Thank you for visiting HACSJ’s Housing Choice Voucher Landlord informational page. As a valued partner, we hope to provide you pertinent information to suit your management needs. The Housing Choice Voucher program is the federal government’s major program for assisting very low-income households to afford decent, safe, and sanitary housing in the private market.
How the HCV Program Works
Owners/landlords must be willing to rent their property to a participant of the HCV program. HACSJ must approve the rent and ensure the rental property meets housing quality standards. A contract is executed between the landlord and HACSJ then the housing subsidy is paid to the landlord directly. The household then pays the difference between the contract rent charged and the amount of the subsidized portion, which is generally 30% of their adjusted income. Households who participate in the HCV program are selected from the HACSJ’s waitlist.
To list your property for participants of the HCV program, you may use GoSection8.com; a free rental listing service. Premium membership options are also available. HACSJ no longer manages rental listings.
The U.S. Department of Housing and Urban Development (HUD) uses an in-depth exposition of methodology to generate Fair Market Rents for a given geographic area which are used by public housing agencies to determine payment standard amounts for the HCV rental assistance programs. Payment standards are generally the maximum rent allowed.
As part of an HCV household’s monthly rental allowance, HUD includes a utility allowance. A family’s utility allowance is the amount designated by the public housing agency as a family’s reasonable allowance to cover its monthly utility bills. Since HUD limits the amount of rent landlords can charge their low-income tenants, their rental costs must include their estimated utility allowances. HACSJ evaluates the local utility rates and adjusts accordingly.
HACSJ uses a direct deposit payment system. Housing Assistance Payments are deposited on the 1st day of each month. Landlords may enroll for direct deposit using the designated form and by attaching a voided check. Complete enrollment instructions are on the form.
Landlords may request a rent increase after the initial term of the lease. A 60-day notice to the tenant and a copy to HACSJ is required. In evaluating the proposed rents, HACSJ will compare to similar units using a rent reasonableness determination system. All rent adjustments will be effective the first of the month following 60 days after HACSJ’s receipt of the owner’s request or on the date specified by the owner, whichever is later.
HACSJ is pleased to announce the launch of our new web-based information portal for participating landlords of the Housing Choice Voucher Program. This new Landlord Portal will allow you to:
Confirm/edit your information, such as email address and phone numbers, to ensure quality communication
Make direct requests to Case Managers, Inspectors, and Supervisors
View your billing and payment transactions
View your unit inspection data
Self-certify for failed items on inspections
If you are an active landlord with this agency and you have not received an email or letter with instructions and a registration code, please call 209-460-5015 and one will be provided.
All units must pass a Housing Quality Standards inspection prior to the approval of a lease and at least once every 12 months during the term of the contract, and at other times as needed. The most common fail items are:
No smoke detector in the unit and/or non-functional smoke detector
Leaking faucets and/or drains
Deteriorated caulking with mildew noted around tub
Toilet loose at the base
Stove burners do not auto-ignite and/or missing knobs
Closet doors off the track and leaning
Deteriorated/missing fence boards and leaning
Water heater missing both earthquake straps
Water heater missing the drain line. Drain line/pressure relieve valve must be made of either CPVC material (not PVC), copper and/or rigid metal and must be 6-12 inches above the ground and/or plumbed to the outside
Windows missing locks and/or do not stay up by themselves
Outlet covers missing and/or cracked
Deteriorated door jambs and/or missing striker plate
24 Hour Landlord Hotline
HACSJ has a dedicated hotline and email address for landlord questions and concerns. The hotline number is 209-460-4515 and our Landlord email address is LandLordHL@Hacsj.org. If you have a concern you would like to address or have information you would like to report to us please leave your name, property address and any other pertinent details related to your concern. A supervisor will respond to you within 24 business hours.
2575 Grand Canal Boulevard Suite 100 Stockton, CA 95207 – 209.460.5000 – TTY 711 or (800) 855-7100