Northwest Georgia Housing Authority
In-unit laundry hookups
NWGHA currently has 669 public housing units. Rent for public housing units is income based, meaning some rents may be low as $50.00 a month. Eligible individuals must meet all income eligibility guidelines. Some public housing developments have certain criteria that individuals must meet in order to be eligible for that specific development. NWGHA offers 0-5 bedroom units at the various properties. There is no maximum amount of time a resident can live at NWGHA.
The first step to getting into public housing is to complete an application. Applications can be obtained at our Admissions Office located at 800 North 5th Avenue, Rome, GA 30161, any Property Manager's office, or printed off using the link below. Applicants must undergo a criminal background check, past landlord verification, or personal reference check. The application process itself may take up to 21 days. During this process, applicants should call and update any information that has changed (such as phone number or current address). Applicants will be notified of their eligibility after the application process is completed. If deemed eligible, applicant will be placed on the waiting list, and housed based on availability. The length of time applicants are on the waiting list depends on several factors, such as number of vacancies and/or size of unit person is qualified for. In making decisions concerning admission and occupancy of dwelling units, the Authority must comply with requirements against discrimination contained in Civil Rights legislation enacted in the 1960s and subsequent legislation concerning the handicapped and the elderly. The Authority will not discriminate against any person or family because of race, color, creed, age, sex, religion, handicap, national origin, or familial status in any phase of the occupancy process. The occupancy process includes, but is not limited to, application process, leasing, transfers, delivery of management and services, access to common facilities, treatment of residents, and termination of occupancy.
In its desire to house homeless individuals, individuals leaving foster care, and families facing possible placement of a family's child/children in out-of-home care, NWGHA has revised its policy to accommodate these individuals by making homeless individuals/families and Family Unification Program families a preference. NWGHA Admissions and Continued Occupancy Policy- Section X.2.Displaced Preference states:
Youth at least 18 years old and not more than 21 years old who left foster care at age 16 or older and who do not have adequate housing will qualify for displaced preference.
Applicant who has been involuntarily displaced and is not living in standard, permanent, or replacement housing.
NWGHA, in partnership with the Department of Family and Children Services (DFCS), will receive referrals from DFCS for families participating in the Family Unification Program (FUP) for determination of eligibility for rental assistance.
NO SMOKING POLICY
On January 1, 2017, NWGHA became a smoke and tobacco free authority. Our ban on smoking and tobacco products was in compliance with HUD's smoking ban in the nation’s 1.2 million public housing units. This ban will hopefully improve the health of residents, protect against the dangers of secondhand smoke, reduce maintenance costs, and prevent fires due to lit products.
This smoking prohibition for NWGHA properties includes all indoor and outdoor areas including, but not limited to, all apartments, common areas, building grounds, recreational areas, and parking lots. Residents, family members, and guests are not permitted to smoke anywhere on the leased properties. Smoking includes but is not limited to the use of cigarettes, cigars, pipe, blunts, tobacco, Hookahs, Electronic Nicotine Delivery Systems (ENDS or Electric Cigarette) or incense products. Violation of this policy is a serious violation and serves as grounds for lease termination.
LIFE SKILLS POLICY
Resolution 15-2016 reads, after receiving written notification, a tenant's failure to attend or appear for any scheduled lease-violation conference, tenant-related meeting, housekeeping, or other unit-related inspection conference shall be deemed to be a material and serious lease violation, except in instances where the tenant provides prior notification of his/her inability to attend same. Failure to comply with the Life Skills requirement may serve as grounds for NWGHA to terminate a lease.
FLAT RENT RATES
Residents are afforded a choice, annually, whether to pay rent based on their income or to pay a flat rent, based on the rental value of the unit. Families experiencing hardships may switch from paying flat rent to income-based rents. Incomes of families paying flat rents must be reviewed not less than once every three years; incomes of families paying income-based rents must continue to be reviewed once a year. The flat rent reflects either 80% of FMR or the maximum 35% increase that can be implemented annually. If the maximum is less than 80% FMR, rent increases will be phased in at 35% increases until 80% of FMR has been reached. Utility allowances will be deducted from the rent amount listed if it represents a 35% maximum increase.
NWGHA will apply utility reimbursements to monthly charges (i.e. trash and maintenance charges and security deposits). Remaining balances will be provided to the resident.
HOUSEKEEPING POLICY & INSPECTIONS
NWGHA staff will inspect units on a regular basis to ensure compliance with the cleanliness provisions of the Dwelling Lease. Property Managers may also conduct cleanliness or housekeeping inspections during routine pest control, UPCS inspections, and/or other routine inspections and/or preventive maintenance work. Written notice will be provided to residents in accordance with the Dwelling Lease for routine inspections. Anytime a NWGHA employee enters an apartment and finds the apartment in an unacceptable condition based upon NWGHA's Housekeeping Policy or upon the resident's Dwelling Lease, the condition of the resident's unit will be documented, and the resident will receive notice of a lease violation and/or may be processed for eviction, depending on the circumstances. If the premises are maintained in an acceptable, clean and safe condition, no additional action will be necessary. For specifics regarding NWGHA's Housekeeping Policy, please refer to the Dwelling Lease.
Rent is due on or before the first (1st) day of each month and is deliquent after the fifth (5th) working day of the month. Maintenance charges and all other charges are due the fifteenth (15th) day after notification of the charge is provided. Any other charges not otherwise mentioned, appearing on rental accounts, are due the fifteenth (15th) day following written notification of the charge. All payments received shall be applied to the oldest debt first, unless written instructions are provided by the resident. Failure to make payments when due shall result in an issuance of a dispossessory warrant upon expiration of all legal notices. No amount shall be considered too small to issue a dispossessory warrant. Management reserves the right to waive late charges or to accept payments after the delinquency date as determined on a case-by-case basis. Only checks and money orders will be accepted by property management. No cash over the amount of $10.00 will be accepted without prior approval from the Executive Director.
COMMUNITY SERVICE POLICY
Community Service is the performance of voluntary work or duties that are a public benefit, and that serve to improve the quality of life, enhance resident self-sufficiency, or increase resident self-responsibility in the community. Community Service does not include political activities. Each head of household must present documentation that he/she and all other persons 18 years of age or older living in the household, who are not exempt, have complied with this section. Non-compliance with this requirement will result in further action being taken by NWGHA. Community Service exemptions include:
Persons 62 years of age or older
Persons with qualifying disabilities that prevent the individual's compliance (documentation must be provided)
Persons participating in at least eight (8) hours a month in a welfare-to-work program or full-time student
Persons engaged in work activities as defined in Section 407(d) of the Social Security Act
Persons receiving assistance from and in compliance with a State program funded under Part A, Title IV of the Social Security Act
OUTSIDE SPACES & YARDS
Outside furniture- household furniture is not allowed to be placed and used outside. Outside furniture must be in good condition and not create a safety hazard or detract from the appearance of the development. Furniture is not permitted on the porch space of Willingham at Division, Pennington Place, Hight Homes at Avenue B, Village Green, and Jackson Square.
Grills- grills are allowed for outside use on some NWGHA properties. Grills must be used in a safe manner and not used in any manner that would create a fire hazard. Grills must be in good condition, not rusted out, or a potential fire hazard. For safety and appearance reasons, grills must stay in the back yard or on the side of the building. They are not permitted to be stored in the front yard. Grills are not permitted at Willingham at Division, Pennington Place, Hight Homes at Avenue B, Village Green, and Jackson Square.
Swimming Pools & Gym/Swing Sets- No swimming pools, swing sets, basketball goals, or other equipment that creates a safety hazard or detracts from the appearance of the development are permitted on NWGHA property.
Other items- Newspaper boxes, outside antennas, and satellites are not allowed. Toys and bicycles must be neatly stored at the back of the unit or inside when not in use.
Trash & Debris- Yards and outside spaces should be free of debris, trash, and abandoned cars. Residents will be assessed a fine if debris and trash if found outside their units.
RESIDENT & GUEST PARKING
Vehicles parked on NWGHA property must have the proper permits and/or identification. Only the head of household, spouse, or co-head of household may register and pick up a parking permits at the Property Manager's Office or other specified location. Head of household, spouse, or co-head of household must sign for placards. Vehicle registration papers and proof of insurance is required. If a visitor visits over 48 hours, the head of household or co-head of household will be required to contact the Property Manager to pick up a visitor's permit. Visitor permits must be returned to the office after the guest has left the property. Vehicles in violation of this requirement will be towed according to state and local motor vehicle codes.
All members of the household, age 14 and older, will be issued a picture identification card by NWGHA at the time of occupancy and/or continued occupancy for verification of tenancy. Failure to obtain the required identification cards, as required by NWGHA, is a violation of the dwelling lease and may be grounds for termination of the lease.
Housing Choice Voucher
NWGHA currently administers 761 Housing Choice Vouchers in Floyd and Polk Counties. The housing choice voucher program (formerly called Section 8) is the federal government's major program for assisting very low-income families, the elderly, and the disabled to afford decent, safe, and sanitary housing in the private market. Participants in the Housing Choice Voucher (HCV) program are free to choose any housing that meets the requirements of the program and the needs of their family. The housing unit selected by the family must meet health and safety requirements set forth by NWGHA. A housing subsidy is paid to the landlord directly by NWGHA on behalf of the participating family. The family then pays the difference between the actual rent charged by the landlord and the amount subsidized by the HCV program. Eligibility for a voucher is 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. There are income limits for each area and family size. If a family is determined to be eligible for a voucher, NWGHA will place the family on a waiting list and the family will be contacted to receive their voucher once their name is reached. Anyone 18 or older may apply for the HCV program. This includes individuals who are married or single, employed or unemployed, with children or without children, homeless, disabled, or already living in rental housing. HCV program participants may use their voucher to purchase a home. The monthly assistance goes toward a mortgage rather than monthly rental payments. Families must meet eligibility requirements and complete homebuyer education.
Advantages of accepting HCV residents include:
Receiving regular monthly payments from NWGHA
Keeping your unit occupied and profitable
Screening and selecting the resident you want- you have the right to take only HCV households as opposed to taking all that request housing
Signing a twelve (12) month lease with your tenants- after the first twelve months, landlords can renew a lease on a yearly or monthly basis
Assisting families to become self-sufficient by offering quality housing
Landlords interested in participating in the HCV program should contact the HCV office at 706-235-0247. You may request information from the HCV office to ensure your unit meets housing quality standards.