THE SECTION 8 HOUSING CHOICE VOUCHER PROGRAM

The Housing Authority operates the Section 8 Housing Voucher Rental Assistance Program, which is intended to help families afford safe, decent and sanitary rental housing from private landlords. Eligible families are given a Voucher, which can be used to rent a house or an apartment from a participating landlord. Under the Voucher Program, the tenant will pay at least 30% and no more than 40% of their adjusted gross monthly income in rent at initial lease-up. The Authority pays the remainder of the negotiated rent directly to the Landlord under a Housing Assistance Payments Contract.

HOW TO APPLY FOR ASSISTANCE

Families who wish to apply for any of the Authority’s programs must complete an online application. The application process involves two phases. The first is the "initial" application for assistance, which results in the family’s placement on the waiting list. The second phase is the "final determination of eligibility", which takes place when the family reaches the top of the waiting list. At that time each applicant is interviewed and the Authority verifies all eligibility factors. Applications may be submitted on line through our website whenever the waiting list is open. The Authority opens and closes the waiting list depending on how many families are already on the list and waiting to receive assistance. The current status of the waiting list is posted on our web site. In addition, anytime the list is schedule to open an advance announcement is made in the Lebanon Daily News newspaper.

WHO QUALIFIES FOR SECTION 8 ASSISTANCE?

To be eligible for participation, an applicant must meet HUD’s criteria, as well as any other criteria established by the Housing Authority. One of the most important criteria is income. To determine if the family is income-eligible, the Housing Authority compares the Annual Income of the family to the applicable income limit for the family’s size. Current income limits for all housing programs can be found on this website. An additional criterion is an applicant’s criminal record. A mandatory criminal background check is completed for each adult residing in the household. Reports of drug related offences and violent criminal activity can exclude an individual or a family from the Section 8 Program. The results of these reports are taken into consideration when the Authority determines eligibility.

HOW LONG DOES IT TAKE TO RECEIVE ASSISTANCE

Unfortunately the demand for housing assistance far exceeds the funding available to the Housing Authority. In addition, certain applicants receive a preference over other applicants (for example applicants who live or work in Lebanon County receive a preference over non county residents). In addition, Federal Law requires that in any given year, 75% of all new Section 8 participants have an annual income at or below 30% of area median income. All of these facts mean that for some applicants the waiting time to receive assistance can be very long. While some applicants can receive assistance with a few months, most applicants will face a longer wait. Applicants who are Lebanon County residents will probably wait at least a year until they are scheduled for an interview. Applicants who live outside of Lebanon County may face a waiting time of five or more years before reaching the top of the waiting list.

HOW MUCH ASSISTANCE DOES A FAMILY RECEIVE?

Generally the Authority will calculate income from all sources, and arrive at an annual gross income. From that figure are subtracted allowances and deductions for which the family may be entitled, such as a deduction for each child in the household. In the Voucher Program the maximum amount that the Authority will pay to the landlord is equal to the Payment Standard minus 30% of the tenant's Adjusted Monthly Income. The Payment Standard is established by the Authority within limits set by HUD. If the rent requested by the landlord exceeds the Payment Standard, the tenant must pay the difference.

WHERE CAN THE VOUCHER BE USED?

When a voucher is issued, the applicant will have 90 days to locate housing which meets HUD standards in regard to rent level and condition of the unit. Basically, an applicant can live anywhere he or she chooses, in any neighborhood, school district, and in any town, township or municipality which best meets the applicant needs for employment, transportation, childcare, etc. Applicant’s who are Lebanon County residents may also use their voucher outside of Lebanon County. However, non residents who receive a voucher must use their rental assistance in Lebanon County for at least one year.

WHAT ARE A FAMILY’S OBLIGATIONS TO THE AUTHORITY AND TO THE LANDLORD IN THE SECTION 8 PROGRAM?

FAMILY OBLIGATIONS TO THE OWNER The family obligations to the owner are contained in the lease, and include reasonable requirements, such as not damaging the unit, paying the rent on time and in full, keeping all utilities for which the family is responsible in service, being respectful of neighbors and not interfering with their right to live in a safe and peaceful environment. FAMILY OBLIGATIONS TO THE HOUSING AUTHORITY Some of the most important obligations the family has to the Housing Authority are that the family must provide all required information in a timely manner; the family may not commit any serious or repeated violation of the lease; and family members may not commit fraud, bribery, engage in drug related activities, or violent criminal behavior