FAQ - Landlord related Questions
DISCLAIMER: While these answers here are
believed to be correct and according to HAMC /
HUD policy, every situation is different and
many factors may influence each individual
situation. All HAMC decisions and rules must
conform to federal, state and local laws, as
well as HUD policy and approved HAMC operational
guidelines. These answers are intended as only a
guide to help the reader understand our usual
responses to simple questions received from the
Note: An online copy of the Landlord handbook is
Notice to landlords: Effective 3/1/2009 HAMC will adjust Payment Standards for Housing Choice Vouchers (Section 8) to reflect current market rents.
For more information and new rental values, see item L18 below.
L1. I have a house/apartment that I would like
to rent to voucher holders. What do I do?
Use the website GOsection8.com
to list your rental property. GoSection8 has created a special page for HAMC area properties, found here. It is recommended that Landlords add photos to their listing for better advertising and faster lease up!
L2. Does HAMC have an listing of “authorized”
rental units available for voucher holders? Can
you send me possible tenants?
No. There is no list of units specifically
approved for Section 8. There is no such thing
as a “pre-approved” Section 8 unit. BY law, HAMC
cannot suggest any unit to any voucher holder.
We cannot point a tenant to any landlord.
L3. Do I need to do a background check on a
Section 8 tenant?
Yes. HAMC does not screen your tenant for you.
L4. Does my unit meet HUD requirements? What
kind of inspection do you do?
More information is available on our
L5. How do I determine rent?
HAMC determines the rent portion the tenant pays
and the portion Housing pays.
You may request a contract rent that is
compatible with the rental market in your area.
If it is too high for a specific client we will
contact you and give you the choice of accepting
a lower contract or not.
L6. How long does it take for the tenant to move
A participant family can move in as soon as the
unit passes the Housing Quality Inspection and
they are not under a current lease agreement.
L7. When will I get my first check? How are
It may take 30-60 days to receive your first
Housing Assistance Payment. After that, we send
payments out on the first of each month.
Beginning October 1, 2008 all Housing Assistance
Payments will be made by Direct Deposit.
L8. What kind of information do I have to
provide to HAMC?
- Proof of ownership
- Social Security number or Tax ID Number
- Copy of Management Agreement. if applicable
L9. What does the contract look like? Can I use
my own? Can I see it?
There is a sample copy of the Housing Assistance
Payments (HAP) Contract in
the Landlord Handbook. (Link to Landlord
As for the Lease Agreement: You must use
whatever lease form you would
normally use. A copy of that signed lease
agreement must be provided to HAMC.
L10. My tenant has not paid his/her portion of
the rent? What do I do?
HAMC cannot give legal advice. What would you do
if the tenant was not
subsidized? Provide copies of any notices or
correspondence you give to the
tenant to HAMC also.
L11. My tenant moved out without notification.
What do I do?
Notify HAMC immediately so that housing
assistance may be stopped.
L12. My tenant has damaged the unit. What do I
do? Will HAMC pay for the damage?
If a tenant damages the unit or violates a lease
agreement, the landlord must treat that tenant
as they would any non-subsidized tenant. The
only difference in the eviction process is that
the landlord must send copies of all legal
notices to HAMC.
The tenant is responsible for all damages.
Report documented damages to HAMC.
L13. My tenant’s sister (or mother, brother,
boyfriend, etc…) is staying in the unit also.
Now what? Is this legal?
Only those persons authorized by HAMC and listed
on the HAP contract may reside in the unit. It
is YOUR responsibility to uphold the terms of
the HAP contract and the lease agreement. Take
whatever steps you deem necessary.
L14. I need to raise the rent. What do I do?
After the initial 12 month HAP Contract ends,
you may request a rent increase with a 60-day
written notice of rent proposed rent increase to
the tenant and to HAMC (Example: Contract ends
April 30th, Notice of Proposed Rent Increase
sent to tenant and HAMC no later than March
1st.). HAMC must approve the rent increase. If
it is approved you will be notified in writing.
If it is not approvable, you will be given the
opportunity to adjust the requested rent.
L15. What is the HUD ‘rent comparables’ (or rent
Contract rent must be comparable/reasonable to
at least three comparable
non-assisted units in the immediate area of the
L16. There is an error in my monthly rent
payment or I did not receive a check from HAMC.
Who do I call?
Contact the case worker whose name appears on
L17. Can HAMC provide
me with any information about my tenant? I
know that he/she had a voucher in another property
before wanting to rent with me.
According to HUD and HAMC policy, we can provide
prospective landlords with the following
information from our records, if requested: a.
the family’s current address; b. the name and
address of the current or previous landlord; c.
reported information regarding evictions or
damage in prior rental units. Be
aware that we cannot offer opinion as to the
suitability of the tenant or the veracity of any
claims/statements described in those records.
L18. What are "Payment Standards" and "Fair Market Rents"? What are the current HAMC payment standards?
Payment Standards are based on the Fair Market Rents (FMRs), and must be within 90% - 110% of the FMRs. Fair Market Rent (FMR) is the combination of rent and tenant-paid utilities used for participants in the Housing Choice Voucher (Section 8) Program. FMRs are adjusted annually by HUD to reflect the area's current market rents. Payment Standards are used to calculate the maximum amount of the housing subsidy that HAMC will pay on behalf of a family. Rents on the Voucher Program may NOT exceed the Payment Standard (rent plus utility expense). Effective March 1, 2009, HAMC Payment Standards will be as follows: 0 bedrooms = $624, 1 bedroom = $727, 2 bedrooms = $877, 3 bedrooms = $1277, 4 bedrooms = $1495 and 5 bedrooms = $1645.
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The information in the FAQ sections is deemed to
be reliable, but in some cases it may vary
because of specific factors not considered here.
In all matters, any application, agreement,
authorization form, or contractual obligation is
subject to state and federal laws, HUD
regulations and the terms of the documents
signed with applicants, tenants and landlords.
The answers provided here are intended only as a
guide intended to cover many common questions
received on a daily basis from the public.
Please consult a HAMC case worker or manager for
more information. If an official position is
required on any case (contract, tenant,
landlord, applicant), it will be determined
based upon the history and situation of that
specific case according to policy stipulated in
the HAMC Operations Manual approved by the Board