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The Section 8 Briefing: How the Voucher Program Works
One of the most important steps that new and transferring participants must complete is attending the Section 8 briefing. It is required by HUD and it is where you will receive your new Voucher. Highlights of the briefing and additional information is listed below.

"What is the purpose of the Briefing?"

• HUD requires that all new participants attend the briefing and HAP requires that all new participants attend the briefing.
• The purpose of the briefing is to provide you with all the information you will need to be a successful Section 8 participant.
• The briefing is where you receive your Voucher.

"What does it mean now that I have my Voucher?"

• The Voucher is a "contract" between you and HAP. When you sign your Voucher you agree to abide by the Family Obligations and in exchange, HAP will assist you with your rent provided that you find an approved place within the time limit.

"How is the Bedroom size determined?"

• HAP has established subsidy standards. These standards are used to determine the number of bedrooms for families of different sizes.
• The Voucher Bedroom size determines your amount of assistance; you may choose to rent a larger or smaller apartment (see "How is my assistance determined?" below).
• You may request an exception to the standards. You will be asked to provide written documentation justifying the exception before HAP will consider your request.
• A copy of the subsidy standards is enclosed in the packet handed out at the Section 8 briefing.

"How long is my Voucher good for?"

• Unless you are transferring from another Housing Authority. The expiration date is printed on your Voucher.
• You must find a rental unit and submit a Request for Tenancy Approval (green form) before your Voucher expires. If you don't, the Voucher will be issued to someone else from the waiting list. You will be required to re-apply when the list opens again.
• You may be eligible for an extension. Extensions must be requested, in writing, and granted before the original expiration date or the Voucher will not be valid beyond its original expiration date.
• If you or the new unit landlord do not agree on tenancy, or the selected unit does not pass HQS inspection, you will be given back the un-expired time on your Voucher to search for another unit.
• No informal review or hearing is given for expired Vouchers.

"What are the rules I must follow to keep my Voucher?"

• The Statement of Family Obligations and the Voucher contain the complete list of all the rules, obligations, and requirements you must follow to avoid losing your housing assistance.
• There is also a list of HAP requirements listed in the briefing packet.
• Some of the reasons that could cause you to lose your housing assistance include:
  • Engaging in drug-related or violent criminal activity. No member of your family may engage in drug or criminal activity either on or off the rental property. You can also lose your housing assistance if a guest in your home engages in this activity.
  • Failing to report, in writing, any changes in household size (a person moving in or out or temporarily absent).
  • Failing to report any income for any adult in the household who previously had no income.
  • Failing to report the birth, adoption, or custody of a child within 10 working days.
  • Failing to have the Housing Authority's approval before adding any other person to the household.
  • Failing to abide by the terms of the lease. Damaging the unit, causing disturbances, failing to pay the tenant portion of the rent, or moving (when the lease does not allow it), are all grounds for losing housing assistance.
  • Failing to complete a required review. This can include missing an appointment, failing to return paperwork, or failing to allow an inspection.

"What happens if I don't follow the rules?"

• If HAP has evidence that you have violated your obligations, we may decide to terminate your participation. If this happens you will be mailed a letter stating the reason(s) for the decision.
• If the violation is for failing to report or under-reporting your income, HAP may require you to repay the amount that was incorrectly paid on your behalf.
• If you commit fraud, you may be referred to the Federal or local government for prosecution.

"What if I disagree with HAP's decision to terminate my assistance?"

• You may be request an informal hearing. The letter notifying you of the proposed termination will contain a deadline for you to request a hearing. The request must be in writing and must be received before the deadline.
• A copy of the informal hearing procedure is included in the packet handed out at the Section 8 briefing.

"Where can I use my Voucher?"

• The Voucher issued by HAP is good anywhere in Multnomah County, including the cities of Portland, Gresham, Fairview, Troutdale, and Wood Village.
• You may be able to transfer your Voucher to anywhere in the United States - providing you are in good standing with HAP. To transfer your assistance outside of Multnomah County, you must make a request in writing. Do not move until you have been approved to move to another county or state. If the Housing Authority you choose to move to has a higher payment standard or the subsidy standards are higher or the cost will be higher your request will not be approved. However, if the receiving Housing Authority agrees to absorb the family you will be approved to move.
• Websites of Housing Authorities across the United States are available through this link.
• Here are names and addresses of some local Housing Authorities:
  • Vancouver HA
    2500 Main Street, Vancouver, WA 98660
    Phone 360.289.5593
  • HA of the County of Clackamas
    13930 S. Gain Street, Oregon City, OR 97405
    Phone 503.655.8267
  • Washington County Housing Services Department
    111 NE Lincoln Street, Suite 200-L, HIllsboro, OR 97124
    Phone 503.693.4794

"How do I find a place?"

• You may choose to use your Voucher in your present unit. This is called "leasing in place."
• Check the newspaper, especially on Sundays. Remember, not all property owners that accept Section 8 say so in their ads. If it doesn't say "No Section 8," call and find out!
• Call apartment complexes listed in the yellow pages. Many large complexes accept Section 8, such as: Rose City Village, Columbia Station, Belmont Dairy, El Moro Apartments, Gresham Village Square, Hewitt Place, and others.
• Call property management companies listed in the yellow pages. Many accept Section 8. Some management companies to call include Guardian, I.P.M., and Westland.
• Contact community agencies, such as Reach Community Development, Hacienda, P.C.R.I., and others.
• The first floor reception desk of our offices (135 SW Ash St, Portland) will provide you with a list of HAP-owned properties that can accept Section 8, or assist you in viewing privately-owned and advertised units on the Housing Connections website.
• Browse our online Vacancy Listings. Every unit on the list accepts Section 8. The list is updated weekly.
• Visit one of the kiosk locations to receive assistance in viewing advertised units on the Housing Connections website or HAP's website. Kiosk locations are:
  - 135 SW Ash Street, Portland (first floor)
  - 1605 NE 45th Avenue, Portland
  - 6443 N. Lombard, Portland
  Kiosks are provided to assist in your housing searches only. You may also access these websites from a private computer or a public computer located at your local public library. If you or a member of your family requires a handicap accessible unit, ask for a list from our office. You can also find accessible units on the Housing Connections website.

"What should I look for in a unit?"

• Remember: You will be signing a 12-month lease with the owner. Make sure that you will be able to live with what you choose for the term of the lease.
• Is the rent the landlord is requesting reasonable? Will you be able to afford your portion of the rent? (Use your worksheet to determine your rent portion to landlord.)
• Is the unit in good condition? Is there evidence of infestation, mold or poor-quality repairs? How much will the utilities cost? Is the unit weatherized? There is a utility worksheet to help calculate these costs in the packet handed out at the Section 8 briefing.
• Consider the neighborhood. Talk to the neighbors. Is it safe? What schools will your children be going to? Check out nearby shopping and access to public transportation.
• If you select a unit built before 1978, it may contain lead. Read the brochure enclosed with the Section 8 briefing packet and follow the steps listed on the back to protect your family from lead. The booklet is available for download as a PDF file (in various languages) at the links below:
  · "Protect Your Family From Lead in Your Home" (English)
  · "Proteja a Su Familia del Plomo en Su Casa" (Spanish)
  · "Hãy Båo Vê Gia Ðình Cuå Ban Khði Bi Nhiem ChÌ ð Trong Nhà" (Vietnamese)
  · "Ka Badbaa di Qoyska Halista Leedhka" (Somali)
  

"How do I apply for a rental unit?"

• Most landlords will require you to complete an application. Be sure you are prepared to complete the form by having the names, addresses, and phone numbers of your references with you.
• Many landlords will charge you a fee to apply. This fee is to cover the expense of having your references checked.
• The landlord may check with HAP to verify your current and prior addresses and landlords. HAP is required to provide this information along with information about complaints or notices.
• The landlord may charge you a deposit. The Section 8 program does not pay the deposit or limit the amount a landlord can charge.

"What can I do if I am discriminated against?"

• Most landlords have established standards for accepting or denying an applicant. Standards may include things such as a minimum number of past landlord references, sufficient income to pay rent, good credit history, no felony convictions, no prior evictions, etc.
• If you believe that you have been denied housing for a reason other than a reasonable standard, you may be a victim of unlawful housing discrimination. The Section 8 briefing packet contains information about Fair Housing laws and a copy of HUD's Housing Discrimination Complaint form. For more information about HAP's Equal Housing Opportunity policy and links to download the complaint form in English or Spanish, click here.

"How do I get HAP to approve the place I've found?"

• Once you have found your place and you and the landlord have agreed to enter into a lease, you will have to complete the green Request for Tenancy Approval form (RFTA), the yellow Lead Paint Disclosure form, and an unsigned owner rental agreement.
• Turn in your completed RFTA, Disclosure of Information on Lead-Based Paint and Lead-Based Paint Hazards and your landlord/rental agreement to the Section 8 reception desk on the 1st floor of HAP's headquarters, 135 SW Ash Street, Portland. If anything is incomplete, all documents will be returned to you.
• The completed paperwork will be evaluated for rent reasonableness and sent to Section 8's Inspection Team.
• The inspection will be scheduled with the landlord. The landlord must be present at the inspection. If the residence needs repairs, the landlord will be given a list of what needs to be done. The landlord must call for another inspection when the repairs are completed.
• You should not move into the unit until the inspection passes and the rent is agreed upon.
• After the unit passes the inspection, and the rent the landlord requests is approved, the Section 8 office will prepare the lease and contract for signatures. The signed documents need to be returned to the Section 8 office.
• If everything is in order, Section 8 staff will complete the paperwork, date the leases, and enter the information into HAP's computer system.
• Your landlord will receive the first check within one to three weeks. Future HAP payments will be paid on the first of each month.

"How is the amount of my assistance determined?"

• The Eligibility Team member completed your paperwork, estimated the amount of income that you will receive in the next year. After determining your annual income the E-Team member subtracted your eligible deductions (such as child-care and medical).
• The E-Team member then calculated 30% of your monthly adjusted income. (This is the minimum contribution you would pay towards rent and utilities.) This amount is subtracted from the Payment Standard to determine the estimated maximum assistance payment.
• Which Payment Standard is used depends on the size of your Voucher and the number of legal bedrooms in the unit. If you are renting a unit with a different number of bedrooms than your Voucher, we must use the Payment Standard for whichever is smaller.
• The estimated maximum assistance amount is written on the Request for Tenancy Approval. The Payment Standards will be given to you at the briefing.
• If you have any questions about how your rent was calculated, let us know.

"How do I get help to get off public assistance or learn about other self-sufficiency programs?"

• HAP has a program to help you reach your goal of being independent. An information sheet is included in the Section 8 briefing packet. For information about this and other services available to Section 8 Participants, click here.
• If you need help due to a disability or because English is not your first language, let us know. Some forms are available in other languages and if you need an interpreter we will make an appointment within 2-3 days of your request. Alternate prints for persons with disabilities are also available by request.

"Who do I call if I have questions?"

To view the PDF files on HAP's website, you need to have Adobe Acrobat Reader. It can be downloaded for free by clicking the "Get Acrobat Reader" logo. For information about translating PDF files into text to assist visually-impaired users, visit Access.Adobe.com.