Landlord Seminar
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Landlord Seminar November 4,2021 1
Transcript of Landlord Seminar
Landlord Seminar
November 4,2021
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Agenda1. Program Overview2. Jurisdiction3. Participation Benefits4. Housing Assistance Process5. Contracting: RFTA, HAP6. Continuing Participation7. Fair Housing8. Violence Against Women Act (VAWA)9. Inspections10.Questions and Answers
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Program Overview• The Section 8 Housing Choice Voucher (HCV) Program is a federally funded program
administered by the Housing Authority of the City of Los Angeles (HACLA). The Section 8program provides housing assistance to lower-income families for decent, safe, andsanitary housing by subsidizing a portion of their rent.
• Budget Authority $575 million• Vouchers allocated 50,969• Landlords 13,280• Individual 90,000• SEMAP High Performer (HUD designation)
Second largest Housing Authority in the nation3
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Arleta Elysian Valley Mid-Wilshire Sepulveda WilmingtonAtwater Fairfax Mission Hills Shadow Hills Wilshire CenterBaldwin Hills Florence Montecito Heights Sherman Oaks WinnetkaBaldwin Village Glassell Park Monterey Hills Silverlake Woodland HillsBel Air Granada Hills Mount Olympus Studio CityBeverly Glen Hancock Park Mt. Washington SunlandBoyle Heights Harbor City North Hills Sun ValleyBrentwood Harbor Gateway North Hollywood SylmarCanoga Park Highland Park Northridge TarzanaCarthay Circle Hollywood Pacific Palisades Toluca LakeCastellammare Hollywood Hills Pacoima TujungaCentury City Hyde Park Palms Van NuysChatsworth Jefferson Park Panorama City VeniceCheviot Hills Lakeview Terrance Park La Brea Warner CenterCrenshaw Leimert Park Porter Ranch WattsCypress Park Lincoln Heights Rancho Park West HillsEagle Rock Los Feliz Reseda WestchesterEl Serreno Mar Vista San Pedro West Los AngelesEncino Mid-City Sawtelle Westwood
The HACLA provides Section 8 rental assistance only within the City Limits of Los Angeles. Areas outside the City limits are serviced by other Housing Authorities agencies. If your rental property is located outside the City of Los Angeles, contact city information in the area in which the rental property is located to determine the agency
responsible for Section 8 rental assistance.
Jurisdiction
Please note, the HUD/VASH Program allows for inter-jurisdiction contracts
Participation Benefits• Reliable Payments: After entering into a HAP contract, the Housing
Authority guarantees its payment to you as long as the family remains inthe residence and the unit meets HQS inspection requirements.
• Free property listing: You may advertise your property for free atwww.GoSection8.com
• Applicant Screening: You retain full control over the screening andselection process.
• Market Rate Rents: You may request market rate rent for new contractfor applicants off the Section 8 waiting list.
• Owners Portal: You will be able to view and print HAP information,scheduled inspections, request for rent changes, and many more features.
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Participation Benefits• Full Security Deposit: You may collect a full security deposit, up to the
maximum permitted by state and local laws. The HACLA can assistthrough the CARES Act, based on available funding.
• Eviction rights: As with any other Tenant, assisted families can be evictedfor lease violations. The HACLA honors all legal rights under state & local laws.
• Right to recover damages: You have the same rights to legal action againsta Tenant who leaves damages beyond the security deposit collected.
• Rent Increases: The Section 8 program allows for rent increases as allowedby regulations.
• Inspections: As a participating Owner, your property is inspected for free.
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Housing Assistance Process• Waiting list Voucher Payment Standard• Eligibility interview:
* Income Bedroom Size VPS* Family Composition SRO $1,141
• Voucher issuance 0 $1,522* Subsidy standard 1 $1,764* Voucher payment standard 2 $2,248
• Contracting: RFTA, inspection 3 $2,962contract rent 4 $3,226*Contract rent = HAP + TTP 5 $3,709*Rent reasonableness 6 $4,193
• Annual reexamination• Biennial inspection 7
Contracting
1. Request For Tenancy Approval (RFTA)
2. HAP Contract
3. HACLA CARES
4. Inspection
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FormsPrior to Contracting1. Request For Tenancy Approval (RFTA): HAPP-22. Joint Owner/Tenant Pre-Inspection Walk-Through: HAPP INPS-73. Lead-Based Paint Disclosure: HAPP RLA-124. Security Deposit Amounts and Claim Liability: HAPP-1725. Owner Checklist and Certified Statement: HAPP RFTA13A6. Certification of No Conflict of Interest: HAPP RFTA-137. Property Owner Letter of Authorization8. HAP Contract Direct Deposit Information9. IRS Form W-9Contracting, Lease1. Sample Lease: HAPP-672. Housing Assistance Payments Contract: Form HUD-526413. Tenancy Addendum: HAPP V-4 (form HUD-52641-A
Forms can be found online at: hacla.org/formsdocuments9
Contracting: RFTARFTA packet is given to a family when looking for a unit.When completing:
• Indicate date the unit will be ready for inspection, NOW is not an answer.• Make sure Utility Responsibility is accurate and complete.• If the property has more than four units, you must certify rent charged
for the other units.• You must provide requested certifications.• Provide legal property ownership name.• If represented by an Agent or will have a different payee, you must
identify the individual(s).• Landlord should make a copy of forms for their records before giving to
prospective Tenant to return to the HACLA. 10
Contracting: HAP
Tenant moves into the unit after:• The unit passes the Housing Quality Standards (HQS) inspection, and• The Owner agrees to the contract rent HACLA is able to pay, and• HACLA authorizes move in, and• The Owner and Tenant sign and date the lease.
HAP assistance will be calculated from effective date of the lease
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Contracting: HAP• Contract is between HACLA and the Owner.• The contract must be executed within 60 days of the lease effective date.• HACLA will complete the HAP Contract and send it to you for signature.• Owner must return the contract to HACLA immediately after signing or the
contract will be cancelled.• A copy of the contract will be mailed to the owner with a cover letter that
provides the Section 8 Advisor’s name and contact information.
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Contracting: HAP
• Utilities and Appliances. The lease and the HAP contract must specify whatutilities and appliances are to be supplied by the Owner, what utilities andappliances are to be supplied by the Tenant, and who is responsible to provideor pay for the utilities and appliances.
• Proration of the First Month. The HAP for the first month of the HAP contractterm will be prorated for a partial month.
• Family Payment to Owner. The family is not responsible for the HAP payment,the Housing Authority is responsible. Failure by the HA to pay HAP is not aviolation of the lease.
• Family Moves Out. The HA will not pay a housing assistance payment to theOwner for any month after the month when the family moves out.
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Contracting: HAP
• Review names, unit address, contract rent amount, lease dates for accuracy.• Never make hand-revisions on the contract.• Never sign a contract that contains errors.• Make corrections on a separate piece of paper and attach it to the contract
for reprinting. Contracts with unauthorized changes will not be processed.• Contract reprints may cause payment delays.• The participant is responsible for the security deposit, but if not able to
the HACLA might be able to assist.• The initial term of tenancy must be for at least one year.• The start date of the tenancy must allow sufficient time for the family to
move out of the unit.14
Continuing Participation
• Family composition
• Income verification
• Program compliance
• Inspections
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Continuing Participation
• After the contracting process is complete, the Tenant file is assigned and transferredto a Section 8 Advisor for ongoing case management and for servicing your HAPcontract and lease.
• It is good practice to create a file folder for each Section 8 Tenant. Use one side foryour HAP contract, lease, addendum, and notices from the Section 8 Advisor. Usethe other side for inspection reports and notices.
• A well-organized folder will enable you to easily access Section 8 Tenant information.
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Fair Housing
• When appropriate, you must provide Reasonable Accommodations forfamilies with disabled household members.
• An Owner must not discriminate against any person based on race,color, religion, sex, national origin, age, familial status, or disability in connection with the HAP contract. The Owner must cooperate with HACLA or HUD in conducting equal opportunity compliance reviewsand complaint investigations in connection with the HAP contract.
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Violence Against Women Act (VAWA)
• Protects Tenants and family members (who are victims of domestic violence, datingviolence, or stalking) from being evicted or terminated based on acts of such violenceagainst them.
• For additional information reference Part C of the HAP Contract: Tenancy Addendum,Part 8. Termination of Tenancy by Owner, Section E. Protections for Victims of Abuseor go to: http//portal.hud.gov/hudportal/documents/huddoc?id=52641-a.pdf
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Contact Information
• If you reach a HACLA employee’s voicemail, please leave a brief message:*Your name and Vendor number.*Your telephone number/email address*The nature of your inquiry.*Tenant name and Entity I.D. number (Client number).*Address of rental unit.*Give the employee 48 hours (2 business days) to respond.
• Owners Portal: [email protected]• Inspections: [email protected]• Owner Services: [email protected]
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Contact Information• The Housing Authority has Ombudspersons on staff to address issues after attempts
to address those issues with the department. Each one is responsible for providingsupport in a different area of the Section 8 Department.
• Waitlist/Special Programs: Serina Cannon (213)252-1613; [email protected]
• Section 8 Administration:Angelina Zargaryan (213)252-5420; [email protected]
• Participant families:• (West & South) Billye Fairley (213)252-2668; [email protected]• (East & Valley) Jose Gutierrez (213)252-5296; [email protected]
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Inspections
Objective:
To enforce housing quality standards (HQS) and ensure decent,safe and sanitary conditions.
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Types of Inspections• Initial• Annual/Biennial Inspections• Re-inspections• Maintenance complaint• Move-out inspections• Quality Control
Inspection Overview
The inspection encompasses the whole building, interior, exterior and all commonareas that will be accessible to the tenant driveway and parking facilities.
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Initial• First inspection conducted by the Housing Authority.• Prior to Tenant moving in or prior to contracting.• Unit must be vacant and in move-in condition.• All utilities must be on.• The inspector will call you on the morning of the inspection with a 2-hour window
time of arrival.• If the unit fails inspection, the owner must contact the Eligibility Interviewer to
schedule a re-inspection.• The tenant cannot move in until the unit passes inspection and HACLA approves
the move in.• COVID-19 Temporary Provision: A physical inspection is conducted on vacant units
only; for occupied units the Landlord can self certify that no life threatening deficiencies are present. 23
Annual/Biennial Inspections
• Inspections are conducted on a biennial basis, some continue to be annual.• Owner and tenant are notified by mail usually 30 days prior.• An adult 18 years or older must be present.• If immediate health and safety hazards exist, 24 hour abatement will occur.• COVID-19 Temporary Provision: Biennial inspections are conducted by Remote
Video Inspections (RVI), which require Tenants to serve as the proxy inspector.The Tenant must provide a preferred video platform whether Zoom, Google Duoor Whatsapp.
RVI (video, protocol):hacla.org/formsdocuments and hacla.org/Landlords/Remote-Video-Inspections
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Re-inspection• This takes place when the annual/biennial inspection fails.• Automatically scheduled 25 days after failed annual/biennial.• Notice mailed to tenant and Owner of the failed items as well as the re-inspection date.• If the items cited on the report are not completed at the time of the re-inspection, the unit
will be abated, meaning the HACLA will stop payments to the Owner until the work iscompleted.
• Once the work is completed, the Owner must contact the Inspections Department via email• At [email protected] or call 833-HACLA-4-U to schedule another inspection.
Payments will resume when the unit passes inspection.• COVID-19 Temporary Provision: The re-inspection will be done by RVI to verify the
completion of cited deficiencies.
RVI (video, protocol):hacla.org/formsdocuments and hacla.org/Landlords/Remote-Video-Inspections
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Maintenance Complaint• Request must be made to the Section 8 Advisor and can be a complaint from either
Owner or Tenant.• In addition to the items of concern, a full inspection of the unit will be completed.• Responsible party given 25 days to complete repairs.• If immediate health or safety hazard exist, 24 hour abatement will be processed. (Owner
notified by phone and report by mail)• Inspector will return in 24 hours to verify completion. If repairs remain uncorrected the HAP
payment will be abated.• COVID-19 Temporary Provision: Inspection will be conducted by Remote Video Inspection.
RVI (video, protocol):hacla.org/formsdocuments and hacla.org/Landlords/Remote-Video-Inspections
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Move-out Inspections
• HACLA should be notified of pending eviction or if the Tenant vacates the unit within 2 business days of vacate.
• Tenant can be terminated if damages are in excess of $2,000.• Security deposit has no bearing on the $2,000 threshold.
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Owner/Tenant Responsibility
• Both Owner and Tenant are responsible for maintaining the unit.• Owner is responsible for normal wear and tear and general maintenance.• Tenant is responsible for deliberate or accidental destruction and/or
misuse and abuse of property.• If there is a question regarding any aspect of the inspection, please call
833-HACLA-4-U.
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Rent Reasonableness
• The HACLA uses the service of a third party vendor and its rent reasonablenesscalculation model which has been customized and made unique to the HACLA’slocal rent market.
• The inspector will document type and condition of building, amenities, bedroomsize, number of bathrooms, square footage, including appliances, etc.
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LBP-Lead Based Paint• Any deteriorated, chipping, peeling paint will be cited for correction• The HACLA recommends routine inspection of property to ensure no peeling,
chipping paint present• Unit will be cited for possible Lead Based Paint hazard if:
* unit was built before 1978* occupied by child under 6* peeling paint exceeds 10% total interior are and 20% of exterior(De minimus levels)
• Affected areas must be stabilized (remove all chipping, peeling paint) using safe work practices as required by HUD/EPA guidelines
• HACLA inspector conducts visual assessment/inspection to ensure no defective paint present
• In addition to the visual assessment, owner must provide a copy of a passed lead based clearance exam obtained from the EPA certified lead based paint contract, risk assessor or lead based paint inspector
Abatement
• Cited deficiencies that remain uncorrected at the re-inspection (25 days after) HACLAwill stop the payments to the Owner.
• Abated monies are forfeited.• Owner must contact the inspection department to reschedule an inspection by email
at [email protected] or call 833-HACLA-4-U.• Payment resume when the unit passes inspection.• To avoid abatement ensure that repairs are completed before re-inspection date.
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Inspection Extension(s)
• Request for extensions must be in writing to the supervisor or sent to [email protected] at least 2 weeks prior to the scheduledre-inspection date.
• Extensions are reviewed on a case by case basis.• Extensions will not be granted for normal wear and tear.• Owner must receive confirmation from the inspection office of approved extension.
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Questions and Answers
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