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The Housing Choice Voucher program contains many of HUD’s Rental Assistance programs. The program came out of Section 8 of the Housing and Community Development Act of 1974.
The waiting list for application opens approximately every 24 months. To apply for the Sonoma County Housing Authority’s Housing Choice Voucher Waiting List visit our Application to see if the application period is open. Applicants will be required to enter all information requested in regard to their living situation, household composition, income, and any preferences for which they qualify.
The Housing Choice Voucher Program assists low-income individuals and families with their rental payments. Under this program, property owners retain the same rights and responsibilities that they have under California State law. They use their own rental agreement or lease and decide what the term of tenancy will be. The tenant has the same obligations as any tenant under State law. The Housing Authority's subsidy does not change the normal relationship of property owners or managers to tenants. The main difference is that each month the property owner will receive two payments for the tenant’s rent – one from the tenant, which is about 30% of his or her income, and the balance from the SCHA.
Participant families include seniors, persons with disabilities, families with young children, and working families who do not earn enough to keep pace with rising rental housing costs.
In the Housing Choice Voucher Program, participants have a limited time to find suitable housing offered by a private owner using a Voucher issued by the Housing Authority. Any housing selected must meet local codes and federal standards called Housing Quality Standards (HQS). Housing Choice Vouchers give a family flexibility to pay more than 30 percent of their income for rent and utilities if they desire. However, families who are new admissions or move to a new unit cannot pay more than 40 percent of their income when they move in.
The subsidy is calculated by using the lower of the Voucher Payment Standard or the gross rent minus the total tenant payment.
All Voucher units must meet a rent reasonableness test, i.e., the rents cannot be higher than similar units in the area. This test is performed on each unit leased and when an owner requests a rent increase.
In the HCV Program, families pay their share of the rent directly to the property owner or manager.
The tenant pays an amount that is between 30% and 40% of their monthly income as their portion of the rent. The Housing Authority pays the balance to the property owner in the form of a Housing Assistance Payment (HAP). In some cases, the tenant may pay more than 30% of their income.
Housing Quality Standards (HQS) are the HUD minimum quality standards for housing assisted under the Rental Assistance program. HQS have been developed for program use nationwide and help to insure that your home will be safe, healthy and comfortable. For specifics about HQS, please go to: A Good Place to Live.
Yes. Inspections will be completed before a unit can begin on the Housing Choice Voucher Program and annually. For the annual inspection, the tenant will receive advanced notification of their scheduled inspection.
Before any family can be assisted by the Sonoma County Housing Authority, the proposed unit must pass an inspection to assure that Housing Quality Standards are met. After the initial inspection, the Housing Authority must inspect the unit at least annually.
All income must be verified with documentation. The Housing Authority periodically reviews employment records with EDD and HUD's Enterprise Income Verification System. If unreported income is found, this can result in termination of assistance.
Rent is calculated according to federal regulations. It must be recalculated any time income or family size changes. The Housing Authority uses a formula to calculate the family’s portion of the rent. The tenant’s portion will be 30% of the monthly adjusted income. This amount is then subtracted from the lower of the payment standard or the gross rent to determine the subsidy amount paid by the Housing Authority to the owner.
The “payment standard” is a HUD approved amount by bedroom size, based on the Fair Market Rents for the area. The bedroom size for the family, based on the Housing Authority’s “subsidy standard” is two persons per bedroom, except that the head of household will not be forced to share a bedroom with a minor child, or when there is medical justification.
Even if the family selects a larger unit, the Housing Authority will still base the subsidy in accordance with the “subsidy standard,” and the family will be required to pay the difference.
“Tenant Rent” is the difference between the contract rent (rent to owner) and the subsidy.
ny change in income or family composition must be reported to the Housing Authority within 14 days. Income change forms are available at the Housing Authority's reception desk at 1440 Guerneville Road, Santa Rosa.
You may use your Housing Choice Voucher anywhere in the USA where there is a Housing Authority to administer the Housing Choice Voucher program. Ask your caseworker for information.
Wherever you choose to live, the housing must pass a Housing Quality Standards (HQS) inspection. It must also pass a rent reasonableness test to assure that the rent charged is fair.
If a property owner or manager has housing which qualifies and he or she is willing to rent it under the Housing Choice Voucher Program, a rental agreement or lease and Housing Assistance Payment contract must be signed.
The Housing Authority maintains a list of units whose owners will accept a voucher.
The Housing Authority is required by federal regulations to review each Voucher participant's income and family size at least once a year. This is done to assure that (1) the right amount of rent is being paid based on actual income and (2) the home is the right size for the family.
For your reexamination and annual inspection:
The Housing Authority will notify each family of their reexamination one to two months before the anniversary of their initial move-in date. Staff members will schedule a time to conduct the interview. At the interview, the Housing Authority caseworker will check to see that all information provided about income and family size is correct. Sometime during the year, the Housing Authority will also schedule an inspection of each home to be sure that it still meets basic Housing Quality Standards. The inspection is a good time for you to inform the Housing Authority of any concerns you may have about the condition of your home or any maintenance problems you are having.
All participants are responsible for meeting their family obligations, which include:
There are a number of ways families can lose their rental assistance. Here is a partial list of typical reasons that are usually sufficient to cause the HA to stop rental assistance to a family:
Drug-related crime and violent crime are problems everywhere across the country. Be sure that you and members of your family are not involved. Federal regulations provide for termination of assistance to those who participate in these activities. The regulations also state that a person does not have to have been arrested or convicted in order for their assistance to be terminated.
There are some specific rules about moving out of housing. Here are some general guidelines for moving out the proper way. (Remember that the property owner or manager may have other requirements):
Maintenance problems should be reported to the owner or property manager in writing. If the problem is not corrected in a prompt or satisfactory manner, the problem should be reported to the Housing Authority in writing for possible action.
Practice good housekeeping habits in your home. Keep the home in a clean, safe and orderly condition. Let the property manager or owner know as soon as possible when maintenance or repair work is needed.
The Housing Authority must receive a copy of the notice you have given your property owner/manager stating your intention to vacate the unit. You will be required to schedule an appointment with the eligibility staff. After that appointment, you will attend a briefing and receive your “Mover” Voucher, Briefing Packet and Request for Tenancy Approval (RTA) form.
No. Only one form is allowed per family at one time.
No. The tenant is responsible for securing all of the security deposit.