Section 8 is a federal program that provides rental assistance to low-income families in the private rental market through the Housing Assistance Payments Program. This program is a win-win for both landlords and the tenants. Landlords still have the ability to choose their tenants but if they select a tenant receiving rental assistance they are pretty much assured of a subsidy payment made directly to them.

Inspections

The unit must meet HUD Standards and the rent must be approvable within HUD Regulations. The unit will be inspected to insure that it meets HUD Housing Quality Standards. You will also be mailed a copy of the inspection repair list, if applicable.

The Inspection Department recently reported the top ten reasons why apartments fail inspections. They are the following.

   1. Faulty electrical wiring, outlets and other electrical hazards
   2. Missing or malfunctioning smoke detectors
   3. Peeling paint and crumbling plaster
   4. Poor heat and hot water
   5. Inoperable appliances
   6. Tripping hazards
   7. Evidence of rodent infestation
   8. Broken windows that won’t lock
   9. Broken locks/ security issues
  10. Inadequate apartment plumbing

Lease

After one year of having Section 8, the lease is renewed for a specified time period (ex. Month-to-month, six months, etc.). The tenant may vacate with a 30-day notice after the term of the lease expires. If the tenant remains in the unit, the tenant is recertified for eligibility and the unit is inspected for HUD annually, at which time the landlord may request an annual adjustment rent increase, which must be approved by the Housing Authority. This request must be submitted in writing to the Housing Authority and tenant sixty days prior to renewal.

Rent and Payments

Our office will issue subsidy payments directly to the owner and checks will be mailed on the last business day of the month prior to the month the rent is due. Extra charges by an owner to a tenant must be approved by our rental assistance program office and noted on the lease prior to any owner collecting such charges from any tenant.  Please click HERE for the Direct Deposit form for Section 8 landlords.

How to Apply

Anyone interested in Section 8, needs to fill out an application at the Watervliet Housing Authority office. The applicant is then put on the waiting list.

Families with a maximum annual income not larger than:

# In Family	Maximum Income Limit
1	$27,350
2	$31,250
3	$35,150
4	$39,050
5	$42,200
6	$45,300
7	$48,450
8	$51,550

Various deductions will be allowed. The remaining figure after allowable deductions is called the adjusted gross income.

Landlord Information

Landlord Screens Tenant

You must screen the tenant carefully to make sure you are making a good selection. When a family contacts you, we can only certify to you their income eligibility for the program. We cannot provide a reference as to their expected behavior as tenants. You may use any or all of the following screening procedures:

• Credit Check
• Landlord References
• Home Visits

We encourage all the above screening methods as long as you don’t discriminate based on race, color, religion, ancestry, sex, country of birth, handicap or familial status.

What Are My Rights And Responsibilities As A Landlord?

Apartment needs to be in good condition. Complete repairs in a reasonable amount of time that is requested by the Housing Authority or the tenant. Emergencies need to be complete in 24 hours.

Reasonable guidelines need to be set about the use of the unit and common area.

Do not enter a unit without the tenant’s permission and notice. Only exceptions include emergencies or tenant requested repairs.

Expect your tenant to:

• Avoid damage to property
• Permit access for repairs
• Keep unit clean
• Pay rent on time
• Allow only those occupants on the lease to reside in the unit
• Avoid illegal activity

What our Authority does for the landlords?

Watervliet Housing Authority issues rent payments directly to the owner. Our Authority requires tenants to sign a 1-year lease with the owner for the first year then it's 30 days after the first year. Tenants must pay their own security deposits. Watervliet Housing Authority completes a yearly inspection on the rental unit with the Housing Quality Standard.

IT’S FAST AND EASY TO LIST YOUR RENTAL UNIT!!!!

For additional information, contact Daria Leibach at 273-4717 or This e-mail address is being protected from spambots. You need JavaScript enabled to view it