WHAT IS SECTION 8?
The Housing Choice Voucher Program, also known as Section 8, is a rent assistance program that enables very low-income persons to live in decent, safe and sanitary, privately owned housing. Tenants select their own rental housing, within the program guidelines.

WHO IS ELIGIBLE?
The program is open to income eligible families and individuals. Preference is given to families, individuals with disabilities, and the elderly.

Currently, the gross income limits for participation effective May 15, 2023, are as follows:

One Person:	$44,150	Five Persons:	$68,100
Two Persons:	$50,450	Six Persons:	$73,150
Three Persons:	$56,750	Seven Persons:	$78,200
Four Persons:	$63,050	Eight Persons:	$83,250

 

WHAT TYPES OF HOUSING MAY TENANTS CHOOSE?
The housing may be an apartment, house or even a mobile home. In all instances, the unit must be clean, in good condition and safe. Also, the rent must not exceed the program limits (which vary based on several factors), and must be appropriately priced for the size, condition and location of the unit. Furthermore, the owner of the property must agree to participate in the program and adhere to the Section 8 regulations.

HOW MUCH DOES THE TENANT PAY?
Eligible tenants pay 30% to 40% of their adjusted monthly income toward the rent and utilities. For example, a family who earns $600 per month might pay about $180.

HOW IS THE REMAINDER OF THE RENT PAID?
The city (using money appropriated by the U.S. Department of Housing and Urban Development) pays a portion of the rent directly to the landlord on behalf of the tenant. For example, if the total monthly rent is $800 and the tenant’s portion is $280, the city would pay the owner the remaining $520.


ADVANTAGES OF THE SECTION 8 PROGRAM FOR LANDLORDS The Section 8 Program provides many benefits to landlords, including: guaranteed monthly rent, free advertising of rental units, protection against lost rent due to a tenant's sudden loss of income and the chance to help deserving households live in decent, safe and affordable housing. Following are specific advantages for landlords.

GUARANTEED RENT:
The Housing Authority guarantees that we will pay our portion of rent on time. In most cases, the Housing Authority portion of rent is greater than the Tenant portion.

PROTECTION AGAINST LOST RENT WHEN THE TENANT LOSES A JOB OR OTHER INCOME SOURCE:
In the open market, when a "regular" tenant loses their job or other income source, the tenant is often unable to pay the rent. This situation often leads to owner eviction, which translates to time and expense for the Landlord. (On average, landlords lose at least 3 months of rent plus $2,000 in attorney’s fees. The eviction process is also time-consuming and unpleasant.)

On the other hand, if a Section 8 tenant were to lose his or her job or experience another type of income loss, the Housing Authority would lower the tenant’s portion of rent and raise our Agency’s contribution, up to 100 percent of the entire rent when necessary. This assures the Landlord that the Section 8 Tenant will always be able to afford the rent.

REIMBURSEMENT FOR RENT IN THE EVENT OF EVICTION:
In the open market, when a landlord evicts a "regular" tenant, the landlord does not normally receive any money from the tenant, either during or after the eviction process.

However, if a landlord were to evict a Section 8 tenant, the Housing Authority would continue to pay our portion of the rent until the tenant had vacated the unit. Or, in cases where landlords refuse to accept our rent for fear of interfering with the eviction outcome, the Housing Authority will retroactively pay for any unpaid Housing amounts once the tenant has moved out.

ASSURANCE THAT THE UNIT IS ADEQUATELY MAINTAINED BY THE TENANT
In the open market, landlords may only enter a tenants’ unit in case of emergency, to make necessary or agreed upon repairs, or to show the unit to a prospective buyer or renter. In many cases, landlords do not see the inside of their tenants’ homes for years and therefore have no assurance that the units are still in good, safe condition. In the case of tenants who do not report dangerous situations to their landlords, disastrous occurrences sometimes result.

Our staff conducts annual inspections of our Section 8 tenants’ units, during which time we check to see that each tenant is maintaining their home in decent, safe and sanitary condition. Staff notifies the landlord whenever we discover items that are in poor repair, thus providing property owners with important information that may prevent future problems.

THE HOUSING AUTHORITY DOES NOT INTRUDE ON YOUR NORMAL LANDLORD/TENANT RELATIONSHIP
While we do ask landlords to sign a one-year contract and lease (so that we may reserve federal funds), we do not get involved in the landlord’s relationship with their tenant (unless the landlord asks for our assistance). In that regard, landlords do not need to ask our permission to carry out any landlord business, including the eviction of a tenant. The Housing Authority’s role is to qualify eligible tenants for Program participation and to subsidize their rents in appropriate housing, not to interfere in the landlords activities.

OTHER FACTS
Redondo Beach has administered the Section 8 Program for over 25 years. We currently enjoy dealing with over 250 landlords in the City, many of whom have two or more tenants currently on our Section 8 Program. Our staff is committed to providing the best service possible to our landlords. If you have any questions, or if you would like to talk to our staff, we invite your phone calls. Please feel free to talk to anyone of us. We are at (310) 318-0635.