Housing Choice Voucher Program
Housing Choice Voucher Program comprises the majority of the Oakland Housing Authority's Section 8 rental assistance programs. OHA administered vouchers help approximately 9500 families pay their rent each month. Eligibility for the Housing Choice Voucher program is based on a family's household income. The voucher covers a portion of the rent and the tenant is expected to pay the balance. The tenants share is an affordable percentage of their income and is generally calculated to be between 30 to 40 percent of their monthly adjusted gross income for rent and utilities.
The voucher recipient searches for housing in the private market. Eligible housing units for the program include single family dwellings, town houses and apartments including the family's current residence if the recipient is new to the program. When the recipient finds a unit from a landlord willing to accept the voucher, the Oakland Housing Authority will inspect the rental unit to ensure it meets housing quality standards (HQS) for the program. If the unit passes the Authority's minimum standards for health and safety and the requested rent is deemed appropriate for comparable rents for that size unit, the family and the landlord may execute a lease agreement. At the same time, the landlord and the Housing Authority will sign a housing assistance payments (HAP) contract for rental subsidy amount to be paid to the landlord directly from the Authority on behalf of the participating family. The family pays the difference between the actual rent charge by the landlord and the amount subsidized by the program.
Landlords must comply with the lease agreement signed with the tenant and the HAP contract signed with the Oakland Housing Authority. Should the landlord fail to meet his or her obligations, the Authority may suspend or terminate payments.
The family is required to comply with the lease, Section 8 program requirements (Family Obligations), pay its share of rent on time, maintain the unit in good condition and notify the Housing Authority of any changes in their family composition or income. A family can move and continue its participation in the program as long as they notify the Housing Authority ahead of time, terminate the existing lease within the lease provisions. The family is then free to seek another housing unit in Oakland or the family may exercise the portability option and move outside of the Oakland Housing Authority's jurisdiction.
MODERATE REHABILITATION (MOD REHAB)
The Section 8 Moderate Rehabilitation Program (Mod Rehab) is a unit-based rental subsidy program for low and moderate-income individuals and families. While the Housing Authority administers the program, HUD provides rent subsidy payments to private and nonprofit property owners for rental units rehabilitated under this program. These subsidies provide both a rental subsidy to the family as well as funds to service the debt incurred by the property owner for the unit’s rehabilitation. Mod Rehab assistance is not transferable as it is in the Section 8 voucher program. Participants in the Mod Rehab program will only receive rental assistance if they are living in a Mod Rehab unit. If they move from a Mod Rehab unit, they will lose their assistance. Some Mod Rehab units are set-aside for the elderly, homeless, or disabled. Back to TopMainstream Vouchers
Mainstream Vouchers are a special allocation of vouchers designed to assists families having a person with disabilities. The Mainstream program vouchers are targeted towards persons with disabilities who face difficulties in locating suitable, accessible housing and living independently in the private market. Only a family that includes a disabled person and is income eligible may receive a Mainstream program voucher. The Oakland Housing Authority administers 175 Mainstream vouchers for special needs clients. Mainstream program recipients are selected from the Section 8 Housing Choice Voucher program waiting list. If the selected family is not already receiving supportive services they are referred to partner agencies that can provide them with specialize housing assistance. A disabled family or individual meeting the qualifications for a Mainstream voucher may also be referred to the special Mainstream Program waiting list by our partner agencies. Back to TopFamily Self-Sufficiency(FSS)
The Family Self-Sufficiency program is a voluntary program available to Section 8 recipients designed to assist families in achieving economic independence. The goal of FSS is to provide financial incentives and useful referrals to community resources to participating Leased Housing residents who want to enter the workforce from unemployment or increase their earnings in their present employment. As a financial incentive, FSS participants earn money in an escrow account that is opened when they have an increase in earned income that sets off a raise in their rent. A portion of the difference between the old rent and the new rent is deposited into an escrow account that grows until the participant graduates from the program. The highest escrow account at this time is over $24,000! The other benefit to FSS participants is the limited case management through which we refer clients to social services that help them attain financial stability. FSS combines case management, education and training with the standard Section 8 Voucher assistance to aid families in becoming self-sufficient. Oakland Housing Authority FSS Program Coordinators are available to assure that program participants are linked to the support services they need to achieve self-sufficiency. FSS participants sign 5 year Contracts of Participation. These contracts outline the family's rights and responsibilities under the FSS program. At the end of their contract, FSS participants who have successfully met their goals, and who are free from public assistance, can receive funds from a savings account that they have built up over the course of the program. There are currently approximately 165 Section 8 families participating in the FSS program. Back to TopFamily Unification(FUP)
The Family Unification Program (FUP) is a special set aside of Section 8 Vouchers administered by the Oakland Housing Authority in partnership with the Alameda County Social Services Agency's Department of Children and Family Services. Family Unification vouchers are targeted specifically to families who are separated or facing separation. The Family Unification Program is designed to assist families for whom the lack of adequate housing is a primary factor in the separation, or threat of imminent separation, of children from their families or in the prevention of reunifying the children with their families. The Alameda County Social Services Agency's Department of Children and Family Services must refer the FUP eligible family to the Oakland Housing Authority. The family must meet all Section 8 Program eligibility requirements to qualify. Back to TopPortability
Section 8 Portability refers to the option whereby a Section 8 participant who receives rental subsidy from one housing authority is allowed to move to the jurisdiction of another housing authority and still retain their voucher. A participant in good standing can transfer their Section 8 subsidy to anywhere in the United States where there is an Agency administering the Section 8 program. Section 8 families who are currently residing in Oakland can request a portability transfer at any time, assuming the proper notification of the intent to vacate was given to the current landlord. A new voucher recipient who was not an Oakland resident at the time they were placed on the waiting list must live in Oakland for at least one year before they can exercise the portability option. Back to TopEligibility
The eligible household must qualify as "Very Low Income" which is defined by HUD as 50% of the Area Median Income. Family income includes salaries, wages, tips, interest from assets, pensions, social security, assistance from grants, etc. for all members.The following chart provides the current income limits by family size to qualify for assistance:
INCOME LIMITS FOR ALL PROGRAMS: Effective: January 28, 2004
| FAMILY SIZE | Section8 EXTREMELY LOW-INCOME (30% Area Median Income) |
Section8 VERY LOW-INCOME (50% Area Median Income) |
Public Housing LOW-INCOME (80% Area Median Income) |
| 1 Person | $17,400 | $29,000 | $46,350 |
| 2 Persons | $19,850 | $33,100 | $53,000 |
| 3 Persons | $22,350 | $37,250 | $59,600 |
| 4 Persons | $24,850 | $41,400 | $66,250 |
| 5 Persons | $26,850 | $44,700 | $71,550 |
| 6 Persons | $28,800 | $48,000 | $76,850 |
| 7 Persons | $30,800 | $51,350 | $82,150 |
| 8 Persons | $32,800 | $54,650 | $87,450 |
Section 8 Family Obligations
Section 8 Federal regulations require certain obligations and responsibilities on the part of the family for continued participation. If a family fails to meet these obligations, their participation in the Section 8 program may be terminated.- The family must supply any information that the Oakland Housing Authority (OHA) or HUD determines is necessary in the administration of the program, including submission of required evidence of citizenship or eligible immigration status.
- The family must supply any information requested by OHA or HUD for use in a regularly scheduled reexamination or interim reexamination of family income and composition.
- The family must disclose and verify social security numbers and must sign and submit consent forms for obtaining information.
- Any information supplied by the family must be true and complete.
- The family is responsible for a Housing Quality Standards (HQS breach) caused by the family.
- The family must allow the OHA to inspect the unit at reasonable times and after reasonable notice.
- The family may not commit any serious or repeated violation of the lease.
- The family must give proper written notice to the OHA and the owner before the family moves out of the unit, or terminating the lease with the owner.
- The family must promptly give OHA a copy of any owner eviction notice.
- The family must use the assisted unit for residence by the family. The unit must be the family's only residence.
- The composition of the assisted family residing in the unit must be approved by the OHA. The family must promptly inform OHA of the birth, adoption or court-awarded custody of a child. The family must request OHA approval to add any other family member as an occupant of the unit. Only members of the assisted family may reside in the unit except for an OHA approved foster child or live-in aide.
- The family must promptly notify the OHA if any family member no longer resides in the unit.
- The family must not sublease the unit.
- The family must not assign the lease or transfer the unit.
- The family must supply any information or certification requested by OHA to verify that the family is living in the unit, or relating to family absence from the unit, including any requested information or certification on the purposes of the family absences.
- The family must promptly notify the OHA of absence from the unit.
- The family must not own or have any interest in the unit.
- The members of the family must not commit fraud, bribery or any other corrupt or criminal act in connection with the program.
- The members of the family may not engage in drug-related criminal activity, or violent criminal activity.
- An assisted family, or members of the family, may not receive Section 8 tenant-based assistance while receiving another housing subsidy, for the same unit or for a different unit.