1. List your property.  The Housing Authority utilizes the services of Georgia Housing Search, a non-profit organization, that lists properties free of charge for landlords and tenants.  To list your property for rent go to www.georgiahousingsearch.org and select the tab at the top right that says Landlord or property owner? Go Here.  Georgia Housing Search software will instruct you on how to list your property on their website.  The first time you rent to a Section 8 Housing Choice Voucher client, or if you acquire a new piece of property, you need to register your property with the Section 8 Department.  There are very specific documents required to register your property, a complete packet of information may be picked up at our office or accessed through the web at Housing Register Forms. 

2. Screen prospective participants.  The Housing Authority will screen our waiting list applicants as well as applicants or participants from other Housing Authorities requesting portability into this jurisdiction as thoroughly and fairly as possible.  The Housing Authority will screen for sex offender registration (Megan's Law).  However, final selection of a family for tenancy is the responsibility of the property owner,  the Housing Authority strongly encourages owners participating in the program to screen all potential tenant families for criminal, credit, and rental history, grandchild, grandparent, sister, or Brother of the Section 8 participant you select.

3. Select Participant.  The choice is the landlord's.  Tenant selection is based on the landlord's own selection criteria.  Charging an application fee is acceptable as long as Section 8 participants are charged the same fee as non-Section 8 participants.  The use of renter reference services is encouraged.  As in all cases, Fair Housing is the law.

4. Submit a "Request For Tenancy Approval" (RFTA). Once the landlord has agreed to rent a unit to a Section 8 participant, the landlord will be provided with an RFTA which must be completed.  The information provided on the RFTA is used to determine if the family is eligible for the unit selected.  The tenant will return the completed RFTA to the Housing Authority for processing.

5. Perform a Housing Quality Standards (HQS) inspection.  Upon receipt of an RFTA, a HQS inspection is scheduled and conducted to ensure that the unit is decent, safe, and sanitary and to determine whether the total monthly rent requested for the unit is acceptable.  The rent is negotiable and must be comparable to other unassisted units in that area.  All units must meet the HQS standards before payments will begin.

6. Negotiate the rent.  The Housing Authority will determine the "authorized rent" which is the maximum rent allowable for that unit.  It is established through a process by which an inspector obtains "rent comparables" of other properties located in the same area as the unit selected.  In making their determination, inspectors will consider factors such as the condition and size of the unit (square footage), the unit type, amenities, age, and utilities paid.  The Housing Authority uses a "payment standard" developed from fair market rents published by HUD to determine the maximum rent the Housing Authority will pay.  The amount will vary from unit to unit and from community to community.

7. Sign the lease and contract.  Once the unit passes inspection and the rent is determined, a lease will be signed by both the landlord and the tenant.  The Housing Assistance Payments Contract will be signed by the landlord and a Housing Authority representative for each portion of the total rent payable.  Lease and contracts may begin the day the unit passes inspection and the participant takes possession of the unit.

PARTICIPANT RESPONSIBILITIES

• To pay their portion of the rent in a timely manner.

• To notify Decatur Housing Authority of any changes of income or family composition as they occur.

• To pay for utilities and services as obligated.

• To keep the unit clean and undamaged.

• To not engage in any illegal activities.

• To be responsible for the actions of their family and guests.

• To permit access to the unit for repairs.

• To refrain from disturbing others.

• To allow only occupants on the lease to reside in the unit.

• To abide by the terms of the Housing Choice Voucher, the lease, and all applicable Decatur Housing Authority policies.

LANDLORD RESPONSIBILITIES

• To maintain the property in good condition and complete repairs within a reasonable amount of time upon request by the Decatur Housing Authority or the participant.

• To refrain from entering the unit without the participant's permission and proper notice (except for emergencies or participant-requested repairs).

• To comply with equal opportunity requirements.

• To enforce family obligations under the lease.

• To comply with the terms and conditions of the lease and contract.

• To evict the participant when necessary for violations of the lease.

• To collect from the participant any security deposit required under the lease, the participant's portion of rent, and charges for any damages caused by the participant.

• To pay for utilities and services as obligated.

• To make reasonable modifications for participants with disabilities.

• To treat the participant fairly.  Demanding side payments in excess of the participant's share of the rent is prohibited.

HELPFUL TIPS FOR LANDLORDS IN PREPARING FOR SECTION 8 INSPECTIONS

The following is a list of common deficiency items from Section 8 inspections that cause units to fail inspection and create delays in disbursement of rental payments to landlords. Also, it is important to remember that the landlord is responsible for notifying the inspector when the repairs have been made and that the unit is ready for re-inspection before the deadline date. The inspector does not automatically return for a follow-up inspection to check for completion of repairs.

1. All electrical switch and outlet cover plates must be intact and secure on the walls.
2. Gaps or holes in cornice, roofs or an exterior wall that are 2” or larger must be sealed to keep out the elements, rodents, and birds etc.
3. All utilities must be in service before a unit can be inspected.
4. The unit must be vacated by the owner, or the previous tenant before an initial inspection can be made.
5. Repairs, cleaning, miscellaneous, and punch-out work should be completed prior to the initial inspection.
6. Holes in walls or ceilings that are 4” or larger must be repaired.
7. Areas of the wall or ceiling where sheetrock is sagging or severely cracked must be repaired.
8. Gaps or holes in foundations that are greater than ½” or larger must be sealed to prevent rodent entry.
9. All windows must be free of cracks, broken, or missing panes.
10. All operating windows must open and close properly. All operable windows, must have properly fitting screens in good condition if the unit is without central air conditioning.
11. If no window, with screen, is present in a bathroom an exhaust vent system is required.
12. All exterior doors must be reasonably weather tight and have a permanent type of weather-stripping and threshold that seals. The weather-stripping must provide an adequate seal between the door and the door frame so that gaps and spaces are eliminated. * Don’t use self adhesive or stick-on type of weather-stripping.
13. All interior doors must be properly hung on hinges or tracks and must not stick or bind in the door frame. Knobs or locksets must not be jammed or present an entrapment hazard.
14. Cracks or holes in floors that are 1 ½” or larger are not acceptable.
15. Missing portions of tile, carpet, or vinyl larger than 9” must be patched or replaced.
16. All floors must be covered with a standard flooring material such as carpet, vinyl, or wood parquet.
17. The repair of damaged countertops surfaces with a paint application is unacceptable.
18. Smoke detectors are required to be mounted on a ceiling at least 4” from wall or be mounted on a wall not less than 4” or more than 12” below the ceiling. Smoke detectors must be within 15’ of all bedrooms and on all levels.
19. Badly cracked ceramic toilet tank lids must be repaired or replaced and fit properly and securely.
20. Sharp edges or chipped or missing sections of ceramic fixtures such as soap dishes or toothbrush holders must be filed smooth so as not to be a cut hazard.
21. Badly worn, cracked, wood, composite or torn padded commode seats must be replaced.

22. Gas appliances are allowed in closets adjacent to bedrooms when the following requirements are met:

a)      The closet is specifically designed for the water heater.

b)      The closet is provided with combustion air vents.

c)      A solid panel door is provided for the closet with locking device.

d)      The closet door has automatic closing device (spring type acceptable).

e)      The closet door opening is provided with a permanent type weather-stripping.

23.    All bedrooms must have permanent heat source. The use of electrical baseboard heaters requires the installation of the circuit breakers installed by a state electrical contractor.

24.    “S” traps are not allowed in drain traps. “J” or “P” traps must be used.

25.    Plumbing leaks should be repaired by replacing seals, gaskets, and pipes without the use of tape, caulk, or putty.

26.    All stove eyes, burners, and oven must work properly.

27.    The on/off knob setting on ovens and stoves must be visible and legible.

28.    Electric eyes on stoves must have splash pans that are in good condition.

29.    Refrigerator door gaskets must be intact without tears and provide a proper seal for refrigeration.

30.    Porches, patios, balconies or steps with a 30” or more drop to the finish grade or floor require guardrails or handrails that are 36” in height.

31.    Exterior steps with four risers or more require the use of handrails.

32.    Any rodent, flea, or roach infestation is an HQS violation and require extermination by the landlord. Severe infestation requires extermination by a licensed pest control service with proof of license provided to the inspector.

33.    Dishwashers are considered standard amenities and must be in good working order.

34.    Vents for gas water heaters must be provided with a metallic thimble or flashing where the vent pipes pass through walls or ceilings consisting of combustible materials such as drywall. Water heater must have a temperature pressure relief valve with a downward discharge pipe made of galvanized steel or copper tubing that extends to crawlspace or exterior and within 6” form the ground. (no pvc)