HOUSING CHOICE VOUCHER (HCV) SECTION 8 PROGRAM
Effective 4/21/23 @ 4:00P.M Waitlist for Housing Choice Vouchers (HCV Section 8) Applications are closed.
The Housing Choice Voucher (HCV) Section 8 program is a subsidized housing program which allows eligible participants the opportunity to rent housing units in the open market through federal funds provided by the U.S. Department of Housing and Urban Development (HUD). The Binghamton Housing Authority’s (BHA) Housing Choice Voucher Program allows participants to rent qualified units throughout Broome County. If you are on this page as a landlord, scroll to the bottom for applicable information.
(HCV) SECTION 8 PROGRAM
WAITING LIST
Unfortunately, the need for rental assistance in Broome County is far greater than the funding that is provided to us from HUD, therefore the Binghamton Housing Authority (BHA) uses a waiting list to administer program assistance to qualified applicants as vouchers become available.
Applications for the HCV Program are only offered when the current waitlist is considered small enough that we will exhaust the waitlist within the year. The public will be notified of the dates that applications will be provided and accepted via the local newspaper. Area non-profit agencies and service providers will be notified.
HUD permits Public Housing Authorities to establish local preferences in the selection from the waitlist. BHA’s policy is to select all names from the waitlist according to the Date and Time the application was received.
When your name reaches the top of the waiting list, you will be notified via USPS mail and required to provide all relevant documents.
It is very important to provide BHA with any updates that may occur with your mailing address or contact information while you are on the waiting list.
To determine eligibility, we will be verifying information regarding your family composition, your income and assets, your status of previous assistance (if any) with an HCV or Public Housing (PH) program, your residency status, and your household’s citizenship or legal immigration status. In addition, we will be conducting a criminal background inquiry for all members of the household age 18 and over.
Please be aware that if we are unable to reach you via USPS mail, then you may be in jeopardy of being removed from the waiting list. It is very important to notify our office if you move.
Briefing/Voucher Issuance
If you are found to be eligible for HCV Section 8 assistance, then you will be invited to attend a briefing. At that meeting, you will be advised of the HCV program rules and you will be provided with all the necessary forms required to apply for assistance with a rental unit. In addition, you will be issued a voucher.
The voucher provides the following information:
Subsidy Standards/Unit Size
BHA will assign the number of bedroom(s) you qualify for based on your family size. The family may select a different size dwelling than what is listed on the voucher, but Binghamton Housing will apply the payment standard for the smaller of either the bedroom size shown on the voucher or the actual bedroom size of the unit selected by the family. Housing Quality Standards prohibits more than two people per living/sleeping room to avoid overcrowding.
BHA will determine the bedroom size by using the following guidelines:
Search for Housing
When a unit is located, you must submit a completed Request for Tenancy Approval (RFTA) form and a blank copy of the owners one-year lease, prior to the expiration of your voucher. Once the RFTA has been submitted, the time on the voucher stops. If the unit is found to be unacceptable by BHA, you will be given back the time on the voucher from when it was suspended to look for new housing. You may only have one active Request for Tenancy Approval at a time.
Your voucher allows you to lease a unit anywhere within Broome County under the following conditions:
Payment Standards
Payment standards represent the maximum amount of subsidy that the Binghamton Housing Authority can provide to a family. These payment standards are updated annually in accordance with HUD’s published Fair Market Rents (FMR) prices for Broome County. The Fair Market Rent is a combination of both the unit rent and cost of the tenant paid utilities.
Annual Re-examinations
Once you become an HCV program participant, BHA must conduct a reexamination of family income and composition at least annually. This includes gathering and verifying current information about family composition, income, and expenses. Based on this updated information, the family’s income and rent must be recalculated. You will be notified by mail 120 days prior to your recertification date and given until the 15th of the following month to provide all requested documents. Failure to recertify will result in termination of assistance.
Annual/Biennial Inspections
HUD requires the PHA to inspect each unit under lease at least once every two years to confirm that the unit still meets Housing Quality Standards (HQS). BHA will perform an inspection of the unit the first year following either a new lease up or a move. Should the unit pass the first time with no deficiencies, it will not be necessary to inspect again the following year. Should the unit fail the inspection you will be required to have an inspection again the next year. You must make arrangements for our inspector to have access to your unit on the date and time we have scheduled. If you are unable to be present you may have your landlord, or any other adult (over 18 years old) be available. Failure to allow access to the unit may result in termination of assistance.
Interim Changes
(add/remove household members, add/remove income)
Family circumstances may change throughout the period between annual reexaminations. Once you become an HCV program participant, you will be required to report changes with your household composition and income within 14 days. An Interim Review form must be filled out and brought to the office. Based on this updated information, the family’s income and rent may need to be recalculated. You will be notified in writing how and when your rent subsidy will be impacted. Failure to report an increase in income may result in an over payment of subsidy and require the family to enter into a repayment agreement for any excess subsidy that we have paid on your behalf.
Relocations
A family’s right to move is generally contingent upon the family’s compliance with program requirements. If you would like to transfer from one unit to another with continued HCV assistance, then BHA must verify that you will be leaving your previous owner in good standings with no money owed and with damages which do not exceed normal wear and tear. A valid 30 or 60 day notice must be provided to the landlord and BHA to obtain a voucher to move.
Relocation is only allowed once per year.
Portability
Portability is one of the benefits of the HCV program that enables you to use your Section 8 assistance in other cities or states outside of Broome County. Portability was created to allow you the freedom to choose which area of the country best suits the needs of your family. Detailed information regarding Portability will be supplied upon request.
Porting to Broome County must begin with your current Housing Authority. You may provide your caseworker with the following contact information.
PERSONS WITH DISABILITIES
If you or anyone in your family is a person with disabilities, and you require a specific accommodation to fully utilize our program and services, please contact Binghamton Housing Authority at 607-723-9491.
Other Forms for Tenants
Section 8 Administration Plan - Click Here for the document
BHA Admissions and Continued Occupancy Plan - Click Here for the document
Link to Federal Poverty Sliding Scale Guidelines - Click Here for the document
(VAWA) Violence Against Women Act Resources (Click Each Link Below)
-VAWA Form 5380
-VAWA Form 5382
-Emergency Transfer Request Form HUD 5383
-Emergency Transfer Plan
HOUSING CHOICE VOUCHER (HCV) SECTION 8 PROGRAM FOR LANDLORDS
The Housing Choice Voucher (HCV) Section 8 program is a subsidized housing program which allows eligible participants the opportunity to rent housing units in the open market through federal funds provided by the U.S. Department of Housing and Urban Development (HUD). The Binghamton Housing Authority’s (BHA) Housing Choice Voucher Program allows participants to rent qualified units throughout Broome County.
Leasing
When a unit is located, the tenant/applicant must submit a completed Request for Tenancy Approval (RFTA) form and a blank copy of the owners one-year lease, prior to the expiration of their voucher. The owner or their representative must complete all of page one and the portion of page two that pertains to the landlord. Upon receipt, the caseworker will contact the owner to verify the information on the Request for Tenancy and the asking rent is both reasonable for the area and affordable to the tenant. The caseworker will schedule an HQS inspection of the unit at the owner’s convenience.
The initial inspection will check the unit for health and safety issues. An HQS inspection checklist may be obtained prior to the inspection to ensure all Housing Quality Standards (HQS) are met. The checklist is just a listing of the most common fail items and is not meant to be all inclusive. Should the inspection fail, the owner will be given time to complete the repairs. BHA will not execute a Housing Assistance Payment (HAP) contract until we have obtained a passed inspection.
Prior to leasing the landlord must provide BHA with a W9 form in the owner’s name. If the property is owned by a Limited Liability Corporation, the EIN number must be used on the form and be submitted with a copy of the articles of incorporation.
A Landlord Certification Form and Lead Disclosure Form must also be completed and submitted prior to any assistance payment being issued.
The completed Housing Assistance Payment contract and signed one year lease will need to be received for payments to owner will begin. A Tenancy Addendum must be attached to the lease.
HUD requires the PHA to inspect each unit under lease at least once every two years to confirm that the unit still meets Housing Quality Standards (HQS). BHA will perform an inspection of the unit the first year following either a new lease up or a move. Should the unit pass the first time with no deficiencies, it will not be necessary to inspect again the following year. Should the unit fail, the inspection will be required again the next year.
There are two types of failed items. Life threatening hazards such as smoke detectors not installed or working, or a missing or defective carbon monoxide detector must be corrected within 24 hours to avoid an abatement of your Housing Assistance Payment. Any deficiency that is not life threatening must be corrected in Thirty days. A detailed report will be mailed to both the owner and tenant following the inspection. The letter will provide the owner with the date by which the repairs must be completed, along with the contact information for the inspector.
Payment and Rent Increases
The Binghamton Housing Authority processes Housing Assistance Payments (HAP) on the first of the month, unless the first is a weekend or holiday, then they are processed the very next business day.
Landlords may ask for a rent increase one time per year after the first year of the lease. HUD and BHA require a 60-day written notice be submitted to both the Housing Authority and the tenant. The Rent Increase Request will be processed through a data base that determines rent reasonableness for the area. Landlords will be notified by mail as to the status of the request. Should the request be approved, a new lease amendment notice will be sent to both the owner and the tenant.
It is important for landlords to read both the Tenancy Addendum and the Housing Assistance Payment contract to better understand their rights and responsibilities.
Section 8 offers four programs for eligible tenants. To read more about what each program offers and how/whether tenants qualify, see the links below:
Section 8 - Housing Choice Voucher
Eligibility for a housing voucher is determined by the PHA based on the total annual gross income and family size and is limited to US citizens and specified categories of non-citizens who have eligible immigration status. In general, the family's income may not exceed 50% of the median income for the county or metropolitan area in which the family chooses to live. By law, a PHA must provide 75 percent of its voucher to applicants whose incomes do not exceed 30 percent of the area median income. Median income levels are published by HUD and vary by location. The PHA serving your community can provide you with the income limits for your area and family size.
During the application process, the PHA will collect information on family income, assets, and family composition. The PHA 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.
If the PHA determines that your family is eligible, the PHA will put your name on a waiting list, unless it is able to assist you immediately. Once your name is reached on the waiting list, the PHA will contact you and issue you a housing voucher.
Tenant Protection
Tenant Protection Vouchers (TPVs) are provided to protect HUD-assisted families from hardship as the result of a variety of actions that occur in HUD’s Public Housing (Low-Rent), the Multifamily Housing portfolios, and Moderate Rehab properties. Under current HUD policy, TPVs may also be issued in connection to such actions for vacant units that have been occupied by a HUD-assisted family in the past 24 months. Certain TPVs (called replacement TPVs) become part of the Public Housing Agency (PHA’s) Housing Choice Voucher (HCV) program and may be reissued to families on the PHA’s waiting list upon turnover. In contrast to replacement TPVs, relocation TPVs may not be reissued by the PHA after the initial family that received the TPV ceases to receive the voucher assistance. Whether a TPV is a replacement or relocation TPV depends on whether the HUD-assisted housing is permanently lost.
Families residing in a unit that is impacted by one of the events triggering the TPV, and who are eligible for such TPVs, are not required to apply for the voucher. Instead, the eligible family will be admitted as a special admission, without consideration of the family’s position on the PHA’s waiting list. The TPV generally covers the difference between 30 percent of family income and the PHA’s payment standard or gross rent, whichever is lower.
There is a subset of TPVs, provided as a result of specific actions described in the law (Section 8(t) of the U.S. Housing Act of 1937), in which a higher “enhanced” payment standard is used to determine the amount of housing assistance when the gross rent of the unit exceeds the PHA’s payment standard. The Enhanced Vouchers Fact Sheet provides general information concerning enhanced vouchers. The fact sheet has been translated to a number of different languages and such translations may be found here.
VASH - Veterans’ Affairs Supportive Housing
The purpose of VASH is to house homeless veterans and their families. Veterans who successfully apply through the local Veterans’ Administration receive a Section 8 Rental Voucher which contributes 60-70% of their monthly rent payment. VA also has case managers who can connect veterans and their families to other related services. Case management is required for the VASH program and tenants must recertify each year to keep their housing voucher.
EHV - Emergency Housing Vouchers
The Emergency Housing Voucher (EHV) program is available through the American Rescue Plan Act (ARPA). Through EHV, HUD provides housing choice vouchers to local Public Housing Authorities, including BHA, in order to assist individuals and families who are homeless, at-risk of homelessness, fleeing, or attempting to flee, domestic violence, dating violence, sexual assault, stalking, or human trafficking, or were recently homeless or have a high risk of housing instability. Applications must have a referral from either the Domestic Violence Shelter (RISE) or Coordinated Entry system for the Homeless Coalition of the Southern Tier by calling 211.
