The Section 8 program was created by the Housing and Community Development Act of 1974, as amended, and is funded by the U.S. Department of Housing and Urban Development (HUD). This program provides rental assistance to low-income families in the private rental market.

The program is designed to achieve the following goals:

Provide improved living conditions for low-income families while maintaining rent payments at an affordable level;
Promote freedom of housing choice and integrate lower income and minority families into mainstream society;
Provide an incentive to private owners to rent to lower income families by offering timely assistance payments, a pool of families to select from, and regular inspections to ensure upkeep of the property.

PHA, the property owner, and the family have different roles and responsibilities.

PHA and the owner enter into a Housing Assistance Payments (HAP) contract to establish the subsidy arrangement.

The owner and the family enter into a lease which governs the landlord/tenant relationship.PHA and the family sign a Housing Choice Voucher agreement which sets out family obligations for participation in the program.

Even though all parties are important to the successful operation of this program, the owner is the key. Without the owner’s participation in providing affordable housing for eligible families, this program would cease to exist.

The roles and responsibilities of each party are outlined below:

THE PHILADELPHIA HOUSING AUTHORITY (PHA):

• Maintains wait lists, conducts credit and background checks, reviews applications for the Housing Choice program, certifies program eligibility and conducts annual recertifications for continued eligibility for participants.
• Inspects and certifies that the unit meets Housing Quality Standards (HQS) and approves units for leasing and contracts.
• Determines amounts and pays Housing Assistance Payments to the landlord on behalf of the family.
• Explains and provides information about program policies and procedures to current and prospective landlords and families.
• Monitors program performance and compliance of participants and owners.

OWNER:

• Screens Tenants
• Selects family and leases the unit
• Performs all management and rental functions
• Performs all ordinary maintenance
• Complies with the Housing Assistance Payments (HAP) contract
• Complies with the lease and assisted lease addendum requirements

FAMILY:

• Finds a suitable unit
• Provides income and family information needed to verify and certify continued program eligibility
• Allows PHA to inspect the unit
• Adheres to all lease requirements, including payment of the family portion of the rent
• Abides by all family obligations under the Housing Choice program

FAMILY OBLIGATIONS:

HUD regulations for the voucher programs permit PHA to terminate assistance to participants if any household member or guest does not abide by the following family obligations during assisted tenancy:

1. Supply any information that PHA determines to be necessary. This includes evidence of citizenship and immigration status, information for use in annual or special certification of family composition, income and deductions.
2. Disclose and verify social security information and sign and submit consent forms to obtain information.
3. Supply any information requested by PHA to verify that the family is living in the unit or information related to family absence from the unit.
4. Promptly notify PHA in writing when the family is absent from the unit for an extended period of time in accordance with PHA policy.
5. Notify PHA and the owner in writing before moving from the unit in accordance with the lease.
6. Allow PHA to inspect the unit at reasonable times and after reasonable notice.
7. Maintain unit in decent condition
8. Must not engage in threatening, abusive or violent behavior toward PHA personnel.
9. Must not participate in illegal drug or violent criminal activity.
10. Must not commit fraud, bribery or any other corrupt or criminal act in connection with the program.

STEPS TO HAVE YOUR HOME INCLUDED IN THE HOUSING CHOICE PROGRAM:

1. Required: The first step is to attend a Landlord Briefing. Briefings are held at the Housing Choice administrative offices twice a month. Call 215-684-4352 for a current schedule of briefings.
   
   The briefing explains in detail the rules, regulations and procedures of PHA’s Housing Choice program.
   
   Owners who have never participated in the Housing Choice program MUST attend a Landlord Briefing prior to entering into any contract.
   
2. Optional: You may list your property by fax or mail by completing the “Listing Your Property” form. A representative from PHA will contact you promptly to confirm the information you supply prior to listing your property.
   
   PHA does not guarantee that a family will rent your unit, nor does inclusion in this listing mean that your unit will be accepted into the program.
   
3. Required: Prior to execution of any contract, the owner must:
   
   1. Provide PHA a copy of a current Philadelphia County Rental License for each unit that will be included in the program.
      
      PHA will also accept a receipt from the City of Philadelphia Department of Licenses and Inspections showing that you have applied for the rental license. However, you must forward PHA a copy of the actual rental license upon receipt of the license.
      
   2. Provide PHA proof of ownership (deed, paid real estate tax bill) or a property management contract with the owner of record for each unit that will be included in the program.
      
   3. Provide an original copy of IRS Form W-9, Request of Taxpayer Identification Number and Certification. This IRS form is required to establish your account with PHA and to report to the IRS any income paid to you.
      
4. The landlord interviews and screens prospective families.
   
5. The landlord selects a family based on his screening criteria and fair housing requirements.
   
6. PHA contacts the owner to arrange an initial inspection. If the unit fails inspection a list of repairs needed will be provided to the landlord and a reinspection date will be set.
   
7. Before and after the initial inspection, PHA determines the rent for the unit.
   
8. The unit passes inspection and is certified for inclusion in the program. Owner and tenant sign lease. Owner signs HAP contract.
   
9. The family moves into the unit.
   
10. Owner receives rent payments.

FAIR HOUSING:

Legislation contained in The Civil Rights Act of 1998, Title VIII, as amended, is commonly referred to as the Fair Housing Act. This law established a national policy of providing fair housing throughout the United States. The Fair Housing Act prohibits discrimination in housing because of:

• Race or Color
• National Origin
• Religion
• Sex
• Family Status (including children under the age of 18 living with parents or legal custodians; pregnant women and people securing custody of children under the age of 18)
• Handicap

In the sale and rental of housing, no one may discriminate against families based on the above categories by taking the following actions:

• Refusing to rent or sell housing
• Refusing to negotiate housing
• Making housing unavailable
• Denying a dwelling
• Setting different terms, conditions or privileges for sale or rental of a dwelling.

Fair housing is a right afforded to all persons seeking housing, whether they are Housing Choice participants or private market renters. It is your obligation as an owner to comply with the law that guarantees this right.

HOUSING CHOICE OFFICES:

Housing Choice Administration Office
642 North Broad Street
6th Floor
Philadelphia, PA 19130
215-684-4300

Housing Choice Northwest Office
5538 A Wayne Avenue
Philadelphia, PA
215-684-3050
Zip Codes 18, 19, 26, 27, 28, 29, 38, 41, 44 and 50

Housing Choice West Philadelphia Office
5207 Walnut Street
Philadelphia, PA 19139
215-684-1448
Zip Codes 05,42,49, 54, and 62

Housing Choice South Philadelphia
1172-74 South Broad Street
Philadelphia, PA 19146
215-684-3030

Housing Choice Northeast Office
4346 Frankford Avenue
Philadelphia, PA 19124
215-684-1330
Zip Codes 11,14, 15, 16, 20, 24, 35, 36, 37, 49, 52 and 54