Section 8 Tenant-Based Voucher

Not at this time. We currently have a waiting list. When we resume taking applications, we will advertise in The Citizen (newspaper), as well as on our website at www.auburnha.org.

Eligibility for a housing voucher is determined by AHA based on the total annual gross income and family size. You do not have to be a citizen; however, you must have eligible immigration status. Non-citizens with eligible immigration status will be required to provide proof of eligible immigration status.

The family’s income may not exceed 50% of the median income for Cayuga County. Median income levels are published by HUD and vary by location. The income limits for Cayuga County can be found on this page.

During the application process, the AHA will collect information on family income, assets, and family composition. AHA will verify this information with other local agencies, your employer and bank, and will use the information to determine program eligibility and the amount of the housing assistance payment.

A landlord list will be provided, and you can search the newspaper (The Citizen), Craig’s List, realtors, and any other place or publication that has housing for rent. You cannot rent an apartment from a relative. You have 60 days from the date your Voucher is issued to locate a unit and turn in a Request for Inspection. You may request one 30-day extension.

When you receive your initial voucher, you must find a rental unit within AHA’s jurisdiction and remain in that unit for a minimum of one year. After the end of the initial lease period (one year), a person may exercise the ‘portability’ option and move to another location.

AHA generally one bedroom for every two persons within the household. Persons of the opposite sex (other than spouses or significant others) may be allocated separate bedrooms.

Submit a completed and signed (by you and the owner) Request for Tenancy Approval form. If approved, the unit will be inspected in a timely manner. You will be able to move in on the 1st of a month, and only after the unit passes inspection and all necessary paperwork is completed and submitted to AHA.

*Important: DO NOT sign a lease or pay a security deposit before contacting AHA. The AHA may not be able to approve the unit, and you could have serious problems (liable for a signed lease, loss of your security deposit, etc.). AHA must also have proof of property ownership before approving a contract. The lease should not be signed until the unit has been inspected and approved by AHA.

That depends on a number of factors including your income, the deductions to which you are entitled, the number of people in your household (which determines your voucher size), the applicable payment standard and the utility allowance for the unit you have chosen. Generally speaking, you will pay between 30% and 40% of your monthly adjusted income for rent. There is a required minimum rent of $50.00. If you get a job or a pay raise, or lose a job, you do not lose your voucher. You MUST report any changes in household income or composition within 10 days of the change on an AHA Income and Family Composition Report form. The tenant portion of the rent will be adjusted to reflect the new income.

Yes. Your landlord can require a security deposit.

Discuss this with the potential landlord. Read your Lease Agreement. If you are responsible for a utility payment, you must keep those payments current.

While on the waiting list, if your family size has changed in any way, you must notify the AHA in writing. The addition or removal of family members may change the unit size (number of bedrooms) you qualify for. Changes in your income must also be reported as this may affect your eligibility for the program.

Once you are on the S8 HCV program, you are required to report any changes in household income and composition within 10 days of the change on an AHA Income and Family Composition Report form. Your rent portion will be adjusted accordingly.

*Important: You CANNOT allow anyone to move into your unit without permission from AHA. The person must be an immediate family member (child, parent, brother, sister, spouse, or significant other), and if they are over 18 years of age, they must complete an application and be approved prior to moving into the household.

*You are required to report any changes in household income and composition within 10 days of the change on an AHA Income and Family Composition Report form. Your rent portion will be adjusted accordingly.

Your landlord must give you and AHA a 60-day written notice prior to the effective date of the proposed rent increase. AHA will review the request for rent increase and advise your landlord if it can be granted. If your landlord is raising the rent to an amount that is not affordable, it’s probably time to look for another unit.

Any payments not specified in the rental contract are not allowed. Monthly “side payments” are prohibited and will result in legal sanctions against the owner. If the participant has any questions about any charges demanded by the owner, he/she should contact proper AHA staff.

Your rent portion is calculated based on household income, deductions, utility allowances, and unit/voucher size. If you cannot pay your rent portion for some reason, you can contact the local Department of Social Services to see if they can assist you.  If you do not pay your portion of the rent as calculated, you may be evicted by your landlord and could lose your housing assistance.

If, when a tenant family is re-certified and their income has risen to the point that the total tenant payment exceeds the rent amount plus the utility allowance for the unit, AHA does not make any payment to the landlord and the tenant family is responsible for the full rent. This situation is called a Zero HAP.

However, the tenant family remains on the voucher program for six months. This way, the tenant is protected in case of a job loss, illness, or some other problem. “Zero HAP” tenants must continue to comply with all Housing Choice Voucher (HCV) program rules. If the “Zero HAP” period ends and the tenant family’s income is still intact, the family will transition off of the HCV program.

In most cases, you can only move when the Lease Agreement expires. If you have resided in the unit more than one-year, you may be able to move with a proper notice, but you will need to comply with the lease provisions and Section 8 HCV regulations regarding a proper notice.  Generally, a written 30-day notice must be provided to your landlord and a copy must be provided to AHA (some landlords require a 60-day notice – please refer to your lease agreement).

Refer to your lease regarding who is responsible for the repairs. Contact the person or agency listed in your lease for repairs. If issues are not addressed, contact AHA for assistance.

Failed criminal background screening, previous evictions, over income limits, failure to appear for scheduled appointments, and failure to provide necessary documents to determine eligibility are examples of reasons for denial of eligibility. All denials are based on the HUD regulations. The AHA is prohibited by federal law from discriminating on the basis of race, color, religion, sex, national origin, age, familial status, and disability.

It is very important that you keep your address information up to date. If your address has changed, you must notify AHA in writing or by phone, or visit our Office located at:

7 Merriman Street
Auburn, NY 13021
Phone: (315) 253-6249

*Important: All income declared by a tenant is subject to verification. Unreported income will result in overpaid assistance that must be repaid by the participant and could lead to termination of housing assistance.

You must give 30 day written notice to your landlord and give a copy to AHA. If you are staying on the voucher program, your voucher will be reissued and you will need to find a new unit within 60 days from the issue date of the voucher. If you are moving out of the area, you must notify AHA in writing and follow the process for “portability”.

Ask the landlord. A ‘pet deposit’ may be required.

Your lease may contain provisions for lawn maintenance and snow removal. Make sure you read the entire lease agreement and can abide by all conditions before you sign it.

In general, your responsibilities are to pay a security deposit, pay your portion of the rent on time, pay any utilities you ae responsible for, follow your lease agreement rules and S8 HCV program rules, maintain the unit in a safe and sanitary condition and notify AHA of any income or family size changes.

When you issued a voucher to move, your voucher is initially good for 60 days from the date of issue. You may request a 30-day extension. If you have not located a new unit within 90 days and the voucher expires, your voucher is no longer available.

In general, owners may enter a tenant’s unit for three reasons: 1) emergency repairs, 2) non-emergency repairs or improvements, and 3) apartment inspections. Emergency repairs require no advance notice to the tenant. Access for all other reasons requires a “reasonable” advance notice (24-48 hours).

Make sure the lease contains the following information: lessee (tenant), lessor (landlord/owner), unit address, rent, term of the lease (starting and ending dates, must be for at least one year), who pays what utilities, and what appliances are provided with the unit. Be sure that the procedures for repairs and maintenance are clear. Make sure you understand the rules and regulations posted for the property or specified in the lease. If you have doubts or questions, ask the landlord or his/her representative to provide answers in writing. Tenants and the owners (landlords) should cooperate with each other and attempt to work out any differences. But if there are disputes, AHA may be able to help and/or advocate for you in some instances. Nevertheless, AHA does not have the power to force a tenant or owner to take any desired action. In some cases, tenant and owner disputes must be settled through the court system.

AHA has discovered that you have unreported or under-reported income and has calculated the back payments you owe according to this information. You will be given the opportunity to appeal and /or clarify this information. If you continue to not report income, you will be subject to legal action, including the termination of housing assistance. Abuse of AHA staff in the performance of their duties and/or disregard of family obligations listed in the voucher will result in the termination of housing assistance.

Per HUD regulations, no family member may engage in drug-related criminal activity, violent criminal activity, or other criminal activity that threatens the health, safety, or right to peaceful enjoyment of other residents or persons residing in the immediate vicinity of the premises. AHA reviews criminal history on a case by case basis and determines if the history rises to level of the application being denied or the participation being terminated. If it is determined that, the application is denied, or participation must be terminated AHA will notify you and you will have the opportunity to appeal the decision.

Families receiving voucher assistance may not move during the initial term of their lease. After 12 months, a family may move anywhere in the United States where a Section 8 voucher program is administered. This is called portability.

HUD requires AHA to perform an HQS inspection of all Section 8 units before entering into a Housing Assistance Payment contract with an owner, and at least annually thereafter. The inspection confirms whether an apartment meets minimum physical standards established by HUD. All voucher holders are required to provide access to AHA staff to allow them to perform the inspection. A family that fails to provide access may be terminated from the program.

AHA is required to recertify the income and composition of all households at least once a year. The annual re-examination determines the continued eligibility of a Section 8 participant and establishes the Housing Assistance Payment to be made on behalf of the family. The move-in date is used to determine the time of the annual re-exam.

The voucher is designated specifically for the family members assigned to the voucher. Any immediate family member that wants to reside with you must go through the application process to be added to your household.  They must also be approved by the landlord/owner. Continued residence by other persons in the unit that are not approved, is a violation of the contract and assistance may be terminated. Also, a voucher holder may not sublet or loan the use of the unit to any other person.

Notify AHA immediately of any notices you have received, and they will proceed on a case-by-case basis.

Cayuga County Homsite Development Corporation is another agency in Auburn that provides Section 8 Housing Choice Voucher (HCV) assistance. Section 8 HCV is the actual program assistance that you will receive to help subsidize your housing.

No. You can only pay a contract rent that AHA staff states you can afford.

You should bring proof of income, birth certificates, Social Security cards, photo identification, and any documents that pertain to you and your household income and expenses.