FAQ FOR PARTICIPANTS
SECTION 8 TENANTS FREQUENTLY ASKED QUESTIONS
How long am I eligible for assistance?
You will continue receiving Section 8 assistance as long as your income remains within the program limits and you meet all program obligations. These obligations include recertifying annually, permitting inspections, allowing your property owner to make any needed repairs, and meeting the terms of your lease.
What is the Payment Standard?
The payment standard is the maximum allowable housing assistance payment AHA can pay on your behalf to the Section 8 property owner.
How many bedrooms will be listed on my voucher?
The number of bedrooms on your voucher is based on the total number of authorized household members approved by AHA and AHA’s occupancy standards. Generally, it is two people per living/sleeping area.
Can I rent a unit that is larger than my voucher bedroom size?
Yes. You may rent a unit that is larger than your voucher bedroom size. However, the portion of rent you pay to the owner cannot exceed 40% of your total household income. AHA will conduct a rent reasonableness evaluation to determine whether the proposed rent is reasonable compared to the rent for similar unsubsidized units in the area.
How much will my rent be per month?
You will typically pay 30% of your monthly-adjusted income toward rent and utilities. However, if the gross rent (rent and utilities) is more than the payment standard, you may have to pay more.
Can I be terminated from the Section 8 program?
Yes. If you violate your obligations under the Section 8 program, you can be terminated. Reasons for termination from the program include:
- failing to complete the annual recertification;
- failing to allow access to inspectors for a unit inspection;
- failing to give the owner of your Section 8 unit access to complete needed repairs;
- allowing unauthorized people to live in the apartment; and
- committing any serious or repeated violations of the lease.
When will I receive my annual recertification package?
You will receive your annual recertification notification approximately 4 months before your next recertification date. All Section 8 tenants must recertify their income and family composition on time each year to remain eligible to receive Section 8 assistance.
Do I have to report Social Security Income (SSI) payments for my annual recertification?
Yes. You are required to report SSI income for all household members.
Will AHA include my child's part-time job as income when conducting the annual recertification?
If your child is 18 years of age or younger, you must report his/her part-time employment income, but AHA will not include it in your rent calculation. If your child is over the age of 18, part-time employment income is included in your rent calculation. If your child is over the age of 18 and is a full-time student, only a portion of the income will be included in your rent calculation.
Do I have to report all assets, including bank accounts in my child's name, as part of the annual recertification?
Yes. You are required to report all household assets, including any bank accounts in your child's name.
Why do I need to complete a "Third Party Verification - Consent to Release Information" form with my annual recertification package?
You must sign the "Third Party Verification - Consent to Release Information" form at admission and every year during the annual recertification process. AHA needs this form in order to perform required income verification. Failure to sign and return this form may result in termination of your Section 8 benefits.
What happens if a Section 8 tenant does not complete the annual recertification?
A tenant who does not complete the annual recertification or fails to provide necessary documentation by the deadline risks termination from the program.
If AHA does not receive a completed annual recertification and all required documentation by the deadline, AHA will send the tenant notices about possible termination of their Section 8 subsidy. A Section 8 tenant has the right to request an informal conference and/or an impartial hearing to contest the termination of his/her Section 8 subsidy. Information regarding this process is provided on the termination notices.
Does AHA have a listing of available Section 8 units for tenants to review?
ColoradoHousingSearch.com is a free housing locater service that collaborates with the Aurora Housing Authority for landlords to list properties that are available for the HCV program.
It is important that you diligently pursue a unit if you would like to maintain your housing assistance. AHA encourages you to use various outlets to search for a unit. Below is a list of websites that may assist with your search:
Should I give my Section 8 voucher to the owner of my Section 8 unit?
No. You are only required to show your voucher to the owner as proof you are authorized to search for a Section 8 unit. You should not give your Section 8 voucher to anyone. Vouchers are not transferable.
How do I add or remove a family member?
If you need to add a child because of a birth, adoption, or court-awarded custody, you must submit a copy of the birth certificate, Social Security card, and court order (if applicable). To add other family members, you must request and obtain approval from AHA before the person moves into your unit.
How often are units inspected?
AHA conducts an inspection before a family moves into a Section 8 unit and biennially during occupancy. AHA may also conduct a quality control inspection at any time to ensure full inspection compliance.
Who is responsible for repairs in my unit?
Generally, the Section 8 property owner is responsible to make repairs in your unit to ensure it remains in compliance with HQS. AHA is not responsible for making repairs and/or paying for repairs to the unit. If AHA has determined that repairs are necessary because you or a family member caused damage to the unit, you will be responsible for making the repairs.
How much time is given to an owner to correct HQS violations?
The time given to correct HQS violations depends on the nature of the violation. The owner must correct all life - threatening violations within 24 hours.
For all other violations, the owner must correct the condition(s) within 30 calendar days (or within any AHA-approved extension).
Who is responsible for changing the batteries in the carbon monoxide and smoke detectors?
The tenant is responsible for periodically changing the batteries in both the carbon monoxide and smoke detectors throughout the unit after the initial inspection.
Do I have to renew my lease with the owner of my Section 8 unit?
No. You do not have to renew your lease. Generally, you can transfer once in a 12-month period. The only exception to this would be for emergency situations. If you have not moved in the last 12 months but the lease is still effective, you must refer to the terms of your lease. Breaking your lease could result in the owner bringing a court action against you.
Are rent increases allowed?
During the initial term of the lease, the owner may not increase the rent. After the initial term of the lease, the owner may request an increase in the rent. The owner must notify AHA in writing of the proposed increase at least 60 days before the change would go into effect. In deciding whether to approve the owner’s request for a rent increase, AHA will evaluate whether the rent as increased would be reasonable and in compliance with rent control limits under applicable state or local law.
Who pays the utilities?
The owner and the tenant must agree upon who will be responsible for the utilities. The lease agreement and HAP contract must indicate who will be responsible for paying which utilities.
Can I rent a unit outside of the city of Aurora with my Section 8 voucher?
Yes. You may rent a unit outside of Aurora through a process called "portability." You may ask to "port" your Section 8 voucher to any other public housing authority in the United States or its commonwealths or territories (e.g., Puerto Rico, U.S. Virgin Islands) that administers a Section 8 program.
What is a reasonable accommodation?
A reasonable accommodation is a change, modification, or alteration in policy, procedure, practice, or program that provides a qualified individual with a disability the same opportunity to participate in, or benefit from, a program or activity that exists for individuals without a disability.
Who is eligible to apply for a reasonable accommodation?
Any Section 8 applicant, voucher holder, or participant with a disability may request a reasonable accommodation for themselves or a household member who has a disability.
What is a disability?
A disability is a physical, medical, mental, or psychological impairment that substantially limits one or more major life activities. A mobility, breathing, hearing or vision impairment and chronic health problems are some examples of disabilities.
What is the Violence Against Women Act (VAWA)?
The Violence Against Women Act (VAWA) is a federal law that protects victims of domestic violence, dating violence, sexual assault, and stalking (VAWA victims), whether they are men or women.
In 2017, the U.S. Department of Housing and Urban Development issued regulations regarding the Violence Against Women Act (VAWA). These regulations will simplify the emergency transfer process for VAWA victims (victims of domestic violence, dating violence, sexual assault, and stalking).
Who is eligible for VAWA protection?
VAWA protections cover victims of domestic violence, dating violence, sexual assault, or stalking who are Section 8 Participants and assisted families, as defined under applicable program regulations. VAWA protections also cover applicants when they are applying for admission to a covered housing program.
VAWA protections are not limited to women. Victims of domestic violence, dating violence, sexual assault, or stalking are eligible for protections without regard to sex, gender identity, or sexual orientation.
Who is ineligible for VAWA?
Guests, unassisted members, and live-in aides of the family are ineligible for VAWA protections that are available only to Section 8 Participants.
What rights to victims have under VAWA?
A housing authority cannot deny admission to a person, or terminate a person from Section 8, just because they are a VAWA victim. In addition, housing authorities must have an emergency transfer process in place for VAWA victims. VAWA also allows, but does not require, a housing authority to bifurcate a lease to terminate the rights of the abuser, while protecting the victim and other innocent household members.
What is an emergency transfer?
Emergency transfer allows a Section 8 Participant to relocate to another unit in accordance with AHA’s emergency transfer plan.
Any Section 8 Participant, including the Head of Household, a household member, or an affiliated individual can apply for an emergency transfer.
There are four Emergency Transfer Categories:
- Victim under the Violence Against Women Act (VAWA Victim): victim of domestic violence, dating violence, sexual assault or stalking
- Intimidated Victim (IV)
- Intimidated Witness (IW)
- Victim of Traumatic Incident (VTI)
Where can a Section 8 Participant move if he/she is eligible for an emergency transfer?
A Section 8 Participant does not have to exclude any zip codes, including the zip code where they currently live, if Section 8 Participant feels they can safely transfer in their current zip code.
Where can Section 8 Participant get more information about VAWA and emergency transfers?
You can find more information in AHA’s Emergency Transfer Plan Here
