A housing voucher is a rental subsidy provided by the government to assist low-income families, seniors, and individuals with disabilities afford decent, safe, and sanitary housing in the private market. The housing voucher program is the federal government’s major program for assisting very low-income families, the elderly, and the disabled to afford decent, safe, and sanitary housing in the private market. In Virginia, the housing voucher program is administered by local public housing agencies (PHAs) under guidelines established by the U.S. Department of Housing and Urban Development (HUD).
What is a housing voucher?
A housing voucher is a document issued by a PHA to a family that has been selected to participate in the housing voucher program. This document describes the program and the procedures for PHA approval of a unit selected by the family. The voucher also states the obligations of the family under the program.
Housing vouchers are often referred to as Section 8 vouchers, since the housing voucher program is authorized by Section 8 of the United States Housing Act of 1937. The housing voucher program helps very low-income families, the elderly, and the disabled to afford decent, safe, and sanitary housing in the private market. Since housing assistance is provided on behalf of the family or individual, participants can find their own housing, including single-family homes, townhouses, and apartments.
The participant is free to choose any housing that meets the requirements of the program and is not limited to units located in subsidized housing projects. Housing voucher recipients are able to choose any housing that meets program requirements.
How do housing vouchers work?
The housing voucher program places the choice of housing in the hands of the individual voucher holders. Housing voucher holders are responsible for finding suitable housing of their choice where the owner agrees to rent under the program. Rental units must meet minimum standards of health and safety as determined by the PHA.
A housing subsidy is paid directly to the landlord on behalf of the participating family. The family then pays the difference between the actual rent charged by the landlord and the amount subsidized by the program. Under certain circumstances, if authorized by the PHA, a family may use its voucher to purchase a modest home.
The housing voucher family must pay 30% of its monthly adjusted gross income for rent and utilities, and if the unit rent is greater than the payment standard there is a minimum rent requirement. No family pays less than $50 per month.
Key aspects of how housing vouchers work:
- Voucher holders choose suitable housing of their choice where the owner agrees to rent under the program
- Rental units must meet minimum health and safety standards
- A housing subsidy is paid directly to the landlord on behalf of the participating family
- The family pays the difference between the actual rent and the voucher payment amount
- Families pay 30% of adjusted monthly income for rent and utilities
What are housing choice vouchers?
Housing choice vouchers are the federal government’s major program for assisting very low-income families, the elderly, and the disabled to afford decent, safe, and sanitary housing in the private market. Since housing assistance is provided on behalf of the family or individual, participants are able to find their own housing, including single-family homes, townhouses and apartments.
The participant is free to choose any housing that meets the requirements of the program and is not limited to units located in subsidized housing projects. Housing choice vouchers are administered locally by public housing agencies (PHAs). The PHAs receive federal funds from the U.S. Department of Housing and Urban Development (HUD) to administer the voucher program.
Key aspects of housing choice vouchers:
- Federal government’s major rental assistance program for very low-income families
- Participants find their own housing in the private market
- Housing can include apartments, single-family homes, and townhouses
- Voucher holders are not limited to specific housing projects
- Local public housing agencies administer the program
What are the eligibility requirements for housing vouchers in Virginia?
There are certain eligibility requirements to qualify for a housing voucher in Virginia:
- Income Limits – Your household income cannot exceed 50% of the median income for the county or metropolitan area where you choose to live.
- Citizenship – You must be a U.S. citizen or eligible immigrant to qualify.
- Criminal History – Applicants must meet criminal history requirements set by each PHA.
- Eviction History – You may be denied if evicted from federally assisted housing within the past 5 years for drug-related criminal activity.
In addition to the above, you must qualify under one of these categories:
- A family
- Elderly (age 62 and older)
- Disabled
- Single
You will also need to provide documents such as birth certificates, social security cards, tax returns, pay stubs, and bank statements to verify eligibility.
Key eligibility requirements for housing vouchers in Virginia:
- Income limits based on area median income
- U.S. citizenship or eligible immigration status
- Meet criminal history requirements
- No recent evictions from assisted housing
- Qualify as a family, elderly, disabled or single
- Provide documents to verify eligibility
How does the application process work for housing vouchers in Virginia?
Here are the key steps in the housing voucher application process in Virginia:
- Find your local PHA – There are around 50 local public housing agencies (PHAs) in Virginia that administer the voucher program. Find the one for your area.
- Check for open waitlists – Contact your PHA to see if the waitlist for vouchers is currently open. Waitlists open and close periodically.
- Apply – Once the waitlist is open, apply for a voucher. This usually involves completing a written application form.
- Waitlist selection – When vouchers become available, applicants are selected from the waitlist based on factors like income, date/time of application, and residency preferences.
- Interview and verification – Selected applicants will need to complete an interview, provide eligibility documentation, and pass income verification.
- Voucher issuance – If approved, the PHA will issue a housing voucher when one becomes available.
- Housing search – Participants search for suitable housing within the timeframe allotted by the PHA, typically 60-120 days.
- Request tenancy approval – After locating suitable housing, the participant requests tenancy approval from the PHA.
- Lease signing – The participant signs a 12-month lease with the landlord.
This process can take several months to several years depending on voucher availability and waiting list length.
How is the housing voucher amount determined in Virginia?
Several factors determine the voucher payment amount a participant will receive in Virginia:
- Payment standards – Set by the PHA between 90-110% of Fair Market Rents (FMRs) for the area.
- Tenant rent contribution – Typically 30% of monthly adjusted income.
- Unit size – Payment standards vary by number of bedrooms (voucher size).
- Rent reasonableness – Rent cannot exceed amounts charged for similar unassisted units.
- Maximum subsidy – Voucher payment can’t exceed the payment standard minus family contribution.
The PHA calculates the maximum subsidy by subtracting 30% of monthly adjusted income from the payment standard for the voucher size. The actual subsidy then depends on the gross rent for the unit chosen. The family receives the lower of the payment standard minus family contribution OR gross rent minus family contribution.
Steps to determine housing voucher amount:
- PHA establishes payment standards based on Fair Market Rents
- PHA calculates family’s total tenant contribution (30% of monthly adjusted income)
- PHA subtracts family contribution from payment standard for voucher size to determine maximum subsidy
- Actual subsidy depends on gross rent for the chosen unit and may be lower than maximum
What are the responsibilities when using a housing voucher in Virginia?
Participants and landlords/property managers both have important responsibilities under the housing voucher program in Virginia:
Participant responsibilities:
- Find eligible housing that meets program guidelines
- Maintain the housing unit and report maintenance issues
- Allow annual inspections of the unit
- Pay rent on time to the landlord
- Report changes in income and household composition
- Follow the terms of the lease
- Notify the PHA before moving or terminating the lease
Landlord/property manager responsibilities:
- Screen families to determine suitability as renters
- Comply with fair housing laws
- Collect rent due from the tenant monthly
- Request rent increases according to program procedures
- Make repairs and maintain the unit
- Collect security deposit if desired
- Enforce tenant obligations under the lease
- Pay for utilities as agreed to in the lease
Following these responsibilities helps ensure the housing voucher program operates smoothly and provides affordable housing to those in need.
How do you find a landlord that accepts housing vouchers in Virginia?
Here are some tips for voucher holders to find landlords that accept housing vouchers in Virginia:
- Search online listing sites for “Section 8 accepted” rentals in your area
- Check GoSection8.com for listings of participating properties
- Contact your PHA for a list of landlords that currently accept vouchers
- Drive or walk around neighborhoods looking for “For Rent” signs and contact those landlords
- Talk to friends, family, and neighbors for landlord referrals
- Explain the benefits of the program when contacting prospective landlords
- Consider areas with higher vacancy rates to expand your options
- Being flexible on unit size, amenities, and location also helps
- Follow up with landlords quickly when you find units accepting vouchers
It can take persistence to find landlords willing to work with the program, but eligible housing is available if you are diligent in your search.
Can a housing voucher be used outside of Virginia?
Yes, housing vouchers can be used outside of Virginia through a process called portability. However, there are some important requirements for portability of vouchers:
- You must have an existing housing voucher from a Virginia PHA to use portability.
- Your Virginia PHA must determine if you are eligible for portability.
- You must find a unit in the location you want to move to before porting.
- You must get the unit approved ahead of time by the Receiving PHA.
- Your voucher will transfer to the Receiving PHA for administration.
- There may be additional requirements or restrictions set by the PHAs involved.
The process must be initiated by the Initial PHA in Virginia before you move. Portability is intended to encourage tenant choice by allowing families to move without losing assistance. There may be limitations, however, so contact your Virginia PHA first before attempting to port your voucher.
Can I lose my housing voucher?
Yes, there are certain circumstances where you can lose or have your housing voucher terminated if you are a current participant in Virginia’s housing voucher program:
- You commit serious or repeated violations of your lease agreement.
- You provide false or incomplete information to the PHA.
- Your household income exceeds the maximum limit for the program.
- You fail to notify the PHA of changes in household composition.
- You commit violent criminal activity or drug-related offenses.
- You sublease or profit from allowing unauthorized individuals to reside in your unit.
- You fail to supply required recertification information.
- You fail to move into a unit after receiving a voucher.
- You violate any other family obligations under the program.
Your voucher can also be terminated if you allow it to expire before finding eligible housing. Make sure you comply with all program rules to avoid violations that could result in voucher termination.
Conclusion
The housing voucher program provides crucial assistance to low-income families struggling to afford decent rental housing in Virginia. While waitlists can be long, eventually receiving a voucher allows participants to choose affordable housing in the neighborhoods of their choice. Complying with all program responsibilities, finding willing landlords, and maintaining eligibility are keys to success with the program. Vouchers provide the opportunity for stable, safe housing for those most in need.
