What is the Housing Choice Voucher Program?

The US Department of Housing and Urban Development (HUD) provides rent subsidies to eligible low income individuals and families in the form of Housing Choice (Section 8) Vouchers.

What does New Hampshire Housing have to do with it?

Under contract with HUD, New Hampshire Housing provides Housing Choice Voucher subsidies to eligible families throughout the state. NHHFA is responsible for determining applicant and tenant income eligibility, inspecting rental units to ensure HUD's Housing Quality Standards (HQS) are met, and negotiating fair and reasonable rents that reflect the local housing market.

How does the Housing Choice Voucher Program subsidy work?

In the Housing Choice Voucher Program, the subsidy is determined by a formula using the lower of the gross rent (rent plus the NHHFA utility allowance) or the payment standard and subtracting 30% of the family's income. That figure is the Housing Assistance Payment that you, as the landlord, would receive directly from New Hampshire Housing on behalf of the tenant. The balance of the rent is due from the family.

What are the requirements for my unit to be rented to an assisted family?

• The unit must meet HUD Housing Quality Standards;
• The rent must meet rent reasonableness guidelines;
• Initially, the family cannot pay more than 40% of their monthly adjusted income for housing costs (therefore, income of the prospective tenant must be calculated before a rental unit can be approved).

How do I make a unit available to Housing Choice Voucher holders?

Contact New Hampshire Housing and speak to the Rental Assistance Manager for your area and they will let voucher holders know of the available unit. You may also advertise in the newspaper with a phrase "will accept Housing Choice Vouchers." Families look for those listings.

In addition, New Hampshire Housing provides a list of apartments for rent through landlords who are willing to participate in the Housing Choice Voucher program. Current Vacant Unit List.

Please submit unit to be added to the Vacant Unit List by clicking here.

What do I do when a voucher holder is interested in my unit?

The selection of a family for participation in our program does not mean that New Hampshire Housing has screened the tenant's suitability for tenancy. Choice of tenant remains with the owner/landlord.

You are encouraged to consider a family's background with respect to such factors as:

• Payment of rent and utility bills (keep in mind that the tenant's subsidy may improve that picture);
• Caring for a unit or premises;
• Respecting the rights of others to the peaceful enjoyment of their housing;
• Drug related criminal activity or other criminal activity that is a threat to the life, safety or property of others; and,
• Compliance with other essential conditions of tenancy.

New Hampshire Housing can give you the family's current address, their current landlord's name and address and the name and address of the previous owner, when requested. New Hampshire Housing's policy under HUD guidelines does not allow us to supply any further information.

What do I do once I've selected a Housing Choice Voucher holder to be a tenant?

When you have selected a tenant, they will have a "Request for Tenancy Approval" form for you to complete. When the tenant submits the form to New Hampshire Housing, the Program Monitor for your area will contact you to arrange an inspection of the unit. The Inspection Checklist.

Inspection: The unit will be inspected to ensure that it meets HUD's Housing Quality Standards. You will be mailed a letter detailing any repairs that need to be made, if any.

Security Deposit: The property owner may collect a security deposit in accordance with NH state law. The amount cannot exceed the amounts charged to other unassisted tenants.

Lease and Contract: After the unit passes inspection and the rent has been approved, the landlord and tenant enter into a lease with an initial term of one year. NHHFA and the landlord enter into a contract through which Housing Assistance Payments (HAP) are made on the family's behalf.

After the first year of the lease, the lease may self-renew based on the terms as stipulated in the lease or a new lease can be signed. Requests for rent increases after the initial term must be made in writing to the family and New Hampshire Housing in accordance with the lease.

What are my rights and responsibilites as a landlord?

As an owner, you have the right to expect your tenant to:

• Pay rent on time;
• Keep the unit clean;
• Avoid illegal activity;
• Permit access for repairs (after notification);
• Avoid damage to the property;
• Refrain from disturbing others; and,
• Report changes in income to New Hampshire Housing (decrease in income of tenant results in higher subsidy payment from NHHFA).

 As an owner, you have the responsibility to:

• Allow only those occupants on the lease to reside in the unit;
• Maintain your property in good condition;
• Complete repairs within 30 days upon request by New Hampshire Housing or the tenant (within 24 hours for "life threatening" HQS failures);
• Collect appropriate security deposits as directed under NH state law;
• Enforce tenant obligations under the lease;
• Comply with the terms of the lease and the HAP contract;
• Take action through the court to evict when the tenant violates the lease;
• Not receive any amount of money from the tenant in excess of the rent stated on the lease and contract; and,
• Notify New Hampshire Housing if a tenant vacates their unit.

If you would like more information about participating in the Housing Choice Voucher Program, please contact New Hampshire Housing at 1-800-439-7247.