Information For Landlords

Park City Communities partners with landlords throughout Bridgeport and the surrounding area to provide rental assistance to nearly 2,800 families through the Section 8 Program. In addition to helping low income households, the program also benefits landlords with lower vacancy rates and rent stability. PCC encourage landlords with property outside of areas of poverty to consider listing their available apartments with the Section 8 Program.

Section 8 Overview
  • What is the Section 8 program?

    The Section 8 Program is a form of federal rent subsidy which assists participating low-income households with monthly rental payments to ensure that the resident has a safe, decent and sanitary place to live. Park City Communities administers funds received from the U.S. Department of Housing and Urban Development (HUD) and distributes them in the form of Section 8 Housing Choice Vouchers to eligible families and individuals.  All eligible families will be required to pay at least thirty percent (30%) of their monthly adjusted income toward the rent but cannot exceed forty (40%) percent of the monthly adjusted income.

    Currently, the Section 8 Program administers 2,813 Housing Choice Vouchers. A Voucher allows participating households (tenants) to rent housing that meet their needs. The tenant pays thirty (30%) percent of their income for rent directly to the landlord.  Park City Communities pays the landlord the difference between the Contract Rent and the tenant’s portion.

  • How does the subsidy work?

    Park City Communities reviews the eligibility of the tenant based on their income and family composition. Park City Communities does not pre-screen or select tenants for the rental unit. The landlord is responsible for screening tenants and must follow federal, State and local Equal Opportunity Laws.

    The tenant with a Voucher has from 60 - 120 days to find suitable housing. The dwelling unit they choose will have to pass an inspection in accordance with the Housing Quality Standards (HQS) set forth in HUD guidelines.

  • You've selected a tenant, what's next?

    Once you have selected a tenant, you must complete their Request for Tenancy Approval (RFTA) form and submit it to our office. When the RFTA has been received, we will call you to schedule an inspection of the property. If the unit passes inspection and the rent is approved, you and the tenant sign a Lease you must provide. The language must be consistent with and agree with HUD rules, regulations and guidelines, and you sign a concurrent one-year Contract with Park City Communities. 

  • The initial inspection

    The unit inspections are conducted by Park City Communities Inspectors and must be approved before the subsidy can begin.  All participating units must be documented as being decent, safe, sanitary and free of any lead-based paint in the unit.

    If the unit does not pass inspection, we will allow up to thirty (30) days for correction of the repair items. A re-check inspection will be necessary to confirm that the corrections have been made. Tenants have only 60 days to find housing before they risk losing their Housing Choice Voucher, so repairs must be made in a timely manner (an extension of the tenant's 60 days is only available at their written request).   Please click here to review the Housing Quality Standards Checklist.

  • Initial contract rent

    The initial Contract Rent must be “rent reasonable” and the tenant’s total payment cannot exceed more than 40% of their monthly adjusted income for the initial term of the contract.

    Rent reasonable means that the total rent cannot be more than rent for similar units in the same general area or neighborhood. Criteria used to determine the rent include:

    Utility inclusions to be paid by the owner, inclusion of appliances
    The overall unit condition, age and square footage
    Any improvements made to the unit, and
    A comparison of similar unassisted rental units within that general area

    Please note that subsidized rents may not be more than non-subsidized rents for similar units.

  • Security deposits

    You are encouraged to collect a security deposit. However, Park City Communities will prohibit security deposits that are in excess of private market practice or in excess of amounts you charge to unassisted tenants. Security deposits must be held in compliance with State and local laws regarding interest payments and disposition of deposits. It is the tenant’s responsibility to pay the full security deposit.  

  • Effective date of lease

    The effective date of the Lease and Contract will be determined after all Housing Quality Standards violations have been corrected and the tenant has terminated any previous Contract or Lease.

    If the Tenant is subsidized at another unit in an existing Lease and Contract, the tenant must return the keys to their previous unit to establish a termination date for that Lease and Contract.

    If the tenant takes possession of your unit before the authorized start date, the tenant will be responsible for the full market rent until the effective date of the new Lease.

  • Annual inspections

    Park City Communities will conduct an annual inspection prior to the end of the Lease term to ensure the unit continues to meet Housing Quality Standards (HQS). You and your tenant will receive a letter from Park City Communities if the unit does not pass inspection. The letter will list the items requiring repair and will give you a date by which the repairs must be completed.

    If the violations are not corrected within the time limit given, Park City Communities will abate the Housing Assistance Payment.

    Park City Communities will not abate the rent if all of the Housing Quality Standards violations are tenant caused. However, Park City Communities may terminate the tenant’s assistance if the tenant caused HQS violations are not corrected. A 30-day notice will be provided by Park City Communities to you and the tenant for any termination.

  • Rent increases

    You may request an annual rent increase. Rent increases are not automatic and must be requested in writing with documentation justifying the increase.  The annual inspection must be current with no outstanding HQS violations. These are the requirements for rent increases:

    A request for a rent increase must be reasonable and be approved by Park City Communities. A written 60-day notice of the increase must be served to the family and a copy to Park City Communities.

    When the rent increase has been approved, Park City Communities will send you and the tenant a notice of change in rent with the effective date.

  • Tenant responsibilities

    The Lease is the binding agreement between you and the tenant which states the responsibilities of both parties, including the amount of the tenant rent, utility responsibility and the security deposit.

    By signing the Lease, the tenant is agreeing to abide by all of its terms which include paying rent on time. Depending on the Lease, the tenant may be responsible for paying certain utilities.  The tenant is expected to pay their portion of the rent by the first of each month as stated in the Lease.

    The tenant family is also responsible for the cost of repairs for damage caused either by them, a family member or a guest. The tenant is responsible for a breach of Housing Quality Standards caused by:

    Failure to pay for utilities they are responsible for under the Lease
    Failure to provide and maintain the stove or refrigerator if provided by the tenant under the Lease

    Any family or guest damaging the unit or premises beyond normal wear and tear

    The Family’s assistance may be terminated if they fail to correct HQS deficiencies they have caused.

    The tenant family must also comply with certain “Family Obligations” with Park City Communities in order to remain eligible for rental assistance. The obligations include, but are not limited to, providing current information to Park City Communities on their family composition including any changes, and reporting all amounts and sources of income and assets.

    In addition, the tenant must provide at least reimbursement for tenant-caused damages. We advise the tenant to call their Section 8 worker if any additional money is requested.

    It is your responsibility to enforce your lease. Park City Communities cannot do this for you.  You have the right to serve a notice for serious violations of the Lease. If eviction is necessary, you must proceed according to state law. A copy of all notices to the tenant must also be sent to Park City Communities.

  • What you can expect from PCC

    Park City Communities screen tenants for program eligibility based on income and family composition only.  We will brief the tenant on their obligations under the program including their obligations to Park City Communities and their responsibility to comply with their lease.

    Park City Communities’s portion of the rent will be mailed to you during the first week of each month. Park City Communities is not responsible for collection of the tenant’s portion of the rent or management of the property. This is your responsibility.

    Park City Communities no longer places rental units on a list. The Owner may list their units with GoSection8.com

  • Who to call in the Section 8 department

    The Section 8 Department consists of two main divisions, the Inspection Unit and the Section 8 Staff.

    The Inspections Unit is responsible for all new contracts, annual and special inspections. To reach the Inspections Unit, please call (203) 337-8874.

    The Section 8 Staff is responsible for initial and continued eligibility, maintenance of the waiting list, family moves and terminations.

    The Section 8 Department works closely to ensure all program requirements are met. If you have any questions about the Housing Choice Voucher Program, please call our office at (203) 337-8979 during normal business hours. We will be glad to answer your questions.

  • Housing quality standards landlord checklist

    Failed inspections require re-checks and delay the initial contract process, including your first Housing Assistance Payment. Please help expedite this process by checking the following items in your unit. These are the most common reasons an inspection will fail:

    Smoke Detectors - not present, missing batteries, or dead batteries. They must be working and present on each level of the unit, including basements.

    Chipping or Peeling Paint - there must be no chipping or peeling paint on any surfaces on the inside or outside of the unit.

    Water Heater - without an extension pipe on the pressure relief valve (pipe must extend to within 6 inches of the base of the water heater or floor).

    Double key or Double Cylinder Locks  - these locks require use of a key to open from the inside are a safety hazard in the event of an emergency exit is required.

    Not having a Single Cylinder Lock - on all swinging exterior doors of a unit.

    Window Bars - if present they must have a quick release that can be easily opened by even young children.

    Dirty Unit - a unit that is not clean and ready for occupancy.

    Plumbing Problems - leaking pipes or running faucets.

    Window Locks -
    missing or not working on accessible windows.

    Electrical Hazards -
    missing or cracked outlet covers, outlets not working or damaged.

    Fences - leaning fences are a safety hazard.

    Yard -
    garbage, debris, unregistered and inoperable vehicles

    It only takes one deficiency for a unit to fail an inspection. Failed units require a re-check.  Re-checks cost money and time. You can help save time and money by doing your own inspection and making repairs prior to Park City Communities inspection.

  • WHAT IS THE SECTION 8 PROGRAM?

  • HOW DOES THE SUBSIDY WORK?

  • YOU'VE SELECTED A TENANT, WHAT'S NEXT?

  • THE INITIAL INSPECTION

  • INITIAL CONTRACT RENT

  • SECURITY DEPOSITS

  • EFFECTIVE DATE OF LEASE

  • ANNUAL INSPECTIONS

  • RENT INCREASES

  • TENANT RESPONSIBILITIES

  • WHAT YOU CAN EXPECT FROM PCC

  • WHO TO CALL IN THE SECTION 8 DEPARTMENT

  • HOUSING QUALITY STANDARDS LANDLORD CHECKLIST

Documentation Checklist

It is the policy of Park City Communities to request from each participating landlord the following required documents. The forms must be filled out by the owner and participant and returned to: Park City Communities, 150 Highland Ave. Bridgeport, CT 06604

 
 
Please provide copies of: