Marilyn Geraldo, Director or The Village of Ossining Housing Choice Voucher Program (Formerly known as Section 8)

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1 Marilyn Geraldo, Director or The Village of Ossining Housing Choice Voucher Program (Formerly known as Section 8) WHAT ARE HOUSING CHOICE VOUCHERS? The Housing Choice Voucher (HCV) program was established as part of the Federal Housing Act in 1976 and it is operated by the U.S. Department of Housing and Urban Development (HUD) through the Village of Ossining. It was designed to help needy families pay their rent. Eligible families and individuals receive rent subsidies called Housing Choice Vouchers. The Program provides subsidies based on a formula, which calculates the Housing Assistance Payment (HAP) and the Tenant Share. The Tenant Share must be no less than 30% and no more than 40% of their monthly-adjusted income. I devote all of my time administering the program with support and monitoring by one additional staff person. Currently, the program subsides about 250 families and 115 landlord/property manager receive HAP on behalf of our participants. The program continue to address the housing needs of the community which include a shortage of the number of apartments for Section 8 participants. The community continues its effort to encourage better quality housing, and rehabilitation to update functionally obsolete floor plans, heating systems, kitchens and bathrooms. At the present time the waitlist is closed; There are a total of 3,800 applicants on wait list waiting to be served as vouchers become available. To check the current status of your application (for those who have already applied) visit: or call WHO IS ELIGIBLE FOR RENTAL ASSISTANCE? To qualify for a HCV, applicants must be within the household income levels established by HUD based on family size. At the present time, applicants must be within the extreme low levels 30%, very low level 50%, or 80% of the Westchester County median income level. HUD regulations require us to target those with income at or below Extremely Low Income Limits ($31,700 for a family of 4) THERE ARE PREFERENCES FOR PROVIDING ASSISTANCE The Village of Ossining has established four different types of preferences to place applicants on the Waiting List.

2 Local Residency Preference: established by this program and approved by HUD to service applicants who are residents or currently employed in the Village of Ossining. They may receive priority assistance through the Village of Ossining HCV Program. Preference for Elderly or Disabled: a preference for admission of single persons who are age 62 or older, or a person with disabilities over other singles. Applicants are served on a first-come-first-served basis taking into consideration all of the above preferences. OCCUPANCY STANDARD/SUBSIDY SIZE: This office has adopted occupancy standards that provide for each bedroom to be occupied by a maximum of two persons whenever possible as follows: 1. husband and wife; 2. siblings of the same sex, regardless of age; 3. siblings of opposite sex, if both siblings are under six (6) years old; 4. parent and child of the same sex, regardless of age; 5. parent and child of opposite sex if the child is under six (6) years old. The Section 8 office MAY grant exceptions from the standards if the family requests and provides documentation verifying the exceptions are justified by the health or disability of family members, or other individual circumstances. VOUCHER TERM: When a family s eligibility has been determined, a Housing Choice Voucher will be issued and the family will have sixty (60) days to locate suitable housing, and submit a Request for Tenancy Approval. TWO additional thirty (30) days extensions MAY be granted if there is a written request from the family on or before the initial expiration date. A total of 120 days may be granted. In some cases, if the family is having difficulty in locating a unit due to the restricted rental market and they can demonstrate a concentrated effort in their search, two additional 30-day extensions of the term up to the a maximum of 180 days may be granted. After the standard 120-day term, the voucher expires and the applicant must re-apply. Housing Choice Vouchers are portable, meaning they can be transferred from one jurisdiction to another after the initial lease term.

3 The Total Tenant Payment (TTP) will be the highest of either 30% of the monthly adjusted income; OR 10% of the monthly gross income; OR The maximum shelter allowance (welfare recipient); OR The minimum rent established by our office (which currently is $50). If the family rents a unit that is above the Payment Standard, they will be responsible for the total rent payment plus any rent above the payment standard. Section 8 may not approve any new unit where a family pays more than 40% of their monthly adjusted income for rent. Family Share Calculation Family of 4-Extreme Low Inc $31, 700 Wages + Child/Adult Support + SS/SSI/SSD $800 x 26 wks= $20,800 $100 x 52 wks= $5,200 $ x 12 Mo= $4,000 Total Income $30,000 (Total Inc. /12 mo x 30% = $750 (40% $1,000) Estimate Share of the rent before any allowance/med exp/ur) FAIR MARKET RENTS FY 2016 The current Fair Market Rents (FMRs) are established by HUD and are adjusted each year. As of 12/11/15, the FMRs are as follows: Studio: $ Bedroom: $ Bedroom: $ Bedroom: $ Bedroom: $2229 Housing Choice Voucher Payment Standards are used in the calculation of rental subsidy assistance for all participants in the Program. Payment Standards (PS) are the maximum subsidies the program will allow the participant based on the number of family members, the size of the apartment and/or the family Voucher sizes. Currently the Village of Ossining is PS are above 110% of the Fair Market Rent Studio: $ Bedroom: $ Bedroom: $ Bedroom: $ Bedroom: $2452 Rent Share Calculation ***2016-2Bd.PS $1,661***

4 Rent + Utilities = Total Gross Rent (TGR) 2 Bd. Unit + Con Ed (Light and N. Gas) $ = $1650 TGR - $750TT share (30% Adj. Inc) $900 HCV-HAP to LL RENT REASONABLENESS: Determinations of rent reasonableness are made when units are placed under HAP contract for the first time and when an owner requests a rent increase. This office will determine and document on a case by case basis that the proposed rent: (1) does not exceed rents currently charged (on new leases) by the same owner for an equivalent assisted or unassisted unit in the same building or complex, and (2) is reasonable in relation to rents currently charged by other owners for comparable units in the unassisted market. At least one (1) comparable unit will be used for each rent determination, but whenever possible, three (3) units will be used as a basis for comparison. All comparables must be based on the rent that the unit would command if leased in the current market. Housing Quality Standards (HQS) Inspections HUD requires that all units subsidized under the HCV Program meet a minimum standard of health and safety rules called HQS. To ensure compliance with HUD's requirement, the Village of Ossining HCV program with The Building Department inspects any unit a Voucher Holder wants to rent before they move in and as required thereafter. An HQS inspection ensures that all HCV units have adequate living space for the family, are structurally sound, provide the necessary habitability systems (electricity, plumbing, heating, appliances, etc.) and present no conditions that endanger health and safety. The Section 8 Housing Quality Inspection is an informal and relatively brief inspection of a dwelling unit. Some (but not all) of the items that the Section 8 inspector will look for are: Is there a working smoke detector and, where appropriate, a carbon monoxide detector in the unit? Does the apartment have enough bedrooms to suit this particular family? Are the bedrooms at least 80 square feet and do they have windows?

5 Are the kitchen appliances in good working condition? Is the plumbing working correctly? Is there ventilation in the bathroom? Are there any obvious electrical problems such as loose electrical outlets or light switches? Is the heating system sufficient for the apartment? Are the windows and doors weather tight and do they lock? Are the handrails, porches and stairways safe and secure? Are the walls and floors and ceilings free from any serious defects? If the unit was constructed prior to l978 and there are children under six years of age in the family, is there any peeling or chipping paint or deteriorated painted surfaces in the unit? What is the difference between Section 8 and Affordable Housing? Section 8 housing provides project and/or tenant-based rental assistance. This means that the rent is subsidized and the amount of rent pay is based on the family monthly income, minus certain deductions. Affordable housing offers different income qualifying levels. Rent at these communities varies depending upon the income level target for each apartment and provides affordability to a wide range of residents. Market rate apartments are also offered at most of the Affordable housing communities. Affordable housing provides a stepping stone for young families, a smaller, more manageable home for seniors, and creates housing for the local workforce. Typically, affordable means that the housing unit must cost no more than 30 percent of the monthly household income for rent and utilities; the rent or mortgage is less typically set at 80% or less of Westchester County Area Median Income ($105,700 for a family of 4); and it must have a guaranteed affordability term for a set period of time. The program is located at: 16 Croton Ave., REAR, Ossining NY Tel: (914) Fax: (914) Section8@villageofossining.org

6 Walk-ins are welcome on Mondays, Tuesdays and Wednesdays 9 AM -2 PM(All others by appointment ONLY) All changes (address, income and/or family composition) MUST be done in writing by regular mail, fax, or drop off at our office mail box by the door. ***PLEASE NOTE*** THIS OFFICE DOES NOT PROVIDE EMERGENCY ASSISTANCE The Westchester County Department of Social Services provides a variety of services to county residents. These services include Medicaid, SNAP (formerly known as Food Stamps), Temporary Assistance and Homeless services. Tel Legal Services of the Hudson Valley is your source for legal services for qualified low-income families, individuals and children. Tel Westchester County Human Rights Commission seeks to promote dignity and respect by advancing justice, equality and education for the diverse community of Westchester County. Tel serves as a confidential, comprehensive and primary entry point into community service information, referral and assistance. Web site at For more information please visit our website at VillageofOssining.org and select Section 8 Housing under Departments.