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HCV Tenant Briefing Manual

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Housing Choice Voucher Program Tenant Briefing Manual

Northwest Georgia Housing Authority Section 8 Tenant Briefing Table of Contents

(Click on the links below to jump to that section)

Forms

Introduction

This Handbook has been prepared for you as a guide for participation in the Housing Choice Voucher (HCV) Rental Voucher Program.

It is designed to provide you with accurate information about how the program works. Please take the time to read it carefully; it will help you find a suitable place to live and remain in good standing with your landlord and Northwest Georgia Housing Authority.

After reading the handbook, make sure you save it with your important papers so that you can refer to it as needed. If you have any questions, contact the Northwest Georgia Housing Authority HCV Office.

The rules and regulations for the Section 8 Housing Program are determined by the U.S.

Department of Housing and Urban Development (HUD). The purpose of the HCV Program is to provide rental assistance to eligible low-income families.

Income Limits

FY 2025 Income Limits Documentation System
FY 2025 Income Limits Summary

Median Family Income: $80,200

  • Very Low (50%) Income Limits ($)
    • 1 Bedroom: $27,750
    • 2 Bedroom: $31,700
    • 3 Bedroom: $35,650
    • 4 Bedroom: $39,650
    • 5 Bedroom: $42,800
    • 6 Bedroom: $45,950
    • 7 Bedroom: $49,150
    • 8 Bedroom: $52,350

  • Extremely Low Income Limits ($)
    • 1 Bedroom: $16,700
    • 2 Bedroom: $21,150
    • 3 Bedroom: $26,650
    • 4 Bedroom: $32,150
    • 5 Bedroom: $37,650
    • 6 Bedroom: $43,150
    • 7 Bedroom: $48,650
    • 8 Bedroom: $52,350

  • Low (80%) Income Limits ($)
    • 1 Bedroom: $44,400
    • 2 Bedroom: $50,750
    • 3 Bedroom: $57,100
    • 4 Bedroom: $63,400
    • 5 Bedroom: $68,500
    • 6 Bedroom: $75,550
    • 7 Bedroom: $78,650
    • 8 Bedroom: $83,700

NOTE: Floyd County is part of the Rome, GA MSA, so all information presented here applies to all of the Rome, GA MSA.

The Rome, GA MSA contains the following areas: Floyd County, GA;

* The FY 2014 Consolidated Appropriations Act changed the definition of extremely low-income to be the greater of 30/50ths (60 percent) of the Section 8 very low-income limit or the poverty guideline as established by the Department of Health and Human Services (HHS), provided that this amount is not greater than the Section 8 50% very low-income limit. Consequently, the extremely low income limits may equal the very low (50%) income limits.

For last year's Median Family Income and Income Limits, please click here.

Payment Standards

2025 Payment Standards

  • Floyd County
    • 0 Bedroom: $996
    • 1 Bedroom: $1,086
    • 2 Bedroom: $1,427
    • 3 Bedroom: $1,799
    • 4 Bedroom: $2,078

  • Polk County
    • 0 Bedroom: $848
    • 1 Bedroom: $854
    • 2 Bedroom: $1,121
    • 3 Bedroom: $1,412
    • 4 Bedroom: $1,486

The FMR's for the Unit sizes larger than four bedrooms are calculated by adding fifteen percent (15%) to the four-bedroom FMR for each extra bedroom

Allowances for Tenant-Furnished Utilities and Other Services

Utility Allowance Schedule

U.S Department of Housing and Urban Development - Office of Public and Indian Housing
OMB Approval No. 2577-0169
Exp: 04/30/2026

The following allowances are used to determine the total cost of tenant-furnished utilities and appliances.

Locality: Northwest Georgia Housing Authority
Unit Type: Apartment, Duplex, High-Rise, and Townhouse
Date: 9/20/2024

Utility or Service: Heating

  • Natural Gas
    • 0 Bedroom: $13
    • 1 Bedroom: $14
    • 2 Bedroom: $17
    • 3 Bedroom: $17
    • 4 Bedroom: $20
    • 5 Bedroom: $22

  • Electric
    • 0 Bedroom: $30
    • 1 Bedroom: $35
    • 2 Bedroom: $42
    • 3 Bedroom: $47
    • 4 Bedroom: $56
    • 5 Bedroom: $61

  • Heat Pump
    • 0 Bedroom: $17
    • 1 Bedroom: $20
    • 2 Bedroom: $24
    • 3 Bedroom: $27
    • 4 Bedroom: $32
    • 5 Bedroom: $36

  • Propane
    • 0 Bedroom: $45
    • 1 Bedroom: $51
    • 2 Bedroom: $60
    • 3 Bedroom: $65
    • 4 Bedroom: $75
    • 5 Bedroom: $81

Utility or Service: Air Conditioning

    • 0 Bedroom: $12
    • 1 Bedroom: $15
    • 2 Bedroom: $20
    • 3 Bedroom: $25
    • 4 Bedroom: $31
    • 5 Bedroom: $36

Utility or Service: Cooking

  • Natural Gas
    • 0 Bedroom: $4
    • 1 Bedroom: $4
    • 2 Bedroom: $5
    • 3 Bedroom: $5
    • 4 Bedroom: $6
    • 5 Bedroom: $6

  • Electric
    • 0 Bedroom: $11
    • 1 Bedroom: $11
    • 2 Bedroom: $14
    • 3 Bedroom: $14
    • 4 Bedroom: $16
    • 5 Bedroom: $16

  • Propane
    • 0 Bedroom: $17
    • 1 Bedroom: $17
    • 2 Bedroom: $21
    • 3 Bedroom: $22
    • 4 Bedroom: $24
    • 5 Bedroom: $25

Utility or Service: Other Electric

    • 0 Bedroom: $38
    • 1 Bedroom: $41
    • 2 Bedroom: $45
    • 3 Bedroom: $51
    • 4 Bedroom: $56
    • 5 Bedroom: $66

Utility or Service: Water Heating

  • Natural Gas
    • 0 Bedroom: $6
    • 1 Bedroom: $8
    • 2 Bedroom: $10
    • 3 Bedroom: $14
    • 4 Bedroom: $19
    • 5 Bedroom: $23

  • Electric
    • 0 Bedroom: $12
    • 1 Bedroom: $21
    • 2 Bedroom: $29
    • 3 Bedroom: $46
    • 4 Bedroom: $64
    • 5 Bedroom: $82

  • Propane
    • 0 Bedroom: $25
    • 1 Bedroom: $33
    • 2 Bedroom: $42
    • 3 Bedroom: $59
    • 4 Bedroom: $78
    • 5 Bedroom: $97

Utility or Service: Water (Average) 

  • Inside City Limits
    • 0 Bedroom: $14
    • 1 Bedroom: $18
    • 2 Bedroom: $23
    • 3 Bedroom: $35
    • 4 Bedroom: $47
    • 5 Bedroom: $59

  • Outside City Limits
    • 0 Bedroom: $18
    • 1 Bedroom: $23
    • 2 Bedroom: $31
    • 3 Bedroom: $47
    • 4 Bedroom: $63
    • 5 Bedroom: $79

Utility or Service: Sewer (Average) 

  • Inside City Limits
    • 0 Bedroom: $18
    • 1 Bedroom: $23
    • 2 Bedroom: $32
    • 3 Bedroom: $50
    • 4 Bedroom: $68
    • 5 Bedroom: $86

  • Outside City Limits
    • 0 Bedroom: $30
    • 1 Bedroom: $42
    • 2 Bedroom: $54
    • 3 Bedroom: $78
    • 4 Bedroom: $103
    • 5 Bedroom: $127

Utility or Service: Trash Collection

  • Inside City Limits
    • 0 Bedroom: $16
    • 1 Bedroom: $16
    • 2 Bedroom: $16
    • 3 Bedroom: $16
    • 4 Bedroom: $16
    • 5 Bedroom: $16

  • Outside City Limits
    • 0 Bedroom: $30
    • 1 Bedroom: $30
    • 2 Bedroom: $30
    • 3 Bedroom: $30
    • 4 Bedroom: $30
    • 5 Bedroom: $30

Utility or Service: Refrigerator

    • 0 Bedroom: $5
    • 1 Bedroom: $5
    • 2 Bedroom: $5
    • 3 Bedroom: $5
    • 4 Bedroom: $5
    • 5 Bedroom: $5

Utility or Service: Range

    • 0 Bedroom: $4
    • 1 Bedroom: $4
    • 2 Bedroom: $4
    • 3 Bedroom: $4
    • 4 Bedroom: $5
    • 5 Bedroom: $5

Utility or Service: Other: Nat. Gas Base Rate

    • 0 Bedroom: $36
    • 1 Bedroom: $36
    • 2 Bedroom: $38
    • 3 Bedroom: $42
    • 4 Bedroom: $42
    • 5 Bedroom: $43

Locality: Northwest Georgia Housing Authority
Unit Type: Single Family and Mobile Home
Date: 9/20/2024

Utility or Service: Heating

  • Natural Gas
    • 0 Bedroom: $16
    • 1 Bedroom: $19
    • 2 Bedroom: $20
    • 3 Bedroom: $23
    • 4 Bedroom: $25
    • 5 Bedroom: $26

  • Electric
    • 0 Bedroom: $39
    • 1 Bedroom: $47
    • 2 Bedroom: $55
    • 3 Bedroom: $64
    • 4 Bedroom: $72
    • 5 Bedroom: $77

  • Heat Pump
    • 0 Bedroom: $23
    • 1 Bedroom: $28
    • 2 Bedroom: $32
    • 3 Bedroom: $38
    • 4 Bedroom: $42
    • 5 Bedroom: $45

  • Propane
    • 0 Bedroom: $56
    • 1 Bedroom: $66
    • 2 Bedroom: $75
    • 3 Bedroom: $85
    • 4 Bedroom: $94
    • 5 Bedroom: $100

Utility or Service: Air Conditioning

    • 0 Bedroom: $13
    • 1 Bedroom: $18
    • 2 Bedroom: $22
    • 3 Bedroom: $28
    • 4 Bedroom: $35
    • 5 Bedroom: $40

Utility or Service: Cooking

  • Natural Gas
    • 0 Bedroom: $4
    • 1 Bedroom: $4
    • 2 Bedroom: $5
    • 3 Bedroom: $5
    • 4 Bedroom: $6
    • 5 Bedroom: $6

  • Electric
    • 0 Bedroom: $11
    • 1 Bedroom: $11
    • 2 Bedroom: $14
    • 3 Bedroom: $14
    • 4 Bedroom: $16
    • 5 Bedroom: $16

  • Propane
    • 0 Bedroom: $17
    • 1 Bedroom: $17
    • 2 Bedroom: $21
    • 3 Bedroom: $22
    • 4 Bedroom: $24
    • 5 Bedroom: $25

Utility or Service: Other Electric

    • 0 Bedroom: $38
    • 1 Bedroom: $41
    • 2 Bedroom: $45
    • 3 Bedroom: $51
    • 4 Bedroom: $56
    • 5 Bedroom: $66

Utility or Service: Water Heating

  • Natural Gas
    • 0 Bedroom: $6
    • 1 Bedroom: $8
    • 2 Bedroom: $10
    • 3 Bedroom: $14
    • 4 Bedroom: $19
    • 5 Bedroom: $23

  • Electric
    • 0 Bedroom: $12
    • 1 Bedroom: $21
    • 2 Bedroom: $29
    • 3 Bedroom: $46
    • 4 Bedroom: $64
    • 5 Bedroom: $82

  • Propane
    • 0 Bedroom: $25
    • 1 Bedroom: $33
    • 2 Bedroom: $42
    • 3 Bedroom: $59
    • 4 Bedroom: $78
    • 5 Bedroom: $97

Utility or Service: Water (Average)

  • Inside City Limits
    • 0 Bedroom: $14
    • 1 Bedroom: $18
    • 2 Bedroom: $23
    • 3 Bedroom: $35
    • 4 Bedroom: $47
    • 5 Bedroom: $59

  • Outside City Limits
    • 0 Bedroom: $18
    • 1 Bedroom: $23
    • 2 Bedroom: $31
    • 3 Bedroom: $47
    • 4 Bedroom: $63
    • 5 Bedroom: $79

Utility or Service: Sewer (Average)

  • Inside City Limits
    • 0 Bedroom: $18
    • 1 Bedroom: $23
    • 2 Bedroom: $32
    • 3 Bedroom: $50
    • 4 Bedroom: $68
    • 5 Bedroom: $86

  • Outside City Limits
    • 0 Bedroom: $30
    • 1 Bedroom: $42
    • 2 Bedroom: $64
    • 3 Bedroom: $78
    • 4 Bedroom: $103
    • 5 Bedroom: $127

Utility or Service: Trash Collection

  • Inside City Limits
    • 0 Bedroom: $16
    • 1 Bedroom: $16
    • 2 Bedroom: $16
    • 3 Bedroom: $16
    • 4 Bedroom: $16
    • 5 Bedroom: $16

  • Outside City Limits
    • 0 Bedroom: $30
    • 1 Bedroom: $30
    • 2 Bedroom: $30
    • 3 Bedroom: $30
    • 4 Bedroom: $30
    • 5 Bedroom: $30

Utility or Service: Refrigerator

    • 0 Bedroom: $5
    • 1 Bedroom: $5
    • 2 Bedroom: $5
    • 3 Bedroom: $5
    • 4 Bedroom: $6
    • 5 Bedroom: $6

Utility or Service: Range

    • 0 Bedroom: $4
    • 1 Bedroom: $4
    • 2 Bedroom: $4
    • 3 Bedroom: $4
    • 4 Bedroom: $5
    • 5 Bedroom: $5

Utility or Service: Other: Nat. Gas Base Rate

    • 0 Bedroom: $36
    • 1 Bedroom: $36
    • 2 Bedroom: $38
    • 3 Bedroom: $42
    • 4 Bedroom: $42
    • 5 Bedroom: $43

Medical Equipment Allowances

Item: Oxygen Concentrator

  • Hours/Day: 18
  • Wattage: 400
  • Monthly Consumption (kWh): 219
  • Allowance: $30

Item: Nebulizer

  • Hours/Day: 2
  • Wattage: 75
  • Monthly Consumption (kWh): 5
  • Allowance: $1

Item: Electric Hospital Bed

  • Hours/Day: 0.2
  • Wattage: 200
  • Monthly Consumption (kWh): 1
  • Allowance: $1

Item: Alternating Pressure Pad

  • Hours/Day: 24
  • Wattage: 70
  • Monthly Consumption (kWh): 51
  • Allowance: $7

Item: Low Air-Loss Mattress

  • Hours/Day: 24
  • Wattage: 120
  • Monthly Consumption (kWh): 88
  • Allowance: $12

Item: Power Wheelchair/Scooter

  • Hours/Day: 3
  • Wattage: 360
  • Monthly Consumption (kWh): 33
  • Allowance: $5

Item: CPAP Machine

  • Hours/Day: 10
  • Wattage: 30
  • Monthly Consumption (kWh): 9
  • Allowance: $2

Oxygen Concentrator
Use per day varies, assume 12 to 24 hours a day.
The 5-Litter model uses 400 W, the 3-Liter model uses 320W.

Nebulizer
A medicine delivery system is used mostly for pediatric care. Used 4-6 times a day for 20 minutes at a time at 75 W.

Semi/Fully Electric Hospital Beds
Use depends on adjustments. 200 W.

Alternating Pressure Pad
An air-filled mattress overlay.
Used 24 hours a day for someone who is bed-ridden.

Low Air-Loss Mattress
Takes the place of mattress - air-filled pressurized mattress. Cycles air around every 15-20 minutes.

Power Wheelchairs and Scooters
You need to charge approximately 8 hours every 3 days. Batteries are 120 V, 3 Amp, 360 W.

CPAP Machines
Used for Sleep Apnea. Machines run only at night for people who tend to stop breathing at night. At maximum pressure, they use 40 W. On average - 30 W.

Total Resident Payments for Vouchers

  1. All households' Income from members 18 and older is annualized.

  2. Calculate all allowable deductions.
    • $525 Elderly
    • $480 Dependent
    • Childcare
    • Allowable Medical Expense
    • Allowable Disability Assistance

  3. Calculate Adjusted Income
    Annual Income
    Minus Allowances and/or Deductions
    Equals Adjusted Income

  4. Calculate Monthly Adjusted Income
    Adjusted Income
    Divide by 12
    Equals Monthly Adjusted Income

  5. The Calculation of Total Resident Payment for the Certificate Program is the greater of: 
    • 30% of monthly Adjusted Income
    • 10% of Monthly Income

  6. The greater of the Total Resident Payment amount used to arrive at the Resident Rent.

Leasing In- Place

You may be eligible to receive assistance at your present unit if the unit qualifies.

The unit must:

  • Be the appropriate size for your family
  • Pass an NSPIRE inspection
  • Have reasonable rent

Moving to Another Unit

If you decide to look for another place to live, the procedures are the same whether you are:

  • Locating and leasing a unit when you are first approved to participate in the program or
  • Moving from one unit to another with continued assistance after you are in the program.

This section can be used as a reference anytime you are planning to move to another unit and receive assistance.

To continue assistance at your new place
Your HA representative will explain the HA policies and procedures for moving from your unit with continued assistance.

You must give notice
If you want to move from one assisted unit to another and continue to receive housing assistance, you must give the owner and the HA proper written notice according to the lease and the HA policy.

Deciding Where You Want to Live 
There are many Factors to consider as you search for suitable housing, so try to select a place that meets your family's needs. Here are some suggestions:

Schools 
If you have school-aged children, you will want to consider the various school districts that are available, as well as the distance from the housing unit to the school.

Safety 
When you search for housing, consider the neighborhood and its surroundings. Try to avoid high crime areas.

Work 
Consider the distance between your workplace and the location of the housing unit.

Childcare 
Consider the availability of childcare around the housing unit. If you work, what is the distance between the unit, the childcare provider, and your work location?

Public Transportation 
If you do not have a vehicle, what is the access to public transportation around the housing unit?

Premise and Neighborhood 

  • Is there a place for children to play outside safely?
  • Is the unit a high-crime area?
  • What is the general condition of the neighborhood?
  • Are you close to medical service? Fire department?
  • Is there a church nearby?
  • Is there adequate parking space for you and your guest?
  • Is the area/building well-lit at night?

Confronting Housing Discrimination 
More often than any of us realize, people are denied housing for reasons other than poor rental histories or bad credit. Under federal law, it is illegal to deny housing to anyone based on race, color, religion, sex, national origin, family status, or disability. If you believe that you have been discriminated against, contact your HA representative.

Submitting a Request for Tenancy Approval

When you find a housing unit that you want to rent, the owner must complete a Request for Tenancy Approval (RTA) form, and it must be submitted to NWGHA. The RTA is included in your briefing packet.

When NWGHA receives your RTA, they will review it to determine if the unit is the correct size and if the proposed rent is approvable. If the owner wants to use his/her own lease, NWGHA will review it to make sure it contains the correct language required by HUD.

If the RTA and proposed lease are in order, NWGHA will make an appointment to inspect the housing unit.

RTA must be completed and signed.
The lease must be filled out, but NOT signed.

Remember: Unless you are granted an extension, your voucher will expire in 60 days from the date you receive it. You need to turn in an RTA to NWGHA before your voucher expires.

Information to Owners About Screening 
NWGHA will respond to inquiries from owners who have been approached by voucher holders by explaining major program procedures, including lease provisions, lease approval procedures, security deposits, damage/vacancy claim policy, NSPIRE inspections, contract provisions, and payment procedures by furnishing the pertinent forms.

NWGHA will inform the owner that it does not conduct resident screening. NWGHA may verify the validity of the voucher and provide additional information if available in Public Housing records:

  • Provide the family's prior and/or current addresses
  • Provide the name and address of current or past landlord

This policy must be administered consistently to all families and owners.

Subsidy Standards

Purpose 
HUD guidelines require that NWGHA establish standards for the determination of the HCV program size and that such standards provide for a minimum commitment of subsidy while avoiding overcrowding. The standards for voucher size also must meet the minimum requirement of the housing quality standards (NSPIRE). The voucher unit size assigned to a participant in the voucher program serves as the basis for determining the maximum rent that can be paid to an owner for the unit selected by the family under the Fair Market Rents established by HUD. The unit size of the voucher remains the same if the family composition remains the same, regardless of the actual unit size rented.

Voucher Size Determination 
Voucher size determination is subject to the following criteria:

  • It will not be necessary for persons of different generations or opposite sex, except for spoused (or those living as spouses) to occupy the same bedroom.
  • Two children of the same sex shall be expected to share a bedroom. NWGHA may grant a larger bedroom size to accommodate different generations (ten years or greater).
  • Single people will be assigned to one-bedroom units.
  • Foster children will be included as household members to determine unit size.
  • Space may be provided for a child who is away at school but who lives with the family during school breaks. Space will not be provided for a family member who will be absent most of the time, such as a member who is in the military.
  • Authorized live-in aids will be assigned a separate bedroom.
  • To determine unit size for voucher issuance, families may not be expected to use rooms other than bedrooms for sleeping purposes.
  • A child is defined as a minor who is under the age of 18 and is neither head of household nor spouse.

Occupancy Guidelines 
The following Occupancy Guidelines shall be used in determining the maximum amount of voucher subsidy:

  • Voucher Size: 0 bedroom  
    • Minimum Number of Persons in Household: 1
    • Maximum Number of Persons in Household: 1

  • Voucher Size: 1 bedroom  
    • Minimum Number of Persons in Household: 1
    • Maximum Number of Persons in Household: 2

  • Voucher Size: 2 bedroom  
    • Minimum Number of Persons in Household: 2
    • Maximum Number of Persons in Household: 4

  • Voucher Size: 3 bedroom  
    • Minimum Number of Persons in Household: 3
    • Maximum Number of Persons in Household: 6

  • Voucher Size: 4 bedroom  
    • Minimum Number of Persons in Household: 4
    • Maximum Number of Persons in Household: 8

  • Voucher Size: 5 bedroom  
    • Minimum Number of Persons in Household: 5
    • Maximum Number of Persons in Household: 10

Special circumstances may dictate a larger size than the occupancy standards, such as spouses who, because of verified medical reasons, cannot share a bedroom; or elderly, handicapped, or disabled person who requires a live-in aid.

Requesting a larger bedroom size 
The family may request a larger sized unit than that listed on the voucher by submitting to NWGHA, in writing, a request for a larger size voucher and gives the justification for the request within (10) days of the determination of bedroom size by NWGHA listed on the voucher.

NWGHA will consider the request according to the conditions previously outlined in the administrative plan and determine whether the request will be granted. The necessity for an exception shall be at the discretion of NWGHA. NWGHA will review the request and give the larger size if NWGHA determines that the request is reasonable, applicable, and meets qualifications.

Deviation from Occupancy Guidelines 
If any standards other than these are used in determining voucher size issuance, the reason for the deviation from the standards will be recorded in the resident's file at the time the deviation is made, noting the special circumstances of the family which required deviation from the general standards.

How and When Changes Are To Be Made

Voucher Issuance prior to lease-up 
The participant is required to notify NWGHA of any changes to their household's family composition or income within ten (10) days. If necessary, NWGHA will change the voucher unit size to correspond to the household's new composition. The voucher unit size will only be changed at bi-annual re-certifications, or when the family requests that NWGHA issue a voucher to permit the family to move to new unit. If NWGHA made an error in the bedroom size designation, the family will be issued a voucher of the appropriate size at the family's next bi-annual re-certification.

Unit Size Selection
The occupancy guidelines are used to determine the size of the voucher to be issued to the family for rent calculation purposes, however, the participant may select a different size dwelling than that stated on the voucher.

The participant may elect to lease a unit either smaller or larger than stated on their voucher.

They may lease a unit smaller than stated on their voucher if the occupancy standards are met. The participant may elect to lease a unit larger than stated on their voucher, but they may have to pay any extra rent themselves if the gross rent exceeds the voucher subsidy. NWGHA will counsel participants on the potential problems of this option, but the decision is the participants. There are two criteria to consider for the voucher program:

  1. Utility Allowance: The utility allowance used to calculate the gross rent is based on the actual size of the unit the family selects, regardless of the size authorized on the family's voucher.

  2. Occupancy Standards: HUD housing quality standards (NSPIRE) set the maximum number of people who may live in a unit based on its size and/or attributes. The participants may choose to use a living room, den, or recreation room as a sleeping room if they desire. HUD housing quality standards (NSPIRE) allow two people per living/sleeping room.

A Good Place To Live

Introduction 
Having a good place to live is important. NWGHA housing choice voucher program will help you rent a good place. You are free to choose any apartment or house you like, if it meets certain requirements for housing quality. The housing cannot cost more than the Fair Market Rent. NWGHA will provide you with information about how your part of the rent is determined. This booklet is to help you understand what the housing quality standards are and why they are important to you.

NSPIRE Standards 
NSPIRE inspection standards help to ensure that your home will be safe, healthy, and comfortable.

Responsibilities of NWGHA:

  • Ensure that all units in the housing choice voucher program meet NSPIRE standards.
  • Inspect unit in response to an RTA. Inform potential tenant and owner of results and necessary actions.
  • Require tenants and owners to maintain units up to NSPIRE Standards.
  • Complete an inspection in response to tenant or owner complaint or request. Inform tenant or owner of necessary actions and time periods for compliance.
  • Compete annual inspections of the unit to ensure that it meets NSPIRE standards. Inform tenant and owner of results, necessary actions, and time periods for compliance.

Responsibilities of the Tenant: 

  • Follow the terms of your lease.
  • Do your part to keep the unit safe and sanitary.
  • Cooperate with the owner by informing him or her of any necessary repairs.
  • Cooperate with NWGHA for initial, annual, and complaint inspections.

Responsibilities of the Owner: 

  • Comply with the terms of the lease.
  • Maintain the unit to be in compliance with the NSPIRE Standards outlined in this booklet.
  • Cooperate with the tenant by responding promptly to requests for repairs needed.
  • Cooperate with NWGHA on initial, annual, and complaint inspections, including making necessary repairs.

Things to Look For to Pass HCV Inspections

  1. Any step leading into the unit over three (3) steps high must have a handrail.
  2. Porches must not have any trip hazards or rotting boards.
  3. The unit must have securable exterior doors and windows.
  4. No broken panes are allowed.
  5. At least one window in each room that will open is required.
  6. Ample smoke detectors according to unit size must be present.
  7. Floors must be free of trip hazards and with no holes.
  8. No holes in exterior walls are allowed.
  9. No peeling paint on exterior or interior walls allowed.
  10. No holes or peeling/falling materials in the ceilings are allowed.
  11. No broken plug-ins or light switch covers are allowed.
  12. At least one working plug-in in every room is required.
  13. No exposed wires are allowed.
  14. Working commodes (s) are required.
  15. Must have a lavatory in the bathroom.
  16. Must have a window that will open or vent in the bathroom.
  17. Any interior stairs must have handrails.
  18. No leaking plumbing is allowed.
  19. Working sewer system is required.
  20. A safe, working heating system is required.
  21. Plug-ins within three (3) feet or less of any sink must be GFCI.

These are just a few of the things to look for to qualify a unit to pass housing choice voucher inspection.

Notice to Disabled Persons

When possible, NWGHA will provide disabled persons with a list of accessible units that may be available.

If we know of no specific units at the time of request, we may be able to help with your search by giving you an extension of time on your voucher. Please contact NWGHA HCV Coordinator for further information.

Wheelchair sign.

Hearings

It is important to NWGHA that families are provided with all rights and protections under the law and HUD regulations. It is suggested that you seek an explanation from an NWGHA representative before you request a hearing; it may be a matter of a misunderstanding that can be resolved easily.

A participant family may request a hearing to consider whether the following NWGHA decisions or determinations pertaining to the family are in accordance with the law, HUD regulations and NWGHA policies:

  • Determination of the family's annual or adjusted income used to compute the housing assistance payment.
  • Determination of the appropriate utility allowance from the NWGHA's schedule.
  • Determination of the family unit size under the NWGHA subsidy standards, and whether an exception will be granted.
  • Decision to terminate housing assistance because of the family's actions or failure to act, including absence from the assisted unit for longer than maximum period permitted.

Grounds for Denial or Termination by NWGHA

A family's housing assistance may be terminated if:

  1. The family violated the family obligations of the housing choice voucher program.
  2. Any member of the family commits fraud, bribery or any other act in connection with any federal housing program.
  3. Any member of the family commits drug-related criminal activity or violent criminal activity.
  4. The family currently owes rent or other amounts to NWGHA or another housing authority in connection with a housing choice voucher or public housing assistance program under the 1937 Housing Act.
  5. The family has not reimbursed a housing authority for the amounts paid to an owner under housing assistance program (HAP) contract for rent, damages to the unit, or other amounts owed by the family under a lease.
  6. The family breaches an agreement with NWGHA to pay amounts owed.
  7. The family has engaged in or threatened abusive or violent behavior towards NWGHA personnel.

Grounds for Termination by the Owner

During the term of the lease, the owner may not terminate the tenancy except on the following grounds:

  1. Serious or repeated violation of the terms and condition of the lease
  2. Violation of federal, state, or local law that imposes obligations on the tenant in connection with occupancy of use of the premises
  3. Other good cause
  4. Activity that threatens the health, safety or right to peaceful enjoyment of the other residents
  5. Activity that threatens health, safety or right to peaceful enjoyment of the premises by people residing in the immediate vicinity of the unit
  6. Any drug-related criminal activity on or near the premises.
  7. Failure by the family to accept the offer of the new lease or revision
  8. family history of disturbance of neighbors or destruction of property, or of living or housekeeping habits resulting in damage to the unit or premises
  9. The owner's desire to use the unit for personal or family use, or for a purpose other than as a residential rental unit
  10. A business or economic reason for termination of the tenancy (such as sale of the property, renovation of the unit, desire to lease unit at a higher rental)

Nonpayment by NWGHA is not grounds for termination of tenancy. 
During the first year of the lease term, the owner may not terminate the tenancy for "other good cause" unless the owner is terminating the tenancy because of something the family did or failed to do. For example, during this period, the owner may not terminate the tenancy for "other good cause" based on any of the following grounds: (a) failure by the family to accept the offer of a new lease or revision; (b) the owner's desire to use the unit for personal or family use; or (c) for the purpose other than as a residential rental unit; or (d) a business or economic reason for termination of the tenancy.

Portability 
One of the great features of the resident-based assistance program is that your assistance "moves" with you. You can use your assistance to move not only across town but also to move anywhere in the Untied States. The HUD term for the ability to move outside your Housing
Authority's Jurisdiction with rental assistance is portability.

NWGHA may limit moves under portability, so contact your NWGHA representative if you wish to exercise portability. You will be advised of any restrictions and procedures that may apply to you.

Facts about Portability you should know

  • The HA that you want to move to may have different rules, polices and deadlines.
  • There may be different Fair Market Rent limits or payment standards.
  • The new HA will probably have different utility allowances that will affect the amount you pay for rent.
  • A different size voucher may be issued to you.
  • If you are a participant and move under portability, you are required by the HA in the new location to change your form of assistance. You are subject to the new HA's income limits.
  • When you are first issued a voucher, you are always subject to the income limits of the HA where you want to live.

Voucher Extension Policy 
NWGHA may extend the voucher in thirty-(30) day increments, not exceeding a total of 120 calendar days from the beginning of the initial term. A written request along with a record of search for housing must be submitted before the expiration date for an extension to be granted.

If a family needs and requests in writing a extension of the initial voucher term as a reasonable accommodation to make the program accessible for a person with a disability, NWGHA may extend the term up to 120 days from the beginning of the initial term.

*Please note that if the voucher expiration date is on the weekend and/or holiday, families request for an extension must be received the Friday before it expires.

HCV Extension Request Form

Apartment/House Hunting Checklist

You will want to ask the landlord some questions about the apartment to help you narrow your search. Use this checklist to be sure you get the information you need before setting up an appointment to see the apartment.

Apartment Address:
Landlord Name: 
Phone Number(s):

  1. How much is the rent?

  2. When is it due?

  3. Will I need to sign a lease?
    • For How Long?

  4. Is a security deposit required?
    • How Much?
    • Can I pay the Deposit in Payments?

  5. Is the heating system gas?
    • Electrical?
    • Oil?
    • Or Other (What Kind)?

  6. What utilities are included in the rent?
    • Gas?
    • Electricity?
    • Water?
    • Sewer?
    • Other heating fuel?

  7. Does the apartment include a refrigerator?
    • Stove?
    • Dishwasher?
    • Air Conditioning?

  8. Are children allowed?

  9. Are pets allowed?

  10. When can I see the apartment?
    • Date?
    • Time?
      Directions to Apartment:

Other Things to Consider:

  1. Is the apartment accessible to someone in a wheelchair?

  2. Is the apartment close to the bus line?

  3. What school will children go to?
    • Elementary?
    • Junior High?
    • High School?

Sample of Record Search for Housing

Record of Search for Housing 
Instructions: This form will help you keep a record of your housing search. Enter the information requested on every unit you look at. This form MUST be submitted when requesting an extension of the voucher.

  • Date
    • Unit Address:
    • Amount of Rent:
    • Owner Name and Telephone:
    • What Happened?:

Statement of Family Obligations

Housing Choice Voucher Program Statement of Family Obligations

Fraud Policy Addendum Form

Housing Choice Voucher Program Housing Authorities in Georgia

  • Name of Housing Authority: City of Albany 
    • County: Dougherty
    • Phone Number: 229.434.4500 ext. 1005
    •  Address: 521 Pine Avenue, Albany, GA 31702

  • Name of Housing Authority: City of Americus 
    • County: Sumter 
    • Phone Number: 912.632.4298 ext. 12
    • Address: 825 N. Mayo Street, Americus, GA 31709

  • Name of Housing Authority: Fulton County 
    • County: Fulton
    • Phone Number: 404.588.4950
    • Address: 4273 Wendell Drive, Atlanta, GA 30336

  • Name of Housing Authority: City of Augusta 
    • County: Richmond
    • Phone Number: 706.312.3158
    • Address: 1435 Walton Way, Augusta, GA 30901

  • Name of Housing Authority: City of Brunswick 
    • County: Glynn
    • Phone Number: 912.265.1334
    • Address: P.O. Box 1118, Brunswick, GA 31521

  • Name of Housing Authority: City of Carrollton 
    • County: Carroll
    • Phone Number: 770.834.2046 ext. 291
    • Address: 1 Roop Street, Carrollton, GA 30117

  • Name of Housing Authority: City of College Park 
    • County: Fulton and Clayton
    • Phone Number: 404.761.2805 ext. 312
    • Address: 2000 W. Princeton Avenue, College Park, GA 30337

  • Name of Housing Authority: Columbus 
    • County: Muskogee
    • Phone Number: 706.571.2800
    • Address: 1000 Wynnton Rd, Columbus, GA 31906

  • Name of Housing Authority: County of Dekalb 
    • County: Dekalb
    • Phone Number: 404.270.2500
    • Address: 246 Sycamore Street, Suite 260, Decatur, GA 30030

  • Name of Housing Authority: City of Decatur 
    • County: Dekalb
    • Phone Number: 404.270.2100
    • Address: 511 W. Trinity Place, Decatur, GA 30030

  • Name of Housing Authority: City of East Point 
    • County: Fulton
    • Phone Number: 404.768.0078 ext. 116
    • Address: 3056 Norman Berry Drive, East Point, GA 30344

  • Name of Housing Authority: City of Jonesboro
    • County: Clayton
    • Phone Number: 770.478.7282 
    • Address: 203 Hightower Street, Jonesboro, GA 30236

  • Name of Housing Authority: City of Lithonia 
    • County: Dekalb
    • Phone Number: 770.482.6563
    • Address: 6878 Max Cleland Blvd, Lithonia, GA 30058

  • Name of Housing Authority: City of Macon-Bibb 
    • County: Bibb
    • Phone Number: 478.752.5000
    • Address: 2015 Felton Avenue, Macon, GA 31201

  • Name of Housing Authority: City of Marietta 
    • County: Cobb
    • Phone Number: 770.419.3200
    • Address: 95 Cole Street NE, Marietta, GA 30060

  • Name of Housing Authority: City of Newnan 
    • County: Coweta
    • Phone Number: 770.253.6461
    • Address: 48 Ball Street, Newnan, GA 30263

  • Name of Housing Authority: NWGHA 
    • County: Polk/Floyd
    • Phone Number: 770.235.0247
    • Address: 201 Watters Street, Rome, GA 30161

  • Name of Housing Authority: Savannah 
    • County: Chatham
    • Phone Number: 912.235.5800
    • Address: 1407 Wheaton Street, Savannah, GA 31404

  • Name of Housing Authority: *DCA 
    • County: Rest of State
    • Phone Number: 470.802.4707
    • Address: 1875 Century Blvd, Suite 400, Atlanta, GA 30345

*The DCA (Georgia Department of Community Affairs) administers the HCV (Housing Choice Voucher) Program in 149 of 159 Georgia counties. Contact DCA for information on all counties not listed above; however, DCA also operates in Carroll, Dougherty, Floyd, and Polk Counties.

As a participant in the HCV program, if you intend to exercise portability, please contact NWGHA's HCV office at 706.235.0247 if the county you are interested in is not on the list above.

Glossary of Terms in Subsidized Housing

Absorption.
 In portability (under subpart H of this part 982): the point at which a receiving PHA stops billing the initial PHA for assistance on behalf of a portability family. The receiving PHA uses funds available under the receiving PHA consolidated ACC.

Accessible.
The facility or portion of the facility can be approached, entered, and used by individuals with physical handicaps.

Adjusted Income.
Annual income, less allowable HUD deductions.

Adjusted Annual Income.
Same as Adjusted Income.

Administrative Fee.
Fee paid by HUD to the PHA for administration of the program. See §982.152.

Administrative Fee Reserve (formerly "operating reserve").
Account established by PHA from excess administrative fee income. The administrative fee reserve must be used for housing purposes. See §982.155.

Administrative Plan.
The plan that describes PHA policies for administration of the tenant- based programs. The Administrative Plan and any revisions must be approved by the PHA's board and included as a supporting document to the PHA Plan. See §982.54.

Admission.
The point when the family becomes a participant in the program. The date used for this purpose is the effective date of the first HAP contract for a family (first day of initial lease term) in a tenant-based program.

Amortization Payment.
In a manufactured home space rental: The monthly debt service payment by the family to amortize the purchase price of the manufactured home.

Annual Contributions Contract (ACC).
The written contract between HUD and a PHA under which HUD agrees to provide funding for a program under the 1937 Act, and the PHA agrees to comply with HUD requirements for the program.

Annual Income.
The anticipated total income of an eligible family from all sources for the 12- month period following the date of determination of income, computed in accordance with the regulations.

Applicant (applicant family).
A family that has applied for admission to a program but is not yet a participant in the program.

Area Exception Rent.
An amount that exceeds the published FMR. See §982.504(b).

"As-paid" States.
 States where the welfare agency adjusts the shelter and utility component of the welfare grant in accordance with actual housing costs. Assets. (See Net Family Assets.)

Auxiliary Aids.
Services or devices that enable people with impaired sensory, manual, or speaking skills to have an equal opportunity to participate in, and enjoy the benefits of, programs or activities receiving Federal financial assistance.

Budget Authority.
An amount authorized and appropriated by Congress for payment to HA's under the program. For each funding increment in a PHA program, budget authority is the maximum amount that may be paid by HUD to the PHA over the ACC term of the funding increment.

Child.
A member of the family other than the family head or spouse who is under 18 years of age.

Childcare Expenses.
Amounts anticipated to be paid by the family for the care of children under 13 years of age during the period for which annual income is computed, but only where such care is necessary to enable a family member to actively seek employment, be gainfully employed, or to further his or her education and only to the extent such amounts are not reimbursed. The amount deducted shall reflect reasonable charges for childcare. In the case of childcare being necessary to permit employment, the amount deducted shall not exceed the amount of employment income that is included in annual income.

Citizen.
A citizen or national of the United States.

Co-head.
An individual in the household who is equally responsible for the lease with the head of household. A family may have a co-head or spouse but not both. A co-head never qualifies as a dependent. The co-head must have the legal capacity to enter a lease.

Common Space.
In shared housing: Space available for use by the assisted family and other occupants of the unit.

Computer Match.
The automated comparison of databases containing records about individuals.

Confirmatory Review.
An on-site review performed by HUD to verify the management performance of a PHA.

Consent Form.
Any consent form approved by HUD to be signed by assistance applicants and participants to obtain income information from employers and SWICAs; return information from the Social Security Administration (including wages, net earnings from self-employment, and retirement income); and return information for unearned income from the IRS. Consent forms expire after a certain time and may authorize the collection of other information to determine eligibility or level of benefits.

Congregate Housing.
Housing for elderly people or people with disabilities that meets the HQS for congregate housing. A special housing type: see §982.606 to §982.609.

Contiguous MSA.
 In portability (under subpart H of part 982): An MSA that shares a common boundary with the MSA in which the jurisdiction of the initial PHA is located.

Continuously Assisted.
An applicant is continuously assisted under the 1937 Act if the family is already receiving assistance under any 1937 Housing Act program when the family is admitted to the voucher program.

Contract.
(See Housing Assistance Payments Contract.)

Contract Authority.
The maximum annual payment by HUD to a PHA for a funding increment.

Cooperative (term includes mutual housing).
 Housing owned by a nonprofit corporation or association, and where a member of the corporation or association has the right to reside in a particular apartment, and to participate in management of the housing. A special housing type: see §982.619.

Covered Families.
Statutory term for families who are required to participate in a welfare agency economic self-sufficiency program and who may be subject to a welfare benefit sanction for noncompliance with this obligation. Includes families who receive welfare assistance or other public assistance under a program for which Federal, State or local law requires that a member of the family must participate in an economic self-sufficiency program as a condition for the assistance.

Dating Violence.
 Violence committed by a person who is or has been in a social relationship of a romantic or intimate nature with the victim; and where the existence of such a relationship shall be determined based on a consideration of the length of the relationship, the type of relationship, and the frequency of interaction between the people involved in the relationship.

Dependent.
A member of the family (except foster children and foster adults) other than the family head or spouse, who is under 18 years of age, or is a person with a disability, or is a full- time student.

Disability Assistance Expenses.
Reasonable expenses that are anticipated, during the period for which annual income is computed, for attendant care and auxiliary apparatus for a disabled family member and that are necessary to enable a family member (including the disabled member) to be employed, provided that the expenses are neither paid to a member of the family nor reimbursed by an outside source.

Disabled Family.
A family whose head, spouse, or sole member is a person with disabilities; or two or more people with disabilities living together; or one or more persons with disabilities living with one or more live-in aides.

Disabled Person.
See Person with Disabilities.

Displaced Family.
A family in which each member, or whose sole member, is a person displaced by governmental action, or a person whose dwelling has been extensively damaged or destroyed because of a disaster declared or otherwise formally recognized pursuant to Federal disaster relief laws.

Domestic Violence.
 Includes felony or misdemeanor crimes of violence committed by a current or former spouse of the victim, by a person with whom the victim shares a child in common, by a person who is cohabitating with or has cohabitated with the victim as a spouse, by a person similarly situated to a spouse of the victim under the domestic or family violence laws of the jurisdiction receiving grant monies, or by any other person against an adult or youth victim who is protected from that person's acts under the domestic or family violence laws of the jurisdiction.

Domicile.
The legal residence of the household head or spouse as determined in accordance with State and local law.

Drug-Related Criminal Activity.
As defined in 42 U.S.C. 1437f(f)(5).

Drug-Trafficking.
The illegal manufacture, sale, or distribution, or the possession with intent to manufacture, sell, or distribute, of a controlled substance as defined in section 102 of the Controlled Substances Act (21 U.S.C. 802).

Economic Self-Sufficiency Program.
Any program designed to encourage, assist, train or facilitate the economic independence of assisted families, or to provide work for such families. Can include job training, employment counseling, work placement, basic skills training, education, English proficiency, Workfare, financial or household management, apprenticeship, or any other program necessary to ready a participant to work (such as treatment for drug abuse or mental health treatment). Includes any work activities as defined in the Social Security Act (42 U.S.C. 607(d)). Also see §5.603(c).

Elderly Family.
A family whose head, spouse, or sole member is a person who is at least 62 years of age; or two or more people who are at least 62 years of age living together; or one or more people who are at least 62 years of age living with one or more live-in aides.

Elderly Person.
 An individual who is at least 62 years of age.

Eligible Family (Family).
A family that is income eligible and meets the other requirements of the Act and Part 5 of 24 CFR.

Employer Identification Number (EIN).
The nine-digit taxpayer identifying number that is assigned to an individual, trust, estate, partnership, association, company, or corporation. Evidence of citizenship or eligible status. The documents that must be submitted as evidence of citizenship or eligible immigration status. (See §5.508(b).)

Extremely Low-Income Family. 
A family whose annual income does not exceed 30 percent of the median income for the area, as determined by HUD, with adjustments for smaller and larger families. HUD may establish income ceilings higher or lower than 30 percent of median income if HUD finds such variations are necessary due to unusually high or low family incomes. (CFR 5.603)

Facility.
All or any portion of buildings, structures, equipment, roads, walks, parking lots, rolling stock or other real or personal property or interest in the property.

Fair Housing Act.
Means title VIII of the Civil Rights Act of 1968, as amended by the Fair Housing Amendments Act of 1988.

Fair Market Fent (FMR).
The rent, including the cost of utilities (except telephone), as established by HUD for units of varying sizes (by number of bedrooms), that must be paid in the housing market area to rent privately owned, existing, decent, safe and sanitary rental housing of modest (non-luxury) nature with suitable amenities. See periodic publications in the Federal Register in accordance with 24 CFR Part 888.

Family.
 Includes but is not limited to the following and can be further defined in PHA policy. A family with or without children (the temporary absence of a child from the home due to placement in foster care is not considered in determining family composition and family size); an elderly family or a near-elderly family; a displaced family; the remaining member of a tenant family; a single person who is not an elderly or displaced person, or a person with disabilities, or the remaining member of a tenant family.

Family Rent to Owner.
In the voucher program, the portion of rent to owner paid by the family.

Family Self-Sufficiency Program (FSS program).
The program established by a PHA in accordance with 24 CFR part 984 to promote self-sufficiency of assisted families, including the coordination of supportive services (42 U.S.C. 1437u).

Family Share.
The portion of rent and utilities paid by the family. For calculation of family share, see §982.515(a).

Family Unit Size.
The appropriate number of bedrooms for a family, as determined by the PHA under the PHA subsidy standards. Federal agency. A department of the executive branch of the Federal Government.

Foster Child Care Payment.
 Payment to eligible households by state, local, or private agencies appointed by the State, to administer payments for the care of foster children.

Full-time Student.
A person who is attending school or vocational training on a full-time basis (carrying a subject load that is considered full-time for day students under the standards and practices of the educational institution attended). (CFR 5.603)

Funding Increment.
Each commitment of budget authority by HUD to a PHA under the consolidated annual contributions contract for the PHA program.

Gross Rent.
The sum of the rent to owner plus any utility allowance.

Group Home.
A dwelling unit that is licensed by a State as a group home for the exclusive residential use of two to twelve people who are elderly or people with disabilities (including any live-in aide). A special housing type: see §982.610 to §982.614.

Handicap.
Any condition or characteristic that renders a person an individual with handicaps. See 24CFR 8.3.

Handicap Assistance Expense.
See "Disability Assistance Expense."

HAP Contract.
Housing assistance payments contract. (Contract). A written contract between the PHA and an owner for the purpose of providing housing assistance payments to the owner on behalf of an eligible family.

Head of Household.
The adult member of the family who is the head of the household for purposes of determining income eligibility and rent.

Housing Assistance Payment.
The monthly assistance payment by a PHA, which includes: (1) A payment to the owner for rent to the owner under the family's lease; and (2) An additional payment to the family if the total assistance payment exceeds the rent to the owner.

Housing Agency (HA). 
A State, county, municipality or other governmental entity or public body (or agency or instrumentality thereof) authorized to engage in or assist in the development or operation of low-income housing. ("PHA" and "HA" mean the same thing.)

Housing Quality Standards.
The HUD minimum quality standards for housing assisted under the voucher program.

HUD.
The Department of Housing and Urban Development.

Imputed Asset.
Assets disposed of for less than Fair Market Value during the two years preceding examination or reexamination.

Imputed Income. 
HUD passbook rate multiplied by the total cash value of assets. Calculation used when net family assets exceed $5,000.

Imputed Welfare Income.
 An amount of annual income that is not actually received by a family because of a specified welfare benefit reduction but is included in the family's annual income and therefore reflected in the family's rental contribution.

Income.
Income from all sources of each member of the household, as determined in accordance with criteria established by HUD.

Income For Eligibility.
Annual Income.

Income Information
Means information relating to an individual's income, including all employment income information known to current or previous employers or other income sources; all information about wages, as defined in the State's unemployment compensation law, including any Social Security Number; name of the employee; quarterly wages of the employee; and the name, full address, telephone number, and, when known, Employer Identification Number of an employer reporting wages under a State unemployment compensation law; whether an individual is receiving, has received, or has applied for unemployment compensation, and the amount and the period received; unearned IRS income and self-employment, wages and retirement income; wage, social security, and supplemental security income data obtained from the Social Security Administration.

Independent Student.
A student must meet one or more of the following criteria: Be at least 24 years old by December 31 of the award year for which aid is sought; be an orphan or a ward of the court through the age of 18; be a veteran of the U.S. Armed Forces; have legal dependents other than a spouse (for example, dependent children or an elderly dependent parent); be a graduate or professional student; or be married.

Individuals with Handicaps.
Any person who has a physical or mental impairment that substantially limits one or more major life activities; has a record of such an impairment; or is regarded as having such an impairment.

Initial PHA.
 In portability, the term refers to both: (1) A PHA that originally selected a family that later decides to move out of the jurisdiction of the selecting PHA; and (2) A PHA that absorbed a family that later decides to move out of the jurisdiction of the absorbing PHA.

Initial Payment Standard.
 The payment standard at the beginning of the HAP contract term.

Initial Rent to the Owner.
The rent to the owner at the beginning of the HAP contract term.

Jurisdiction.
The area in which the PHA has authority under State and local law to administer the program.

Landlord. 
Either the owner of the property or his/her representative or the managing agent or his/her representative, as shall be designated by the owner.

Lease.
A written agreement between an owner and a tenant for the leasing of a dwelling unit to the tenant. The lease establishes the conditions for occupancy of the dwelling unit by a family with housing assistance payments under a HAP contract between the owner and the PHA.

Live-in Aide.
A person who resides with one or more elderly people, or near-elderly persons, or persons with disabilities, and who is determined to be essential to the care and well-being of the persons; is not obligated for the support of the persons; and would not be living in the unit except to provide the necessary supportive services.

Local Preference.
A preference used by the PHA to select among applicant families.

Low Income Family.
A family whose income does not exceed 80% of the median income for the area as determined by HUD with adjustments for smaller or larger families, except that HUD may establish income limits higher or lower than 80% for areas with unusually high or low incomes.

Manufactured Home.
A manufactured structure that is built on a permanent chassis, is designed for use as a principal place of residence and meets the Nspire standards. A special housing type: see §982.620 and §982.621.

Manufactured Home Space.
In manufactured home space rental: A space leased by an owner to a family. A manufactured home owned and occupied by the family is located on the space. See §982.622 to §982.624.

Medical Expenses.
Medical expenses, including medical insurance premiums, that are anticipated during the period for which annual income is computed, and that are not covered by insurance. (A deduction for elderly or disabled families only.) These allowances are given when calculating adjusted income for medical expenses more than 3% of annual income.

Merger Date.
October 1, 1999.

Minor.
A member of the family household other than the family head or spouse, who is under 18 years of age.

Mixed Family.
A family whose members include those with citizenship or eligible immigration status, and those without citizenship or eligible immigration status.

Monthly Adjusted Income.
One twelfth of adjusted income.

Monthly Income.
One twelfth of the annual income.

Mutual Housing.
 Included in the definition of "cooperative."

National.
 A person who owes permanent allegiance to the United States, for example, because of birth in a United States territory or possession.

Near-elderly Family.
A family whose head, spouse, or sole member is a person who is at least 50 years of age but below the age of 62; or two or more people, who are at least 50 years of age but below the age of 62, living together; or one or more persons who are at least 50 years of age but below the age of 62 living with one or more live-in aides.

Net Family Assets.
Net cash value after deducting reasonable costs that would be incurred in disposing of real property, savings, stocks, bonds, and other forms of capital investment, excluding interests in Indian trust land and excluding equity accounts in HUD homeownership programs. The value of necessary items of personal property such as furniture and automobiles shall be excluded. In cases where a trust fund has been established and the trust is not revocable by, or under the control of, any member of the family or household, the value of the trust fund will not be considered an asset so long as the fund continues to be held in trust. Any income distributed from the trust fund shall be counted when determining annual income under §5.609. In determining net family assets, PHAs or owners, as applicable, shall include the value of any business or family assets disposed of by an applicant or tenant for less than fair market value (including a disposition in trust, but not in a foreclosure or bankruptcy sale) during the two years preceding the date of application for the program or reexamination, as applicable, in excess of the consideration received therefore. In the case of a disposition as part of a separation or divorce settlement, the disposition will not be considered to be for less than fair market value if the applicant or tenant receives important consideration not measurable in dollar terms.

Noncitizen.
A person who is neither a citizen nor national of the United States.

Notice of Funding Availability (NOFA).
For the budget authority that HUD distributes by competitive process, the Federal Register document that invites applications for funding. This document explains how to apply for assistance and the criteria for awarding the funding.

Office of General Counsel (OGC).
The General Counsel of HUD.

Owner.
Any person or entity with the legal right to lease or sublease a unit to a participant.

PHA Plan.
The annual plan and the 5-year plan as adopted by the PHA and approved by HUD.

PHA's quality control sample.
An annual sample of files or records drawn in an unbiased manner and reviewed by a PHA supervisor (or by another qualified person other than the person who performed the original work) to determine if the work documented in the files or records conforms to program requirements. For minimum sample size see CFR 985.3.

Participant (participant family).
A family that has been admitted to the PHA program and is currently assisted in the program. The family becomes a participant on the effective date of the first HAP contract executed by the PHA for the family (first day of initial lease term).

Payment standard.
The maximum monthly assistance payment for a family assisted in the voucher program (before deducting the total tenant payment by the family).

People With Disabilities.
 A person who has a disability as defined in 42 U.S.C. 423 or a developmental disability as defined in 42 U.S.C. 6001. Also includes a person who is determined, under HUD regulations, to have a physical or mental impairment that is expected to be of long continued and indefinite duration, substantially impedes the ability to live independently, and is of such a nature that the ability to live independently could be improved by more suitable housing conditions. For purposes of reasonable accommodation and program accessibility for persons with disabilities, means and "individual with handicaps" as defined in 24 CFR 8.3. Definition does not exclude people who have AIDS or conditions arising from AIDS, but does not include a person whose disability is based solely on drug or alcohol dependence (for low-income housing eligibility purposes). See "Individual with handicaps"

Portability.
Renting a dwelling unit with a housing choice voucher outside the jurisdiction of the initial PHA.

Premises.
The building or complex in which the dwelling unit is located, including common areas and grounds.

Private space.
In shared housing: The portion of a contract unit that is for the exclusive use of an assisted family.

Processing entity.
The person or entity that, under any of the programs covered, is responsible for making eligibility and related determinations and any income reexamination. In the Section 8 program, the "processing entity" is the "responsible entity."

Project owner.
 The person or entity that owns the housing project containing the assisted dwelling unit.

Public Assistance.
Welfare or other payments to families or individuals, based on need, which are made under programs funded, separately or jointly, by Federal, state, or local governments.

Public Housing Agency (PHA).
Any State, county, municipality, or other governmental entity or public body, or agency or instrumentality of these entities, that is authorized to engage or assist in the development or operation of low-income housing under the 1937 Act.

Reasonable rent.
A rent to the owner that is not more than rent charged: (1) For comparable units in the private unassisted market; and (2) For comparable unassisted units in the premises.

Receiving PHA.
In portability: A PHA that receives a family selected for participation in the tenant-based program of another PHA. The receiving PHA issues a voucher and provides program assistance to the family.

Recertification.
Sometimes called reexamination. The process of securing documentation of total family income is used to determine the rent the tenant will pay for the next 12 months if there are no additional changes to be reported.

Remaining Member of Tenant Family.
 Person left in assisted housing who may or may not normally qualify for assistance on own circumstances (i.e., an elderly spouse dies, leaving widow aged 47 who is not disabled).

Rent to owner.
The total monthly rent payable to the owner under the lease for the unit (also known as contract rent). Rent to owner covers payment for any housing services, maintenance and utilities that the owner is required to provide and pay for.

Residency Preference.
A PHA preference for admission of families that reside anywhere in a specified area, including families with a member who works or has been hired to work in the area ("residency preference area").

Residency Preference Area.
 The specified area where families must reside to qualify for a residency preference.

Responsible entity.
For the public housing and the Section 8 tenant-based assistance, project- based certificate assistance, and moderate rehabilitation programs, the responsible entity means the PHA administering the program under an ACC with HUD. For all other Section 8 programs, the responsible entity means the Section 8 owner.

Secretary.
The Secretary of Housing and Urban Development.

Section 8.
 Section 8 of the United States Housing Act of 1937.

Section 8 covered programs.
 All HUD programs which assist housing under Section 8 of the 1937 Act, including Section 8 assisted housing for which loans are made under section 202 of the Housing Act of 1959.

Section 214.
Section 214 of the Housing and Community Development Act of 1980, as amended

Section 214 covered programs.
 Is the collective term for the HUD programs to which the restrictions imposed by Section 214 apply. These programs are set forth at §5.500.

Security Deposit.
A dollar amount (maximum set according to the regulations) which can be used for unpaid rent or damages to the owner upon termination of the lease.

Set-up charges.
In a manufactured home space rental: Charges payable by the family for assembling, skirting and anchoring the manufactured home.

Shared housing.
A unit occupied by two or more families. The unit consists of both common space for shared use by the occupants of the unit and separate private space for each assisted family. A special housing type: see §982.615 to §982.618.

Single Person.
A person living alone or intending to live alone.

Single room occupancy housing (SRO).
A unit that contains no sanitary facilities or food preparation facilities, or contains either, but not both, types of facilities. A special housing type: see §982.602 to §982.605.

Social Security Number (SSN).
The nine-digit number that is assigned to a person by the Social Security Administration and that identifies the record of the person's earnings reported to the Social Security Administration. The term does not include a number with a letter as a suffix that is used to identify an auxiliary beneficiary.

Special admission.
Admission of an applicant that is not on the PHA waiting list or without considering the applicant's waiting list position.

Special housing types.
See subpart M of part 982. Subpart M states the special regulatory requirements for: SRO housing, congregate housing, group homes, shared housing, cooperatives (including mutual housing), and manufactured homes (including manufactured home space rental).

Specified Welfare Benefit Reduction.
Those reductions of welfare benefits (for a covered family) that may not result in a reduction of the family rental contribution. A reduction of welfare benefits because of fraud in connection with the welfare program, or because of welfare sanction due to noncompliance with a welfare agency requirement to participate in an economic self-sufficiency program.

Spouse.
The marriage partner of the head of household.

Stalking.
To follow, pursue, or repeatedly commit acts with the intent to kill, injure, harass, or intimidate another person; and to place under surveillance with the intent to kill, injure, harass, or intimidate another person; and in the course of, or as a result of, such following, pursuit, surveillance, or repeatedly committed acts, to place a person in reasonable fear of the death of, or serious bodily injury to, or to cause substantial emotional harm to that person; a member of the mediate family of that person; or the spouse or intimate partner of that person.

State Wage Information Collection Agency (SWICA).
The state agency, including any Indian tribal agency, receiving quarterly wage reports from employers in the state, or an alternative system that has been determined by the Secretary of Labor to be as effective and timely in providing employment-related income and eligibility information.

Subsidy standards. 
Standards established by a PHA to determine the appropriate number of bedrooms and amount of subsidy for families of different sizes and compositions.

Suspension.
Stopping the clock on the term of a family's voucher after the family submits a request for approval of the tenancy. If the PHA decides to allow extensions or suspensions of the voucher term, the PHA administrative plan must describe how the PHA determines whether to grant extensions or suspensions, and how the PHA determines the length of any extension or suspension. This practice is also called "tolling".

Tenancy Addendum.
For the Housing Choice Voucher Program, the lease language required by HUD in the lease between the tenant and the owner.

Tenant.
The person or persons (other than a live-in aide) who executes the lease as lessee of the dwelling unit.

Tenant rent to owner.
See "Family rent to owner".

Term of Lease.
The amount of time a tenant agrees in writing to live in a dwelling unit.

Total Tenant Payment (TTP).
 The total amount the HUD rent formula requires the tenant to pay toward rent and utilities.

Unit.
Residential space for the private use of a family. The size of a unit is based on the number of bedrooms contained within the unit and generally ranges from zero (0) bedrooms to six (6) bedrooms.

Utility allowance.
If the cost of utilities (except telephone) and other housing services for an assisted unit is not included in the tenant rent but is the responsibility of the family occupying the unit, an amount equal to the estimate made or approved by a PHA or HUD of the monthly cost of a reasonable consumption of such utilities and other services for the unit by an energy- conservative household of modest circumstances consistent with the requirements of a safe, sanitary, and healthful living environment.

Utility hook-up charge.
In a manufactured home space rental: Costs payable by a family for connecting the manufactured home to utilities such as water, gas, electrical and sewer lines.

Vacancy Loss Payments.
(Applies only to pre-10/2/95 HAP Contracts in the Rental Certificate Program). When a family vacates its unit in violation of its lease, the owner is eligible for 80% of the contract rent for a vacancy period of up to one additional month, (beyond the month in which the vacancy occurred) if s/he notifies the PHA as soon as s/he learns of the vacancy, makes an effort to advertise the unit, and does not reject any eligible applicant except for good cause.

Very Low-Income Family.
 A low-income family whose annual income does not exceed 50% of the median income for the area, as determined by HUD, with adjustments for smaller and larger families. HUD may establish income limits higher or lower than 50% of the median income for the area on the basis of its finding that such variations are necessary because of unusually high or low family incomes. This is the income limit for the housing choice voucher program.

Violent criminal activity.
Any illegal criminal activity that has as one of its elements the use, attempted use, or threatened use of physical force against the person or property of another.

Voucher (Housing Choice Voucher).
A document issued by a PHA to a family selected for admission to the housing choice voucher program. This document describes the program and the procedures for PHA approval of a unit selected by the family. The voucher also states obligations of the family under the program.

Voucher holder.
A family holding a voucher with an unexpired term (search time).

Voucher program.
The housing choice voucher program.

Wait list admission.
An admission from the PHA waiting list.

Welfare assistance.
Income assistance from Federal or State welfare programs, including assistance provided under TANF and general assistance. Does not include assistance directed solely to meeting housing expenses, nor programs that provide health care, childcare or other services for working families. FOR THE FSS PROGRAM (984.103(b)), "welfare assistance" includes only cash maintenance payments from Federal or State programs designed to meet a family's ongoing basic needs, but does not include food stamps, emergency rental and utilities assistance, SSI, SSDI, or Social Security.

Welfare-to-work (WTW) family.
A family assisted by a PHA with Voucher funding awarded to the PHA under the HUD welfare-to-work voucher program (including any renewal of such WTW funding for the same purpose).

Forms: