family, may not receive Section 8 tenant-based assistance while receiving another housing subsidy, for the same unit or for a different unit, under any duplicative (as determined by HUD or in accordance with HUD requirements) Federal, State or local housing assistance program.

M. Alcohol and/or Drug Abuse by Household Members

The members of the household must not abuse alcohol and/or drugs in a way that threatens the health, safety or right to peaceful enjoyment of other residents and/or persons residing in the immediate vicinity of the premises.

Assignment of Bedroom Sizes (Subsidy Standards)

The Phenix City Housing Authority will issue a voucher for particular bedroom size – the bedroom size is a factor in determining the family’s level of assistance. The following guidelines will determine each family’s unit size without overcrowding or over-housing:

• 0 Bedrooms: Minimum 1 and maximum 1 persons
• 1 Bedroom: Minimum 1 and maximum 2 persons
• 2 Bedrooms: Minimum 2 and maximum 4 persons
• 3 Bedrooms: Minimum 3 and maximum 6 persons
• 4 bedrooms: Minimum 4 and maximum 8 persons

These standards are based on the assumption that each bedroom will accommodate no more than two (2) persons. The family voucher size will be determined by the Agency’s set subsidy standards in accordance with the above guidelines and will determine the maximum rent subsidy for the family.

PCHA’s 2021 Payment Standards

• 0-Bedroom $654
• 1-Bedroom $796
• 2-Bedroom $900
• 3-Bedroom $1,200
• 4-Bedroom $1,514
• 5-Bedroom $1741

Recertifications:

All adult household members 18 years and older must attend appointment Unless they are working or attending school. If the adult child/children are not working or not in school and do not attend, you will be rescheduled.

If you are the head of the household and a Disabled or Handicapped Person you may return your packet by mail with your documentations.

You must bring all documentation for your household income (3 consecutive pay stubs, SS/SSI, unemployment, child support—printout showing at least 3 months, etc.), Contribution (statement from family member/friend of how much is given and how often with their name, address and phone number, Assets (checking account, savings account, life insurance), School Verification (for students 18 years & older), Childcare and Medical Expenses to your appointment.

*** Due to limited seating space, we are requesting that you do not bring children (17 years and under) with you to your appointment.