Walla Walla Housing Authority Mission Statement
Statement of Non-Discrimination
What is the Housing Choice Voucher Rental Assistance Program?
What is a Voucher?
What are the Benefits to the Landlord?
How Does the Process Work?
Tenant Screening
Occupancy Standards
Request for Tenancy Approval
Unit Rent Approval
Annual Rent Increase
The Inspection Process
Housing Quality Standards Performance Requirements
Lease Agreement and Housing Assistance Payment Contract
WWHA, Landlord, and Participant Relationship
What are the Responsibilities of the Landlord?
Equal Housing Opportunity
What are the Responsibilities of the Family?
What are the Responsibilities of the WWHA?
What are the Responsibilities of HUD?
Termination of Assistance by the Housing Authority
Termination of Assistance by the Tenant
Termination of Assistance by the Landlord
How Does the Landlord Participate in the Housing Choice Voucher Rental Assistance Program?
Definition of Terms
Acronyms
Exhibits & Reference Material

1. A monthly assistance payment is on time and guaranteed.

2. If the tenant's income drops, their portion of the rent may be adjusted and the WWHA's portion increased, so the contract rent doesn't change.

3. There is minimal paperwork to be done and landlords are encouraged to use their own lease agreement; the same one used for unassisted tenants.

4. Inspections conducted by WWHA help landlords maintain their property. Keeping property well maintained helps ensure its resale value and also makes it easier to lease up again when a participant does vacate.

5. FREE advertisement of available rental property. Landlords may advertise their available rental property with the WWHA's “Available Rental Listing”. This listing is available to the general public, as well as program participants.

6. The program provides an additional avenue for locating tenants to fill your vacant units.

7. Participation allows tenants to maintain financial stability.

• Children of the same sex will share a bedroom
• Children of the opposite sex, both under the age of two will share a bedroom
• Adults and children will not be required to share a bedroom
• Foster-adults and children will not be required to share a bedroom with family members
• Live-in aides will get a separate bedroom

1. The unit must be rent reasonable, in comparison to other rents charged for other similar unassisted units in the area;

2. The unit must pass the Housing Quality Standards inspection; and

3. The tenant's portion of the rent cannot exceed 40% of their adjusted monthly income.

The 40% Rule is only applicable for a NEW Housing Assistance Payment (HAP) Contract. This means the family has just been approved for housing assistance and has newly moved into your dwelling rental; or the family has been renting from you and only recently has been approved to receive housing assistance. Upon the Housing Quality Standards (HQS) approval of the unit, a NEW HAP CONTRACT will be initiated.

The 40% Rule literally means that the WWHA pays a certain amount of rent (HAP) based on 30% of the family's income and the family pays the “rest”. The “rest” cannot exceed 40% of the family's monthly-adjusted income. The “rest” includes rent and primary utilities.

The 40% Rule is limited to the first “TERM” of the HAP Contract. HUD would prefer the first term be for at least one year. A year would provide some stability for the family, as well as remain affordable. After the first term is over, the rent may increased.

Why does a unit fail?
Units sometimes fail the Housing Quality Standards inspection because landlords and tenants are not familiar with HQS requirements and/or have not assessed the condition of the unit prior to the scheduled inspection. Using a checklist like the one included in this handbook (see Exhibits section) is helpful to identify potential deficiencies and to facilitate needed repairs. By having the items corrected before the inspection, the inspector has a better chance of passing the unit the first time. This will save valuable time and insure an accurate initial and subsequent annual inspection.

The annual inspection
The Housing Authority is also required to inspect the unit at least annually after it is initially set up. The unit must pass inspection prior to the annual recertification date in order to continue to receive the Housing Choice Voucher subsidy assistance. In most cases, if the unit fails the inspection, the Housing Authority will allow the landlord fourteen (14) to thirty (30) days to make the repairs. However, if the fail item is considered to be life threatening, Federal Law requires the repair to be made within 24 hours. Additional time may be granted in cases where extensive repairs are needed on a case-by-case basis.

What happens if the repairs are not completed?
While it is generally the landlord's responsibility to maintain the condition of the assisted unit in accordance with the regulations governing the Housing Choice Voucher program, the landlord may hold the tenant responsible for tenant caused damage. The landlord may require the tenant to repair or pay for those items that are tenant caused. If the landlord chooses to have the tenant repair the damages, the landlord must notify the tenant, in writing, explaining which items they are to repair, with a copy provided to the Housing Authority. If the tenant fails to repair the items that are tenant caused within the timeframe indicated, the tenant's housing assistance may be terminated.

Rent abatement, or the withholding of the housing assistance payment, applies when the Housing Authority verifies that the repairs have not been completed to meet minimum Housing Quality Standards (HQS) requirements within the time period given. On those rare occasions when the landlord does not complete the repairs, the Housing Authority's portion of the contact rent will be abated. Once the repairs have been made, the housing assistance payments will resume, pro-rated from the date that the unit passes the HQS re-inspection. The tenant cannot be held responsible for the abated housing assistance payment.

If the unit remains under abatement and repairs are not completed, the Housing Authority will notify the tenant and the landlord that the Housing Assistance Payment Contract will be terminated and no further assistance will be paid on the unit. The tenant can either stay and pay the full rent or move from the unit, provided proper notice has been given to the landlord, with a copy to the Housing Authority.

The Most Common Deficiencies Resulting in a Failed Inspection

Entry Doors: must lock securely; check weather-stripping. If there are gaps that let air in, weather-stripping must be applied. Check the doorjamb and strike plate for defects.

Windows: Those designed to open must open and must have a permanent lock attached. Sticks and thumbscrews are not acceptable as locking devices. The windowpanes must not be broken or cracked.

Electrical Hazards: HUD requires that a unit must be free from any possible electrical hazards. All electrical outlets and switches must have cover plates that are not cracked and they must be secured to the wall. Also, there can be no exposed wiring in the home and all light fixtures must be properly mounted to the wall or ceiling and must be in working condition. Breaker boxes must have all open spaces filled with knockouts or blank spacers and must not have any exposed wires.

Oven / Range: Clean the oven and range to ensure that it would not be a fire hazard. Burners must lay flat and all elements must be working properly. Be sure all knobs and dials are on the appliance.

Refrigerator: Check the rubber gasket around the doors. If it is loose or cracked, it needs to be replaced. Also check the kick plate to be sure it is secured at the bottom of the refrigerator.

Heating: The heating system must be on, work properly, and provide adequate heat. Be sure all heat sources are clear of furniture, bedding, clothing, and other items. Oil, gas, and propane furnaces must be professionally serviced at least every two years. Verification of service must be provided and the furnace must be safe and working properly.

Plumbing: Check for any leaks in the plumbing fixtures (sinks, toilets, showers, etc.) and repair if necessary.

Hot Water Heaters: Hot water heaters must have a pressure relief valve and discharge line that extends within 6-inches of the floor. Discharge tubing must be of the appropriate type of material – either galvanized steel, copper, or CPVC piping (DO NOT USE PVC). There should be no exposed wires. In addition, flammable material should not be stored near the hot water tank. In accordance with Washington State Law, water heaters must be set no higher than 120º Fahrenheit or, in the case of water heaters that cannot be set as low as 120º Fahrenheit, at the minimum setting available to prevent injury and reduce energy consumption. Washington State landlords are also reminded that state law requires accessible individual water heaters be set at the temperatures recommended above when a residential unit is leased to a new tenant.

Flooring: Frayed carpets, vinyl, tile, or linoleum that would be a tripping hazard must be repaired. Exposed carpet tacks or thresholds which are loose, must be repaired. Please check and repair floors that have dry rot. Dry rot is commonly found in the bathroom, around the bathtub and toilet.

Inoperable Smoke Detectors: A functional smoke detector must be on each floor of the dwelling unit and must have a tester button. Units occupied by hearing impaired persons must be equipped with a smoke alarm designed for the hearing impaired and mounted in the bedroom occupied by the hearing impaired individual.

Ventilation: Inoperable bathroom fans or no ventilation (i.e., operable window) would result in a fail rating.

Decks, Railings, Steps: HUD requires that all (interior and exterior) stairways with four (4) or more steps must have a handrail. The handrail must run the length of the stairway and be securely supported in order to provide adequate safety for the user. Decks, rails, and steps must also be free of dry rot and tripping hazards. Railings are required for decks, porches, or steps that are over 30-inches from the ground.

Peeling or Chipped Paint: HUD requires that a home built prior to 1978, have no deteriorated or peeling paint on the inside or outside of the unit, if the unit is occupied by children under the age of six.

If the landlord leases the unit prior to the Housing Quality Standards inspection passing, payment will be effective the first day of the following month after the unit passes inspection. The Housing Authority does not pro-rate the housing assistance payment. The unit will then be inspected annually to ensure it remains in compliance with HQS.

The landlord and tenant should complete a move in checklist report on their own as required by Washington State Landlord-Tenant Law. A sample checklist is provided in the Exhibits section of this handbook. Both landlord and tenant should sign the report and keep a copy for their own records.

Sanitary Facilities:
Performance Requirement. The dwelling unit shall include its own sanitary facilities, which are in proper operating condition, can be used in privacy, and are adequate for personal cleanliness and the disposal of human waste.

Acceptability Criteria. A flush toilet in a separate, private room, a fixed basin with hot and cold running water shall be present in the dwelling unit, all in proper operating condition. These facilities shall utilize an approved public or private disposal system.

Food Preparation and Refuse Disposal:
Performance Requirement. The dwelling unit shall contain suitable space and equipment to store, prepare, and serve foods in a sanitary manner. There shall be adequate facilities and services for the sanitary disposal of food waste and refuse, including facilities for temporary storage where necessary.

Acceptability Criteria. The unit shall contain the following equipment in proper operating condition: cooking stove or range and refrigerator of appropriate size for the unit, supplied by either the owner or the family, and a kitchen sink with hot and cold running water. The sink shall drain into an approved public or private system. Adequate space for the storage, preparation, and serving of foods shall be provided. There shall be adequate facilities and services for the sanitary disposal of food waste and refuse, including facilities for temporary storage where necessary (i.e., trash receptacles).

Space and Security:
Performance Requirement. The dwelling unit shall afford the family adequate space and security.

Acceptability Criteria. A living room, kitchen area, and bathroom shall be present, and the dwelling unit shall contain at least one sleeping or living/sleep room of appropriate size for each two persons. Exterior doors and windows accessible from the outside the unit shall be lockable.

Thermal Environment:
Performance Requirement. The dwelling unit shall have and be capable of maintaining a thermal environment healthy for the human body.

Acceptability Criteria. The dwelling unit shall contain safe heating and/or cooling facilities, which are in proper operating condition and can provide adequate heat and/or cooling in each room in the dwelling unit, appropriate for the climate to assure a healthy living environment. Unvented room heaters, which burn gas, oil, or kerosene, are unacceptable.

Illumination and Electricity:
Performance Requirement. Each room shall have adequate natural or artificial illumination to permit normal indoor activities and to support the visual safety of occupants. Sufficient electrical sources shall be provided to permit use of essential electrical appliances, while assuring safety from fire.

Acceptability Criteria. Living and sleeping rooms shall include at least one window. A ceiling or wall type fixture shall be present and working in the bathroom and kitchen areas. At least two electric outlets, one of which may be an overhead light, shall be present and operable in the living area, kitchen area, and each bedroom area.

Structure and Materials:
Performance Requirement. The dwelling unit shall be structurally sound, so as not to pose any threat to health or safety of the occupants, and so as not to pose any threat to the health and safety of the occupants of the environment.

Acceptability Criteria. Ceilings, walls, and floors shall not have any serious defects, such as severe bulging or leaning, large holes, loose surface materials, severe buckling or noticeable movement under walking stress, missing parts, or other serious damage. The roof structure shall be firm and be weather-tight. The exterior wall structure and exterior wall surface shall not have any serious defects, such as serious leaning, buckling, sagging, cracks or holes, loose siding, or other serious damage. The condition and equipment of interior and exterior stairways, halls, porches, walkways, etc., shall be such as not to present a danger of tripping or falling. Elevators shall be maintained in safe and in operating condition. In the case of a mobile home, the home shall be securely anchored by a tie-down device, which distributes and transfers the load imposed by the unit to appropriate ground anchors so as to resist wind over-turning and sliding.

Interior Air Quality:
Performance Requirement. The dwelling unit shall be free of pollutants in the air at levels that threaten the health of occupants.

Acceptability Criteria. The dwelling unit shall be free of pollutants dangerous levels of air pollution, from carbon monoxide, severe gas, fuel gas, dust, and other harmful pollutants. Air circulation shall be adequate throughout the unit. Bathroom areas shall have a least one operable window or other adequate exhaust ventilation.

Water Supply:
Performance Requirement. The water supply shall be free from contamination.

Acceptability Criteria. The unit shall be served by an approved public or private sanitary water supply.

Lead Based Paint:
Performance Requirement. 1) The dwelling unit shall be in compliance with HUD Lead Based Paint regulations and the owner shall provide certification that the dwelling is in accordance with such HUD regulations; 2) If the property was constructed prior to 1978, the family, upon occupancy, shall have been furnished with the notice required by HUD Lead Based Paint regulations and procedures regarding the hazards of lead based paint poisoning, the symptoms, and treatment of lead poisoning, and the precautions to be taken against lead poisoning.

Acceptability Criteria. Same as Performance Requirement.

Access:
Performance Requirement. The dwelling unit shall be useable and capable of being maintained without unauthorized use of other private properties and the building shall provide an alternate means of egress, in case of fire.

Acceptability Criteria. The dwelling unit shall be useable and capable of being maintained without unauthorized use of other private properties. The building shall provide an alternate means of egress, in case of fire, such as fire stairs or egress through windows.

Site and Neighborhood:
Performance Requirement. The site and neighborhood shall be reasonably free from disturbing noises and reverberations and other hazards to the health, safety, and general welfare of the occupants.

Acceptability Criteria. The site and neighborhood shall not be subject to serious adverse environmental conditions, natural or manmade, such as dangerous walks, steps, instability, flooding, poor drainage, septic tank back-ups, sewage hazards, mudslides, abnormal air pollution, smoke or dust, excessive noise, vermin or rodent infestation, or fire hazards.

Sanitary Condition:
Performance Requirement. The dwelling unit and its equipment shall be in sanitary condition.

Acceptability Criteria. The dwelling unit and its equipment shall be free of vermin and rodent infestation.

• Participant + Walla Walla Housing Authority = Housing Choice Voucher Participant complies with family obligations of the Housing Choice Voucher to be eligible for program assistance
  
  
• Landlord + Participant = Lease Agreement Landlord enforces lease agreement, which clearly spells out the responsibilities of both the landlord and tenant
  
  
• Landlord + Walla Walla Housing Authority = Housing Assistance Payment Contract Landlord complies with obligations of the Housing Assistance Payment Contract to receive housing assistance payment for applicable tenant

1. Perform all management, maintenance, renting functions, including collection of the security deposit and the tenant's portion of the rent under the housing assistance payment contract for the participant who has a voucher.

2. Maintain the unit so that it meets Housing Quality Standards (HQS) throughout the leasing period. The Housing Authority will inspect the dwelling unit leased to an eligible family at least annually and at such other times as may be necessary to assure that the landlord is meeting his/her obligations to maintain the unit in a decent, safe, and sanitary condition.

3. If the Housing Authority notifies the landlord that he/she has failed to maintain the dwelling unit in a decent, safe, and sanitary condition and the landlord fails to take corrective action within the time prescribed, the Housing Authority may exercise any of its rights or remedies under the housing assistance payment contract, including abatement of the housing assistance payment (even if the family continues occupancy) and termination of the housing assistance payment contract.

4. Notify the Housing Authority, in writing , whenever a tenant becomes delinquent in the monthly rent payment or utility payments, as specified in the lease agreement.

5. Make prompt payments for utilities and services, as specified in the lease agreement.

6. Furnish the Housing Authority with the information required under the terms of the housing assistance payment contract.

7. Perform other obligations specified in the housing assistance payment contract with the Housing Authority and the lease agreement with the tenant.

8. Offer the tenant a new lease, after Housing Authority approval, at least sixty (60) days prior to the beginning of the new lease term. The landlord may terminate tenancy by working with the tenant and the Housing Authority to execute an Agreement for Mutual Rescission, or through eviction procedures instituted by court action, in accordance with Washington State Law.

1. Payment of rent and any utilities listed as their responsibility.

2. To use the unit as their personal place of residence.

3. Not to sublease the unit or allow unauthorized people to reside in the unit.

The tenant responsibilities to the Housing Authority are listed on the voucher and include, but are not limited to:

The Family Shall:

• Supply such certification, release information or documentation as the Housing Authority determines to be necessary, including submissions required for an annual or interim re-examination of family income and composition.
• Allow the Housing Authority to inspect the dwelling unit at reasonable times and after reasonable notice.
• Notify the Housing Authority before vacating the dwelling unit.
• Use the dwelling unit solely for residence by the family and as the family's principal place of residence, and shall not assign the Lease or transfer the unit.

The Family Shall NOT:

• Own or have any interest in the dwelling unit. If the landlord is a cooperative, the family may be a member of the cooperative.
• Commit any FRAUD in connection with the Housing Choice Voucher Rental Assistance Program.
• Receive assistance under the Housing Choice Voucher Rental Assistance Program while occupying, or receiving assistance for occupancy or, any other unit assisted under any Federal housing assistance program.

• Determine the family's program eligibility;
• Conduct annual re-certifications of family income and annual inspections of the assisted unit;
• Determine the amount of the housing assistance payment (HAP) and the family portion of rent to the landlord. The WWHA Board of Commissioners establishes the voucher payment standard, which is currently 110% of the HUD established fair market rent.
• Approve rental units and subsidy. A rent reasonableness study is applied to each assisted unit.
• Make housing assistance payments (HAP) to program participating landlords; and
• Monitor program performance and compliance according to HUD rules and regulations.

• If the family has engaged in or threatened abusive or violent behavior toward Housing Authority personnel;
• If the family has not reimbursed any Housing Authority for amounts paid to a landlord under a housing assistance payment contract for rent, damages to the unit, or other amounts owed by the family under the lease agreement;
• If the family breaches an agreement with the Housing Authority to pay amounts owed to a housing authority, or amounts paid to a landlord by a housing authority. At its sole discretion, the Housing Authority may elect to offer an agreement to pay amounts owed to a housing authority or amounts paid to a landlord by a housing authority. The terms of such agreement shall be prescribed solely by the Housing Authority;
• If the family violates their Family Obligations listed on the Voucher;
• If any member of the family fails to sign and submit consent forms for obtaining necessary information.

a. The owner has violated any obligations under a Section 8 Housing Assistance Payments Contract;

b. The owner has committed fraud, bribery, or any other corrupt or criminal act in connection with any Federal housing program;

c. The owner has engaged in drug-related criminal activity or any violent criminal activity;

d. The owner has a history or practice of non-compliance with HQS for units leased under Section 8 or with applicable housing standards for units leased with project-based Section 8 assistance or leased under any other Federal housing program;

e. The owner has a history or practice of renting units that fail to meet State or local codes;

f. or The owner has not paid State or local real estate taxes, fines, or assessments.

g. The owner refuses (or has a history of refusing) to evict families for drug-related or violent criminal activity, or for activity that threatens the health, safety or right of peaceful enjoyment of the:

• premises by tenants, WWHA employees or owner employees; or
• residences by neighbors

h. If the owner were the parent, child, grandparent, grandchild, sister, or brother or any member of the family unless the WWHA determines that approving the unit would provide reasonable accommodation for a family member who is a person with disabilities.

i. Other conflicts of interest under Federal, State, or local law.

US Department of Housing and Urban Development (HUD) - www.hud.gov

US Attorney General's Office - www.wa.gov/ago/

Environmental Protection Agency (EPA) - www.epa.gov

US Department of Justice - www.usdoj.gov

Washington State Department of Health - www.doh.wa.gov

Tenants Union - www.tenantsunion.org

Consumer Product Safety Commission - www.cpsc.gov