The Fairfax County Department of Housing and Community Development (HCD) administers the Federal Housing Choice Voucher rental subsidy program (formerly knows as the Section 8 Program) for Fairfax County, and for the City of Falls Church, the City of Fairfax, and the Town of Herndon.

Due to the high cost of rental units, the gap between what working poor, elderly and disabled people can afford in the rental market and what rents are has grown exponentially. Participants in the Housing Choice Voucher Program receive assistance to rent privately-owned housing units that are located in apartment complexes, condominiums, townhouses, or single-family homes. Priority is given to serving households with incomes at or below 30 percent of the median income for the Washington, DC Metropolitan Statistical Area (MSA).

For general information on the Housing Choice Voucher Program you may also visit HUD's web site.

Criteria Used to Select Applicants

HCD screens applicants for eligibility under HUD rules and applies local preferences and ranking to determine waiting list position. When an applicant's name comes to the top of the list, approved applicants are given a Voucher which entitles them to look for housing in the private market.

Before a unit can be leased under the Housing Choice Voucher Program, HCD checks to ensure that rents charged are reasonable for the area in which the unit is located and that the unit meets basic Housing Quality Standards. Participants must find a landlord/owner willing to rent to a household receiving Voucher assistance. Selection criteria used by private landlords vary. Each landlord uses his/her own criteria, and are encouraged to verify income information and do a thorough check of credit, past rental references and police records. HCD currently performs national criminal record checks to determine whether applicants have a prior criminal history. HCD will provide prospective landlords with the name and address of an applicant's current and prior landlord and disclose whether any prior damage claims have been paid on behalf of the tenant. Applicants must also qualify by income, based on household size. Below are maximum income limits, however 75% of new admissions must be below the very very low income limits.

Current Federal Income Limits
Effective February 2008

*Housing Choice Voucher income limits for the Washington, DC Metropolitan Statistical Area are as published by HUD; low-income limit is based on national median family income.

Priority Group Definitions

Priority Group One:
An applicant may qualify for this priority if the Head or Spouse is employed, attending school, or participating in a job training program, for a combination of at least 30 hours per week; OR is 62 or older; OR meets HUD's definition of being disabled (see brochure); OR is the only adult in the household working less than 30 hours per week and who is the primary caretaker of a disabled dependent. In addition, the Head or Spouse lives or works in Fairfax County, and/or the City of Falls Church, and/or the City of Fairfax, and/or the Town of Herndon; AND during the past 90 days or longer, is paying more than 30% of all gross income (before taxes or deductions) for rent and utilities (excluding telephone and cable television costs); AND does not exceed the maximum income requirements.

Priority Group Two:
Head or Spouse lives or works in Fairfax County, and/or the City of Falls Church, and/or the City of Fairfax, and/or the Town of Herndon, and does not exceed the maximum income requirements. This group will not be invited for eligibility until all of the applicants in Priority Group One have been contacted for an interview.

Priority Group Three:
Head or Spouse does not live or work in Fairfax County, or the City of Falls Church, or the City of Fairfax, or the Town of Herndon, but does not exceed the maximum income requirements. This group will not be invited for eligibility until all of the applicants in Priority Group One and Group Two have been contacted for an interview.

Basic Program Leasing

After an applicant's name comes to the top of the waiting list and they are determined eligible to participate in the program, a voucher is issued to the tenant. Prospective tenants will present prospective landlords with a voucher which indicates their estimated contribution, and the number of bedrooms for which the family qualifies. Tenants will pay 30% of their adjusted income, 10% of gross income, or $50.00 whichever is higher. In addition, they can pay up to 10% more of their adjusted income in order to rent a unit in which the gross rent exceeds the payment standard. HCD will pay the remainder of a reasonable rent directly to the landlord up to the payment standard for the bedroom size of the unit, or the bedroom size to which the family is entitled, whichever is lower.

HCD must approve the contract rent for the unit. A family with a disabled member may request 10-20% over the fair market rates as a reasonable accommodation in order to rent a unit necessary due to the disability.

How Do I Lease To A Housing Choice Voucher Family?

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To advertise your unit for rent with the Housing Choice Voucher Program or to request additional information about the program, call (703) 246-5280. You may also complete the attached Listing Form (PDF) and fax it to (703) 273-2363 or mail the form to:

You may also e-mail the information to us.

When an eligible applicant contacts you, and you choose to rent the unit to a Housing Choice Voucher client, submit the completed following forms:

• Request for Tenancy Approval (PDF)
• Direct Deposit Authorization Form (PDF)
• Internal Revenue Service Forms (use drop down menu to select W-9 form)
• W-9 Form Instructions
• Signed Addendum to Request for Lease Approval (PDF) (Click on Addendum for a copy of the form but sign the form to tenant's briefing packet that informs you of prior landlord's name and address.)

After the information above is submitted, a Housing Quality Standards inspection will be conducted by HCD as soon as possible, usually within 5-10 days. If the unit passes, HCD will enter into a Housing Assistance Payment (HAP) contract with the landlord and the landlord and tenant enter into a lease with a copy to HCD. The beginning and ending dates of the lease must coincide with the beginning and ending dates of the (HAP) Contract. After submission of the signed contract and a copy of your signed lease, payments will be sent at the beginning of each month.

Housing Quality Standards Inspection (HQS)

Prior to an initial move-in, HCD must perform an inspection to ensure the unit is decent, safe, and sanitary. The tenant should not sign a lease until the unit has passed inspection. Following the initial inspection, HCD is required to do an annual inspection to coincide with recertification of the tenant. If there are deficiencies, landlords are given a minimum of thirty days written notice to make repairs, unless the repairs are life threatening. Items which normally can present a problem are inoperable smoke detectors, burners on the stove or oven which do not light, chipping or peeling paint, and screens which are not in good condition on all windows. The HQS inspection covers basic items in the home such as hot and cold water, electrical outlets in each room, refrigerator and stove, heating, etc. Landlords are encouraged to inspect their units on a regular schedule to monitor how the tenant is maintaining the unit, and to inspect the property each year prior to the HCD inspection to make any repairs that might fail inspection.

Effective September 15, 1999, HUD published regulations concerning the abatement of lead paint in all types of housing. The rule became effective September 15, 2000. The rule covers the elimination of possible lead poisoning from houses built prior to 1978. HUD has granted a one year transition period until September 15, 2001 for all properties built after 1960 and receiving only tenant-based assistance. If you have any concerns about HUD's rule concerning lead paint you may contact HUD at:

Their toll-free phone number is 1-866-HUD-1012 or contact the Environmental Protection Agency or HUD.

Housing Choice Voucher Program Effective October 1, 1999

All new leases and new move-ins after October 1, 1999 will be under the Housing Choice Voucher Program. Features of this program are:

• Tenants can pay between 30-40% of their adjusted income to rent a unit.
• Disabled tenants can request a reasonable accommodation to receive 20% above the payment standard to permit them to rent a unit subject to approval.
• Landlords can charge whatever security deposit they charge private market tenants up to two months contract rent.
• Following the initial lease, landlords can request a rent increase by giving the housing authority and tenant at least 60 days written notice. The rent requested must be reasonable according to similar properties in the same complex or subdivision.
  

Potential and Current Housing Choice Voucher Landlords

HCD conducts Landlord briefings to assist landlords in becoming familiar with the Housing Choice Voucher program and regulations. The briefings are held at 3700 Pender Drive, Fairfax, VA 22030. Please call (703) 246-5280 to make a reservation if you would like to learn more about the program.

Briefings include such topics as rent increases, landlord-tenant legal responsibilities, and eviction procedures.

Advantages of Leasing to a Housing Choice Voucher Participant

• Receive regular monthly payments from HCD which will cover a significant portion of the rent
• Units are kept occupied and profitable
• Landlords screen and select tenants they choose
• HCD will work with you to advise and assist if you have any problems concerning your tenant
• If tenant's income is reduced, their portion of rent will be adjusted and the Housing Assistance portion will be increased
• Participants are screened by HCD for prior criminal activity
• You can receive a tax deduction for rental property. IRS can provide you with Publication #527 for more information
• You will be providing the most important ingredient in a person's life - stable housing
• You are contributing to solving community problems related to the housing crisis.

Resources for Landlords

(Source: Washington Post)

• IRS Publication 527, Residential Rental Property, www.irs.gov or 800-829-3676
• Becoming a Landlord by Fannie Mae. Available through the Consumer Resource Center, 800-732-6643. Ask about training classes available in selected cities.