Welcome to the Housing Authority of Billings

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Welcome to the Housing Authority of Billings

• Please place any new or changed information
  in front of you to be copied

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What Do You Need For This Meeting?

• Please Turn OFF all Cell Phones
• Please place any new or changed information
  in front of you to be copied
• Please raise your hand to ask questions or write
  down to ask later
• Please do not talk amongst yourselves
• Please do not reveal personal information in
  front of the group
• Please make sure you have a pen to sign with

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HABHousing Authority of Billings

• Section 8
• Tenant Based Rental Assistance
• Voucher Issuance Briefing

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What Can You Expect Today?

• This meeting will take about 1 ½ hours
• Meet your Housing Specialists
• Learn about HAB (Housing Authority of Billings)
  Office Procedures
• Receive your housing assistance today ?
• To receive Tips on Finding and Applying for a
  unit
• We will answer any questions you may have

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Issuance Information PacketLeft Side Contents

• Montana Landlord Tenant Act
• Fair Housing
• A Good Place To Live
• Are you a victim of housing discrimination?
  (complaint form included)
• Protect your family from Lead in your home
• Violence Against Women Act (VAWA)
• Security Deposit Program
• Montana Rental Network Rental Screening

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ISSUANCE INFORMATION PACKET RIGHT SIDE CONTENTS
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Term of VoucherExtension of Voucher

• Initial Term is 60 days
• You must contact HAB, in writing, during the
  initial 60 day period
• MAY be extended up to 120 days total (2 30 day
  extensions) with approval
• Voucher Extension Requests Must Be in writing and
  have a LOG Sheet attached
• Requests for Extension are NOT automatically
  approved, you will be notified of status

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Subsidy Standards

• 1 bdrm for HOH and Significant Other
• 1 additional bdrm for every two remaining family
  members and essential persons
• 1 additional bdrm for a live in aide
• Children (same sex) more than 5 years apart are
  not required to share a bedroom
• Children under the age of 2 may share a bedroom
  with parents for the purposes of meeting
  occupancy standards

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Family Obligations(full explanation in packet)

• Report all changes in household composition,
  household income, assets or expenses
• All changes must be reported in writing (using
  reporting form) by the 15th of each month
• When reporting a change, you must attach
  supporting documentation for that change. i.e..
  wage stubs, receipts
• The family must sign and submit consent forms for
  obtaining information/verifications

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Family Obligations cont

• Allow the HAB to inspect the unit before move in
  and annually
• The family may not commit any serious or repeated
  violation of the lease
• Family must provide a copy of notices, to or from
  landlord, to the HAB.
• The assisted unit must be the familys only
  residence
• The family must not sub-lease or let the unit
• The family must not own or have any interest in
  the unit
• The family may not rent from a relative of any
  household member

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Reporting Changes

• Example
• Jane has started a new job.
• Jane is no longer receiving TANF.
• Jane had daycare expenses for her child while she
  works.
• How does Jane report this?

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Terminating Housing Assistance(full explanation
in packet)

• If the family violates any family obligations
• If any family member fails to report changes in
  household composition, income, assets or expenses
  in writing, using reporting form. Must be
  reported within 30 days of event
• If any family member engages in criminal activity
• If any family member abuses alcohol

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Terminating Housing Assistance cont

• If the family fails to pay amounts owed to the HA
  (ie. Repayment agreement default)
• If any family member engages in or threatens
  abusive or violent behavior toward HA employees
• If any family member was found to not be truthful
  during eligibility and screening
• If any family member commits fraud, bribery, or
  any other corrupt or criminal act in connection
  with any federal housing program

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Informal Hearing

• A participant must request the hearing in writing
  within 10 calendar days of the date of the
  written notice of the questioned decision.
• HAB will schedule hearings within 20 calendar
  days of receiving a written hearing request if
  the matter qualifies for a hearing
• If the matter does not qualify for a hearing, HAB
  will send notice to the housing participant
  within 20 calendar days of the receipt of the
  request.

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Where a Family May Lease a Unit

• With our agency the City of Billings limits and
  10 mile radius
• Maps in packet show Poverty Areas so that you can
  make an informed choice for your family
• If you want to lease a unit somewhere other than
  Billings or 10 mile radius, please see us after
  the meeting

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We Are Required To Tell Your Prospective Landlord

• Your current physical address
• The name and address of your current landlord
• IF KNOWN
• Your prior address
• The name and address of your prior landlord

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SPECIAL ARRANGEMENTSSide DealsBetween
Landlord Tenant

• NOT ALLOWED
• Only Lease provisions that are agreed upon in the
  lease and approved by the HAB are allowed.
• Examples of Side Deals
• Family paying the extra 10 a month for rent
  (Landlord has tenant pay 10 extra on the side
  because the real rent he wanted was more than
  what the HA allowed)
• Family paying more of the utilities than what is
  listed on the lease and HAP contract
• Family working off part of the rent
• If you are required to pay utilities in the
  lease, the utilities must be in your name (not
  the landlord) and paid directly to the utility
  company and not to the landlord

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IMPORTANT

• THE VOUCHER YOU ARE RECEIVING TODAY CAN BE PULLED
  AT ANY TIME, PRIOR TO LEASE UP, DUE TO HUD
  FUNDING
• VOUCHER LEASE UP WILL BE DONE ON A FIRST COME,
  FIRST SERVE BASIS

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HUD FACT SHEET

• Tells you how your rent is determined
• Tells you what the HAs responsibilities are
• Tells you the housing participants
  responsibilities
• Tells you what Annual Income is
• Tells you what we must use for mandatory
  deductions and exclusions
• Explains Welfare Sanctions and how they apply to
  your rent determination
• Explains the Maximum initial Rent Burden
• The familys share may not exceed 40 of the
  familys monthly adjusted income

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QuestionsOn any information we just went over?
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Forms to Review, Sign and Leave here
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Declaration of Section 214 StatusComplete one
form for each household member
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Additional Forms to Complete and Leave Here

• Lead Paint Form
• Briefing Packet Release Form
• Report by 15th Form (pink sheet)
• HUD-9886 (Release of Information)
• HAB Release of Information
• Applicant/Tenant Certification
• Zero Income Certifications
• Student Certifications

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PAYMENT STANDARDS

• Payment standards are established by the HAB
  annually. Current HAB payment standards are
• 0 bdrm (efficiency) 454
• 1 bdrm 539
• 2 bdrm 697
• 3 bdrm 940
• 4 bdrm 1133
• 5 bdrm 1303
• This does not mean that you can rent a unit where
  the gross rent is one of the above amounts
• Unit must meet Rent Reasonableness Test

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GROSS RENT

• Gross Rent is figured by adding
• Contract Rent (advertised rent by owner)
• Utility Allowance (using Utility Chart)

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Group Activity

• Jane was issued a 2 bdrm voucher
• Jane turns in RFTA to rent a 2bdrm single family
  home where she is required to pay electric and
  gas. Heat water heater are gas. Stove is
  electric. She is also required to pay for water
  (include sewer) and it has air conditioning.
• Landlord is charging 500 for rent
• Can Jane rent this unit?

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If unit never passes inspection process starts
over but time is still ticking away on voucher.
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Need to Contact Us?

• We do not take walk ins. You must call and make
  an appointment
• Amber (until you are leased up) 237-1907
• Teddi (Housing Counseling) 237-1911
• Occupancy Specialist (depending on last name)
• Sandie (Last Name A-K) 237-1912
• Valerie (Last Name L-Z) 237-1913

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Eligibility Specialist

• Applications for Security Deposit Revolving Loan
  Fund
• Resources for rental screening fees
• Housing resources
• Questions, processing and referrals until leased
  up in program

Contact Amber at 237-1907 for information
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Tenant Services

• Housing Counseling
• Help with Housing Search
• Budgeting
• FSS Family Self Sufficiency
• Section 8 Homeownership

Contact Teddi at 237-1911 for information
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MEET YOUR OSOccupancy Specialist
Sandie E. Last Name (A-K) 237-1912
Valerie O. Last Name (L-Z) 237-1913
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Inspection Staff
John, Gib, Linda, Howard
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Housing Search Resources

• Property Manager List
• Your Current Landlord or Previous Landlord
• Book In Lobby Listing Available Units for Rent
• Lobby Computer with websites
• Billings Gazette paper and online
• Drive around and look for For Rent signs
• Friends, co-workers, etc.
• Freerentalfinder.com
• HAB website www.billingsha.org
• Teddi if you are having problems

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VALUABLE RESOURCES

• Information on where registered violent offenders
  and registered sex offenders live is now just a
  mouse click away
• http//doj.state.mt.us/svor
• www.co.yellowstone.mt.us

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Additional Resources Located in Housing Authority
Lobby area

• HAB Admin Plan
• HAB Agency Plan
• Federal Regulations (24 CFR 5.609 and 24 CFR 982)
  for the Section 8 program

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Change of address!

• When you lease up in a new unit be sure to
  complete a change of address form for the Post
  Office!
• We only notify you of your rent amount by mail so
  you must have the correct NEW address on file
  with the Post Office.

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Forms to Take with You

• Request for Tenancy Approval (4
  page packet)
• Utility Sheet
• Does this Unit Qualify

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You are Responsible for having an
understanding of all of the information in your
Briefing PacketCall your Housing Specialist if
you need clarification
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GOOD LUCK IN YOUR HOUSING SEARCHRemember.H
ousing is First Come, First Serve