Section 8 Housing Choice Voucher Program

The Housing Choice Voucher Program is a national rental assistance program funded by HUD.  The purpose of the program is to assist low and moderate-income families to rent housing in the private market, by paying a portion of the family’s rent each month.  The program allows families to access a broader range of quality housing options – options that they might not otherwise be able to afford.  Families can rent single-family homes, apartments, townhomes, mobile homes and/or condominiums.  The unit must pass a housing inspection before any subsidy can be paid.  Once the unit passes inspection and rent reasonableness guidelines, the family pays between 30-40 % of their monthly adjusted income towards rent and utilities, and the housing authority pays the difference directly to the property owner. Each family is assigned a Case Specialist, based on the last name of the family.  This Case Specialist is responsible for file maintenance and any changes the family may have while they are on the program.  The Case Specialist should be the first point of contract for a family once they are on the program. Their offices are located in the DHA Administration Building located at 1225 Wilson Street, Denton, TX 76205.  Phone 940-383-1504  Fax 940-383-2035

Denton Housing Authority Section 8 Program
1225 Wilson Street, Denton, TX  76205
Phone:  940-383-1504  Fax:  940-383-2035
s8@dentonhousingauthority.com

For more information, please select from the list below:
Waiting List/Application
Eligibility
Briefing
Housing Choice Voucher
Inspections
Landlord
Lease-up
Fair Housing
Grievance Procedures

Waiting List/Application
All persons interested in receiving a Section 8 Housing Choice Voucher must fill out an application.  Applications are available at the Administrative Office Building located at 1225 Wilson Street.  Applicants must provide Social Security cards for all persons in the household age 6 and over (if they have one), and picture I.D. for all adult family members.  Applicants must meet income limits set by HUD and other eligibility criteria, including criminal history check.

Once an application has been reviewed to determine initial eligibility, the applicant is placed on the Waiting List. The Waiting List is updated at least once a year. You are responsible for keeping us informed in writing of any changes in your household, income, and new addresses.

Eligibility
Once an applicant reaches the top of the Waiting List and there is available funding and a voucher, the applicant will be required to come in to complete final eligibility paperwork.
Detailed information will be required to determine if the applicant qualifies for assistance. The applicant will be scheduled for a Briefing Session at a later date to receive a Voucher.

Briefing
All new applicants are required to attend a Briefing Session in order to receive a Voucher. Briefing Sessions are held in group sessions, and the family will receive more detailed information on how the program works.  The family will receive information on payment standards, tenant paid utilities, reporting income or family composition changes, fair housing, tenant inspections, landlord information, grievance procedures, vacancy listing, moving and termination procedures, and other information required by HUD. The family will be issued a Voucher based on their family composition, and then can begin the search for an appropriate unit.

The family will also receive the necessary paperwork to take to a potential landlord to lease a unit.

Housing Choice Voucher
All applicant families must attend a Briefing Session in order to receive a Voucher.  The Voucher is issued with the bedroom size and expiration date.  The Voucher provides additional information about the family and housing authority responsibilities for the program. The Voucher is the family’s contract with the housing authority.

Inspections
DHA inspects all units before they are allowed on the program.  Once the family has located a unit of their choice, DHA will inspect the unit for compliance with Housing Quality Standards (HQS) and determines if the landlord’s proposed rent is reasonable. All units must meet these requirements before the family can move in and before DHA will pay rent to the landlord.

DHA also inspects all units annually while a family is on the program and conducts special or complaint inspections as needed.  Complaints may come from the tenant, landlord, or the public.

Landlord
Landlords must complete and sign the Request for Tenancy Approval (RFTA) and other documents they receive from the family.  The family will return these documents to DHA for approval. DHA will conduct the inspection within 15 days. After the unit passes HQS inspection, the landlord will sign a Housing Assistance Contract (HAP) with DHA and a lease with the family.   

Landlords should review the Landlord Handbook for more information about the program.  Landlords may list their available units with DHA on the Vacancy List.  DHA does not steer families to any particular unit or landlord.  DHA will maintain a list in our office that is updated periodically. 

Lease-up
Once all income and other information have been verified and the unit passes HQS, the Case Specialist will calculate the family’s portion of the rent and notify the family and the landlord.

Fair Housing
The Fair Housing Act prohibits discrimination in housing because of race or color, national origin, religion, gender, disability, or familial status.  If a family thinks their rights have been violated, they may contact HUD at 817-978-5900 or 1-888-560-8913.  DHA will assist a family with filing a complaint if requested.

Grievance Procedures
The programs administered by DHA are governed by a set of rules and regulations set forth by HUD in response to legislation by the Congress of the United States.  In addition there are local policies which are the result of resolutions enacted by the Board of Commissioners of the Housing Authority.

Clients of DHA are expected to adhere to these rules and to follow procedures set forth in the Plan of Administration approved by the Board of Commissioners.  Clients are given a variety of documents and are briefed verbally regarding the rules and regulations of the program so they can be familiar with the program requirements.  If a problem arises with regard to the understanding and implementation of the program rules, clients are afforded the right to several avenues which might lead to better understanding and/or to a solution to the problem. These avenues are addressed in more detail in the Grievance Procedures. If a client has a problem with a decision made by DHA, they may request a counseling session, informal hearing, or formal hearing.

                                                                                

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Disaster Voucher Program

Disaster Voucher Program (DVP) is another program administered by the Section 8 Program. This program was developed by HUD in response to Hurricanes Katrina and Rita to provide temporary rent subsidy assistance to certain families displaced by these major catastrophic hurricanes. The DVP provides temporary rental assistance to families who were previously assisted until their former homes are repaired or replaced.  DHA chose to administer this program in response to the need in our area.  DHA will determine initial eligibility, brief the family on how the program works, help them locate suitable housing, and pay the full rent in accordance with program rules and regulations.
All units are inspected and determined to be rent reasonable prior to payment to the landlord.  DHA conducts quarterly meetings with all DVP families to monitor their adjustment to the area and to determine continued need for the assistance.

This program is scheduled to end September 30, 2008.  Families who may be eligible should contact DHA immediately to determine eligibility. 

Section 8 Homeownership Program

Section 8 Homeownership Program is also administered through the Section 8 Program. The Homeownership Program allows Section 8 voucher holders to use their assistance to own instead of renting. The Housing Assistance Payment (HAP) would be used as a mortgage payment for a period of up to 15 years if the primary mortgage is 20 years or greater, or 10 years in all other cases.  In addition, the program provides homebuyer education, credit counseling and other services to help voucher families navigate the process of home buying and realize the American Dream of homeownership. The family must be a first time homebuyer and meet program eligibility requirements such as income, employment (except disabled or elderly families), and attend pre-homeownership and post-homeownership education classes.

Renaissance Courts Townhomes

Renaissance Courts Townhomes are 1, 2, and 3 bedroom townhome style units developed by DHA using low-income housing tax credits.  14 of the units have Section 8 project-based assistance which means the rent is based on your income. Applications for the project-based units are available through the Section 8 Department.  You must also apply for these units at Renaissance Courts office located at 1224 Hickory Street, Denton, TX 76205, and meet their eligibility criteria.  You may also apply at their office for all other tax credit or market rate units.

Renaissance Courts offers many amenities for your comfort and pleasure including a swimming pool, clubhouse, and business center.

Management is provided by Lincoln Property Company and may contact them by phone at 940-243-0505.

HUD places a high priority on preventing fraud.  If your application or recertification forms contain false or incomplete information, you may be:

• Evicted from your apartment or house
• Required to repay all overpaid rental assistance you received
• Fined up to $10,000
• Imprisoned for up to 5 years and/or
• Prohibited from receiving future assistance.

DHA WILL TERMINATE ASSISTANCE FOR FRAUD