Housing Choice Voucher Program: 
Leasing

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5. SHA inspects the unit.

If the proposed rent is affordable and reasonable, SHA contacts the owner to schedule a Housing Quality Standards (HQS) inspection of the unit. HQS is a comprehensive program for ensuring that Section 8 housing is decent, safe and sanitary. The inspector may find items that must be fixed before the unit is approved for the program. In that case, the owner will be given a reasonable amount of time to fix the problem(s), and the unit will be inspected again.

The tenant should not move in before the unit passes inspection.

If the tenant does move in before the unit has passed inspection, he or she will be responsible for paying the entire rent amount due for that period.

Why units fail Housing Quality Standards inspections

Units fail inspections when one or more items violate HUD’s HQS requirements. The following is a list of the most common reasons for failed inspections:

• Utilities are not turned on at the time of the inspection.

• Gas or oil furnaces are not operating at the time of the initial inspection.

• Appliances are not working properly or have missing parts.

• The only smoke detector on any given level of a unit is located in a kitchen.

• Smoke detectors are not located near sleeping areas, on all levels, or in a common laundry room.

• Smoke detectors are not working properly, for example, they are missing batteries or their batteries are low on power.

• Outlet or light switch cover plates are broken or missing.

• Junction boxes or electrical panels are open, exposing wires and wire connections.

• Hot water tanks do not have a pressure/temperature relief valve and discharge line.

• Plumbing fixtures leak or drains are plugged.

• Window panes are broken or windows do not have locks.

• All the windows in any bedroom have non-releasing type security bars installed.

• Stairs with four or more steps do not have a railing. (This rule applies to both the interior and exterior of the unit.)

• Exterior doors have double-keyed deadbolts.

• Deteriorated paint is present on any surface of the interior or exterior of buildings, fences, concrete surfaces or other structures on the property. (This rule applies to buildings built before 1978 and occupied by children under the age of 6 or a pregnant tenant.)

6. Unit passes inspection; SHA mails the Housing Assistance Payment (HAP) Contract and Tenancy Addendum to the owner.

When the unit passes inspection, the tenant may move into the unit. At this point, prepares the Housing Assistance Payment (HAP) Contract, and sends the contract and Tenancy Addendum to the owner. The HAP Contract is an agreement between the owner and SHA. It describes how SHA will make subsidy payments to the owner on behalf of the tenant. The Tenancy Addendum is a HUD-mandated form that must be signed by both the tenant and the owner and attached to the owner’s standard lease used for all tenants.

7. Owner and tenant sign lease and Tenancy Addendum; owner signs HAP Contract; all forms returned to SHA.

After the owner receives the HAP Contract and Tenancy Addendum from SHA, the owner signs the lease and the Tenancy Agreement with the tenant, signs the HAP Contract, and returns a copy of all three signed documents to SHA. The owner should keep a copy of the signed HAP Contract, and both the owner and the tenant should keep a copy of the signed lease and Tenancy Addendum. SHA accepts these forms by mail, fax or in person at the PorchLight Housing Center. 

The first housing assistance payment to the owner may be pro-rated to the date the unit passes inspection or the date the lease starts (whichever is later), unless the tenant has already been issued a subsidy at a different address for the same time period. The check will be issue when the Contract, Lease and Tenancy Addendum are returned to SHA, properly signed and dated by all parties.

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Seattle Housing Authority • 120 Sixth Avenue N. • P.O. Box 19028 • Seattle, WA 98109-1028 • (206) 615-3300