Landlords and Office Staff Meeting

1. Landlords and Office Staff Meeting with Jerome Franks, Program Supervisor

2. Housing Choice Voucher (HCV) Program • “(T)he federal government's major program for assisting very low-income families, the elderly, and the disabled to afford decent, safe, and sanitary housing in the private market” • “The housing voucher family must pay 30% of its monthly adjusted gross income for rent and utilities, and if the unit rent is greater than the payment standard the family is required to pay the additional amount. By law, whenever a family moves to a new unit where the rent exceeds the payment standard, the family may not pay more than 40 percent of its adjusted monthly income for rent.” Information directly from the U.S. Department of Housing and Urban Development website: HUD.GOV

3. HCV Includes Contract Rent: Utilities a service such as electricity, gas, or water that is provided by a public utility and therefore is in the tenant’s name and paid by the tenant to the public service provider OR a varying monthly amount paid to the owner or landlord • a FIXED, MANDATORY, regular payment made to an owner or landlord for the right to occupy or use property

4. Affordable to tenant: • Contract Rent + Utilities = Gross Rent • Compare Gross Rent to Payment Standard • If Gross Rent exceeds Payment Standard, tenant pays the difference up to 40% of monthly adjusted income • 30% to 40% rule is in place to prevent financial hardship to low income families • We will not set our clients up for failure.

5. Payment Standard vs. Suggested Contract Rent *We will always recommend a lower Suggested Rent or Contract Rent than the Payment Standard to allow for utility reimbursement in times of hardship.

6. What is Rent? • Payment made to the Owner/Landlord • A set/fixed amount • Payment is mandatory • Paid monthly

7. Utilities paid by Landlord: • A service such as electricity, gas, or water that is in the landlord or owner’s name and the tenant reimburses the owner or landlord a set/fixed amount on a regular payment schedule • A service such as electricity, gas, or water that is in the landlord or owner’s name and is paid for by the landlord or owner

8. Utilities paid by Tenant: • A service such as electricity, gas, or water that is in the tenant’s name and paid by the tenant to the public service provider • A service such as electricity, gas, or water that is in the owner or landlord’s name, and tenant pays the varying amount to the owner or landlord

9. Is a carport rent? • Is the payment made to the owner/Landlord? • Yes • Is it a set/fixed amount? • Yes • Is the payment mandatory? • No • Is it a monthly payment? • Yes A carport is not rent

10. Are administrative fees rent? • Is the payment made to the owner/landlord? • Yes • Is it a set/fixed amount? • Yes • Is the payment mandatory? • Yes • Is it a monthly payment? • Yes Administrative fees are a part of rent.

11. Example: • Rent is $750 a month with an additional pest fee of $3 a month. There are 6 one bedroom units in this complex. While the water is in the owner’s name, the bill is divided by 6 and each unit is responsible for reimbursing the owner their portion of the water bill at the time rent is due. Trash and Sewer are a set monthly amount of $15 and is to be included with the rent payment • Contract Rent = $768 • Water is paid by the Tenant • Trash and Sewer are paid by the landlord

12. Affordability • HCV Program = Contract Rent + Utilities • Misclassification of Contract Rent and Utilities could cause a tenant to be spending over 40% of the tenant’s total adjusted, monthly gross income • Spending over 40% could cause financial hardship to a family • You don’t get paid by the tenant • Tenant gets evicted • We do not meet our goal to help provide housing

13. HQS Inspections Housing Quality Standards

14. Initial Inspection • Every unit must pass an HQS inspection before the PHA will make an HAP payment • The unit inspected has to match the unit on the request for tenancy • Realistic unit ready for inspection dates • Realistic contract start dates compared to unit ready for inspection date

15. Annual, Special, and Supervisory Inspections • Annual HQS Inspections take place every 11 months • If an HQS Inspection (annual inspection, special inspection, or supervisory inspection) fails, the landlord or owner has 30 days to complete the repairs, contact the inspector, and pass the re-inspection • Units will be placed in Abatement if repairs are not completed and the unit has not passed an inspection by the repair completion date listed on the failed inspection letter

16. Housing Assistance Payments (HAP) Contract • 3. Maintenance, Utilities, and Other Services • C. Abatements • 6. Rent to Owner: Reasonable Rent • 16. Written Notices • All notices, requests, and violations must also be sent to the PHA • Report to PHA if utilities are not on • 17. Entire Agreement: Interpretation • D. No side payments

17. Handouts in the back • Make sure we have your current information • Name matching the name of owner on your property taxes • Mailing address • Phone and Fax numbers • Email Address • Email Contact • Direct Deposit Notification • Website Address • Information • Useful Forms • Apartment Listing • Add, Update, or Remove yourself from our List • KS Housing Search Free Listing Site • Johnson County Housing Authority Contact Page

18. “Thank you all for coming today and for continuing to provide affordable, quality housing to those in need. Your dedication and hard work does not go unnoticed.” -Jerome Franks *We will not be addressing specific cases. If you have a specific case or situation you would like to discuss, please contact Jerome at 913-715-6603 or Jerome.Franks@JoCoGov.org