Frequently Asked Questions
If you have any questions, please Consult online, we will respond to you as soon as possible.
HACLA's Housing Assistance
- What is the difference between Public Housing and Section 8?
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Both Public Housing and Section 8 programs are funded by the U.S. Department of Housing and Urban Development (HUD) and locally managed by HACLA. Both housing programs are focused on providing low-income individuals with rental assistance but have key differences:
Public Housing
Project-Based Vouchers (PBV)
Housing Choice Vouchers (HCV)
Who owns the property?
HACLA
HACLA or private owner
Private owner
Who manages the property?
HACLA
HACLA or private owner
Private owner
Waitlist status
A Centralized Waiting List for 12 different sites; apply through RentCafe
No Waiting List; PBV vouchers are available through referrals made from the Los Angeles Homeless Services Authority (LAHSA) through partner organizations or LAHSA service centers LAHSA - Los Angeles Homeless Services Authority
Waiting List closed and unlikely to reopen soon; check back periodically
Rental assistance type
Subsidy attached to a particular housing unit
Subsidy attached to a particular housing unit and frequently includes additional support
Voucher assigned to individual tenant
Tenant choice
Tenant must live in a designated public housing unit
Tenant must live in a designated project-based unit
Tenant can choose any rental unit that accepts Section 8 vouchers
Tenant mobility
Tenant must stay in a designated public housing unit to keep subsidy
Tenant must stay in a designated project-based unit to keep subsidy
Tenant can carry their voucher with them when they move anywhere in the United States, utilizing Portability; see Portability | HACLA
- How much will my rent be?
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Public Housing:
Your rent is based upon your reported verified income. Generally, your rent will be 30% of your adjusted monthly income.
Section 8:
Families will generally pay at least 30% of their monthly adjusted income toward rent, not to exceed 40% of monthly adjusted income in the first year of the lease. Your portion also depends on the rent of the unit you choose. If your rent is higher than the maximum subsidy the Housing Authority can pay, you have to pay the difference out of your own pocket, as authorized by HACLA. However, you are not allowed to rent a unit that requires you to pay more than 40% of your adjusted monthly income toward rent. If the rent is too high, you have to find another unit.
- Does the housing authority offer homeless services?
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The Housing Authority does not offer homeless services directly to individuals. However, other agencies do. Please call:
- For the City of Los Angeles: 213-473-3231 or 311
- For the County of Los Angeles: 1-800-339-6993 or 211
- For the Los Angeles Homeless Services Authority (LAHSA): 1-800-548-6047
- For California's Relay Service: 711
Or visit the Housing and Urban Development website for more assistance.
- What other types of housing assistance does HACLA offer?
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HACLA has several permanent supportive housing programs for formerly homeless and chronically homeless individuals and families through rental subsidy programs. Some of these programs are referral based through community organizations. For more information on each program, please visit the Homeless Initiatives page.
Applying for Housing
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No. HACLA operates a community-wide Public Housing wait list. Applicants cannot apply for a specific site.
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HACLA has two waiting lists, one for Housing Choice Vouchers (HCV) and one for all 12 citywide Public Housing sites. Applicants are allowed to be on both waiting lists at once.
The HCV Waiting List is currently closed and only accepts new applicants during a specific window of time. When the Waiting List is opened, it will be widely publicized via newspaper, television, radio, social media, etc. and the HACLA website will be updated. If you would like to be alerted when we open for applications, visit Housing Authority of the City of Los Angeles - Los Angeles, CA | AffordableHousing.com.
The Public Housing Waiting List is open and can be found at HACLA | Apartments in Los Angeles, CA | RENTCafe. Please note HACLA is not accepting 1-bedroom applications for Public Housing at this time.
HACLA will not verify your information until you reach the top of the Waiting List. Once this happens, you will be screened to make sure you qualify. Screening includes criminal background checks, income and preference verification. For Public Housing, screening may also include credit checks and residential history checks.
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HACLA will give applicants preference for admission if you are eligible for the following:
Public Housing:
- The Head of Household or co-head works at least 20 hours a week at the State’s minimum wage and has been employed for a minimum of 6 months prior to the determination of eligibility
- The Head of Household, co-head or sole member is 62 or older
- The Head of Household, co-head or sole member is disabled
- The Head of Household or co-head is enrolled full time in an accredited educational or training program that is designed to prepare them for the job market
- The Head of Household or co-head, works and attends an institution of higher learning, in combination, at least 20 hours each week
- The Head of Household or co-head is otherwise income self-sufficient
- The Head of Household or co-head is an active member in or veteran of a United States military service (Army, Navy, Air Force, Marine Corp, or Coast Guard)
Section 8:
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Veteran Status: a person who currently serves in the active military service of the United States in the Army, Navy, Air Force, Marine Corp, or Coast Guard and/or a person who has been released from such active military service under conditions other than dishonorable. See Section 8 Administrative Plan Public Documents | HACLA, Section 5.17.2 for additional eligibility
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City Residency: the applicant currently resides in the City of Los Angeles or is expected to reside as a result of current or offered employment in the City. Employment means regularly scheduled work or at least 20 hours per week
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How long will I have to wait until I am pulled off the Waiting List?
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Public Housing:
The Waiting List for public housing is dependent upon your application date and time, available vacancies for each bedroom size and your family admission preference. For current application processing dates, see Rent Café portal HACLA | Apartments in Los Angeles, CA | RENTCafe.
Section 8:
The Waiting List is currently closed. If you are already on the Waiting List, your wait time is dependent upon funding and the availability of vouchers.
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Public Housing:
Applicants will remain "active" until their eligibility has been determined, and they have signed a lease or as long as they notify HACLA of any changes to their contact information and respond to HACLA for eligibility determination appointments and/or waitlist updates notifications.
Section 8:
The Housing Authority will keep your application active until you are contacted for an interview. It is YOUR responsibility to keep the Housing Authority aware of any change of address. If you move and do not give us a change of address, you will be removed from the Waiting List. If your name comes up and we find that you are not eligible for assistance, your name will be removed from the Waiting List.
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To check the status of your Public Housing or Section 8 application, call 833-HACLA-4-U or 833-422-5248.
Public Housing applicants may also email application.help@hacla.org.
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What should I do if I change my address, reported income, and family size after I submit my application?
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Public Housing:
You may login to the Rent Café portal HACLA | Apartments in Los Angeles, CA | RENTCafe, email application.help@hacla.org or you can call 833-HACLA-4-U or 833-422-5248 to report changes.
Section 8:
If you have already applied and need to report a change of address, or if you have any other changes or questions, please submit them in writing to:
Section 8 Application Processing Intake & Contracting (APIC)
2600 Wilshire Blvd., 5th Floor, Los Angeles, CA 90057Please include your name, address (old and new address if you are changing your address), social security number and date of birth.
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HACLA completes criminal background checks on all applicants and participants ages 18 years and older in determining their eligibility for both the Section 8 Program and for the Public Housing Program.
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Public Housing:
An applicant’s household total annual income cannot exceed income limits established by HUD, FY 2025 Income Limits Documentation System -- Summary for Los Angeles County, California. Applicants must pass a criminal background check. If any household member has ever been convicted of producing or manufacturing methamphetamine, or any other crime that requires them to be registered as a lifetime sex offender under a state sex offender registration program, that individual is not eligible to live in public housing (although the rest of the household may still qualify). Other crimes of physical violence; drug-related; violent criminal activity; or abuse of alcohol may also deem individuals ineligible.
Section 8:
- An applicant’s household total annual income cannot exceed income limits established by HUD, FY 2025 Income Limits Documentation System -- Summary for Los Angeles County, California.
- At time of initial eligibility, if determined that applicant does not live or work in the City of Los Angeles (City Residency Rule), their application may be denied. You will be placed at the bottom of the Waiting List and your application maybe reviewed again upon exhaustion of the entire Section 8 Waitlist, contingent upon funding availability.
- HACLA conducts criminal background checks on all applicants, 18 years or older. Housing assistance can be denied if any member of the household was evicted from federally assisted housing for drug-related criminal activity in the last 3 years. Manufacture or production of methamphetamine will deem you ineligible. Illegal use of a drug, violent criminal activity, domestic violence or alcohol abuse may deem you ineligible. For additional details, please see our Section 8 Administrative Plan Public Documents | HACLA, Chapter 13 Terminations and Denials Section 13.4 through Section 13.7.
Landlords are responsible for determining whether to conduct criminal background checks on their potential tenants and what kind of background checks to conduct, if any. Landlords may deny your tenancy and not accept your housing voucher as a result of the background check outcomes.
Eligibility
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What are the Eligibility Requirements for Section 8 and Public Housing Programs?
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The following table summarizes the eligibility requirements for both the Section 8 and Public Housing programs. For more information on each category, please see the expanded detail section below the table.
Eligibility Requirements
Definitions
Family
HACLA defines a family as a single person or group of persons.
Immigration & Citizenship
Currently, families are eligible for both programs as long as at least one family member has eligible immigration status. “Mixed” families – those with members without legal status will not receive the full subsidy. Their rental payments will be pro-rated based upon the number of family members with eligible immigration status.
Income Requirements
There is no minimum income requirement to qualify for housing assistance.
However, for Public Housing you need to establish that you are capable of paying your portion of the rent if admitted.
For Section 8, all families are expected to pay a minimum gross monthly rent of $50.00.
There is a maximum income requirement for both programs which is established by HUD annually and can be found in FY 2025 Income Limits Documentation System -- Summary for Los Angeles County, California.
Age
For both the Public Housing and Section 8 programs, the head of household must be at least 18 years old at the time of eligibility determination, unless he/she is a legally emancipated minor.
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What defines a family?
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HACLA defines a family as a single person or group of persons as follows, regardless of actual or perceived sexual orientation, gender, identity, or marital status:
- An elderly family - A family whose head, co-head, spouse, or sole member is a person who is at least 62 years old.
- A disabled family - A family whose head, co-head, spouse, or sole member is a person with disabilities.
- A group of persons - Two or more persons sharing residency who are not categorized as an elderly or disabled family, whose income and resources are available to meet family needs.
- A single person - A person who lives alone, or intends to live alone, who is not categorized as an elderly or disabled family.
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Do I have to be a U.S. citizen to be eligible for Public Housing or Section 8?
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Individuals must be U.S. citizens or non-citizens with eligible immigration status in accordance with the Section 214 of the Housing and Community Development Act of 1980. To receive assistance, applicants must provide evidence of citizenship or eligible immigration status. Each family member must declare their status. HACLA will verify citizenship information with other eligibility factors when determining eligibility.
Each household member 18 years or older must sign a declaration of U.S. citizenship or eligible immigration status. An adult, 18 years or older, may sign a certification status on behalf of minors in the household. HACLA considers the citizenship/eligible immigration status of each family member individually before determining the family’s status.
Eligible immigrants must fall into one of the categories specified by the regulations and must sign a consent form to have their status verified by U.S. Citizenship and Immigration Services (USCIS). HACLA will accept any of the following documents to confirm eligible immigration status:
- Resident Alien Card (I-551)
- Alien Registration Receipt Card (I-151)
- Arrival-Departure Record (I-94)
- Temporary Resident Card (I-688)
- Employment Authorization Card (I-688)
- A USCIS-issued receipt, for issuance of replacement of any of the above documents that shows an individual’s entitlement has been verified.
HACLA may grant extensions if individuals need time to obtain the required documents.
One member of the applicant family must be a citizen or eligible immigrant to be eligible for assistance. A family that includes eligible and ineligible individuals may qualify for prorated assistance. The applicant family must provide the name(s) of any family member(s) who choose not to or cannot declare citizenship or eligible immigrant status.
Applicant families will be provided the opportunity to appeal the decision by requesting an informal hearing.
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Is there a minimum income requirement to qualify for housing assistance?
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Public Housing:
There is no minimum income requirement for Public Housing, however, you need to establish that you can pay your portion of the rent if admitted.
Section 8:
There is no minimum income requirement. However, all families are expected to pay a minimum gross monthly rent of $50.00.
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Is there a minimum age requirement when applying for housing assistance?
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For both the Public Housing and Section 8 programs, the head of household must be at least 18 years old at the time of eligibility determination, unless he/she is a legally emancipated minor.
Becoming a Resident/Participant
Once you become a Public Housing resident or Section 8 participant, you will need to complete an annual recertification packet to provide your current family composition and annual income to determine continued eligibility. The information will be used to review your authorized bedroom size and to calculate your portion of the rent for the next year.
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Public Housing:
During annual recertification, you may request to add or remove a household member. For any new household members, you will need to provide their income information, assets, expenses, and a form of identification, among other information. New household members must declare their immigration status. In addition, household members 18 years and older, must pass a criminal background check to determine eligibility. Additional household members must not exceed the occupancy standards:
Number of Bedrooms
Number of Persons Minimum
Number of Persons Maximum
0
1
1
1
1
2
2
2
4
3
4
6
4
6
8
5
8
12
To add or remove a household member outside of the annual recertification process, you will need to contact your site management office.
Section 8:
During annual recertification, you may request to add or remove a member who is not the head of household through the Rent Café. For new household members, you will need to add their income information, assets, expenses, and a form of identification, among other information. New household members must declare their immigration status. Additionally, household members 18 years and older, must pass a criminal background check to determine eligibility.
Also, your landlord needs to approve, in writing, the request(s) for additional household member(s).
To change the head of household or to add or remove a household member outside of the annual recertification process, you will need to complete this form and submit it to your assigned caseworker. For additional questions, please contact your assigned caseworker or contact 833-HACLA-4-U (833-422-5248) for more assistance.
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How do I report changes in my household income?
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Public Housing:
During annual recertification, you will need to report all of your household income, assets, and expenses including any changes. Your portion of rent will be calculated accordingly.
To report income changes outside of the annual recertification process, you should contact your site management office.
Section 8:
During annual recertification, you will need to report all household income information, assets, and expenses. Your portion of rent will be calculated accordingly.
To report income changes outside of the annual recertification process, you will need to complete this form and submit it to your assigned caseworker, along with all income documents verifying the change(s). For additional questions, please contact your assigned caseworker or contact 833-HACLA-4-U (833-422-5248) for more assistance.
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What are my responsibilities as a resident/participant?
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Public Housing:
When you signed your lease with HACLA, you were given a copy of your Public Housing Rental Agreement. Please familiarize yourself with this document and keep it in a safe place for reference. As participants of the Public Housing program, you are responsible for the actions of your family and your guests. You are required to adhere to the conditions of the Rental Agreement including Residential Rules and Residential Housekeeping Standards. For more information, click here Resident Obligations | HACLA.
Section 8:
Maintaining your Housing Choice Voucher involves ongoing responsibilities, also known as Family Obligations, that you must fulfill as a participant in the program in order to continue to receive your subsidy. To keep your Housing Choice Voucher, you need to comply with the following:
- Program Rules
- Lease Agreement
- Unit Inspections
- Timely Reporting of Household Changes
- Annual Recertifications
For more information on your Family Obligations, click here.
Renting a Unit with a Section 8 Voucher
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For Project-Based Vouchers:
With project-based vouchers, the subsidy is tied to the unit rather than the family. After one year of assistance in a project-based unit, the family may request a tenant-based voucher and exercise portability if they choose, with some restrictions. Otherwise, the family must reside in the unit they were assigned, barring extenuating circumstances.
For Housing Choice Vouchers:
Moving within HACLA’s jurisdiction:
Housing Choice Voucher (Section 8) tenants must notify HACLA and the property’s owner in writing 30 days before moving out of the unit or ending the lease. Tenants must get a new voucher before they can move with Section 8.
To begin the process to move within HACLA’s jurisdiction (Click here for a list of neighborhoods within HACLA's jurisdiction), please fill out this form. If you need assistance completing the form, please contact our Customer Contact Center at 833-HACLA-4-U or 833-422-5248.
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How do I apply for an apartment with a Housing Choice Voucher?
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HACLA has partnered with AffordableHousing.com to provide rental listing service; however, voucher holders are able to navigate the market like any citizen and are not restricted to searching for apartments using AffordableHousing.com. To search for available units, click here, AffordableHousing.com - Affordable Houses & Apartments For Rent.
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At this time, security deposit assistance is ONLY available for HACLA’s Homeless Incentive Program (HIP) applicants.
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Does the landlord return my security deposit when I Move-out?
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Security Deposits are refundable. Please click here for more Information. Know Your Rights Security Deposits.
Portability
- Can I move outside of the City of Los Angeles?
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Portability is the transfer process that enables Housing Choice Voucher (Section 8) holders to relocate and select housing anywhere in the United States. HACLA works with other housing authorities in the portability process to further increase a participant’s residential choice and mobility and encourage social and economic integration. If you want to move under portability, you need a new Voucher to Move. Once received, if you wish to relocate outside HACLA's jurisdiction, please complete this form and submit it via email to Outgoing.Portability@hacla.org or in person at your assigned Section 8 office.
For outgoing portability
Email: Outgoing.Portability@hacla.org
Phone: 833-HACLA-4-U (833-422-5248)
- Can I transfer to HACLA’s jurisdiction if I have a voucher from another housing authority?
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Yes. To do so, you must request a voucher to move from your original housing authority and have a current voucher. Your housing authority needs to submit your request to move to HACLA. We will extend your voucher by 30 days. Ensure that you manage your move so that you have enough time to find a new unit and submit a Request for Tenancy Approval before your voucher expires.
HACLA is currently billing and not absorbing incoming vouchers. Your bedroom size and voucher payment standards may differ from your original housing authority. Click here Occupancy Standards | HACLA to view our Occupancy Standards and click here Payment Standards | HACLA to view our Voucher Payment Standards.
You must use your Section 8 voucher to live in HACLA’s jurisdiction for at least one year. If you are not willing to live in the City of Los Angeles for one year, your port request will be returned to your original housing authority. Click here for a list of neighborhoods within HACLA's jurisdiction.
Please have your housing authority submit your portability request to:
For incoming portability
Email: receiving.portability@hacla.org
Phone: 833-HACLA-4-U (833-422-5248)
- What is "Billing"?
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When the receiving housing authority bills the receiving housing authority to administer your voucher.
- What is "Absorbing"?
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When the receiving housing authority absorbs the costs of administering your voucher into its own program.
Reasonable Accommodations
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A reasonable accommodation is a change, exception or adjustment that HACLA makes to its rules, policies, practices, procedures or to its housing units or common areas that provides a person with a disability an equal opportunity to participate in and benefit from the programs administered by HACLA.
It is the policy of HACLA to provide equal opportunity for all individuals (including individuals with disabilities and families that include a member with disabilities) to participate in and benefit from programs that are administered by HACLA. HACLA will provide reasonable accommodations under all its programs, properties, and related facilities in accordance with the Reasonable Accommodations policy, Microsoft Word - MPP 125 - 1-11-2013 FINAL. HACLA will seek to identify and eliminate conditions that create barriers to equal opportunity and, whenever possible, will make physical and procedural changes in order to reasonably accommodate people with disabilities.
This policy applies to all clients of HACLA programs. -
Public Housing:
A Reasonable Accommodation Questionnaire form S504-02 is included as part of the initial application process packet and with each Annual Recertification packet. The form is also available at HACLA’s site management offices or here on the website.
Please fill out the form and return it to your assigned staff member for further assistance.
Residents of HACLA-owned units can request modifications to a unit or common area as a reasonable accommodation. If the request is approved, HACLA will pay for most modifications to HACLA-owned units.
Section 8:
HACLA encourages owners to provide accessible units and reasonable accommodations to Section 8 Program applicants and participants. Households with a disabled member may request owner approval for unit modification. A tenant with a disability must get the unit owner’s permission to modify a unit (preferably in writing) and the owner may ask for verification of need. Depending on the building, the tenant or the landlord may have to pay for unit modifications. For a full description of reasonable accommodation policy, please see the HACLA webpage here.
If you believe that you have experienced discrimination in a HACLA program due to a disability, complete and submit a Reasonable Accommodation or Disability Discrimination Grievance form here. Denial of a reasonable accommodation request does not necessarily constitute discrimination.
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Can I request an Assistance Animal as a Reasonable Accommodation?
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Under fair housing laws, tenants with disabilities have the right to request an emotional support animal (ESA) to help alleviate the effects of their disability. Even if a landlord has a strict no-pets policy, a request for an ESA may still be granted. This is because ESAs are not considered pets - they are a reasonable accommodation for a tenant’s disability.
Unlike service animals, ESAs do not need to be trained for a specific purpose. Emotional support animals provide support that minimizes the effects of a disability, allowing a person to better use and enjoy their housing.
When requesting an ESA, it is important to include language explaining how the animal allows you to manage your disability. It is also recommended that you include the species of the animal(s). While an ESA cannot be denied because of its breed, size, or weight, the species of each animal may help to inform why the animal(s) are necessary.
For example, a dog may require regular walking, which can promote exercise, while a cat may promote a calming atmosphere.
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What if I have a Section 8 Voucher and my landlord denies a Reasonable Accommodation Request?
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The family may contact their assigned caseworker for help with an owner who refuses to allow any modification at all.
The assigned caseworker or Ombudsperson will encourage the owner to refer to the Fair Housing brochure included in his owner’s packet and/or to contact his or her personal attorney or a Fair Housing organization for further guidance.
If the owner still refuses to allow the accommodation, the assigned caseworker or Ombudsperson will provide the family information on how to file a housing discrimination complaint and/or refer the participant to HUD, California Civil Rights Department (CRD) or a Fair Housing agency to make a complaint.
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The Fair Employment Housing Act protects tenants from illegal discrimination and harassment in housing based on a mental or physical disability. Discrimination includes, but is not limited to, the following actions:
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Refusal to sell, rent, or lease rooms, apartments, mobile homes, condos, or houses
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Refusal to negotiate for the sale, rental, or lease of housing
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Informing someone that an apartment is not available for inspection, sale, or rental when it is in fact available
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Cancellation or termination of a sale or rental agreement
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Refusal to permit, at a disabled tenant’s expense, reasonable modifications – such as adding a ramp, widening a doorway, or installing a safety bar in a shower – when necessary to accommodate a disability
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Refusal to make reasonable accommodations in housing rules, policies, practices, or services where necessary to provide a disabled person equal opportunity to use and enjoy a dwelling
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Rules that restrict only on families with children, such as a prohibition against children using an on-site pool or playing in common areas of an apartment complex
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Refusing to rent to a tenant with a section 8 voucher
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Not complying with the requirements of a rental assistance or subsidy program (such as Section 8) by refusing to complete required forms, sign documents, or allow inspections
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Retaliation against someone because they filed a complaint with California Civil Rights Department (CRD), requested a reasonable accommodation for a disability, or otherwise tried to protect their rights to be free from housing discrimination
For more information, contact the California Civil Rights Department (CRD) Toll Free: (800) 884-1684, TTY: (800) 700-2320 or California’s Relay Service at 711, online: CRD | Civil Rights Department.
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Inspections & Repairs
- How often are units inspected?
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Public Housing:
HACLA is required to inspect your unit at least once a year. The purpose of the inspection is to ensure that your apartment is in good condition. You will be notified in writing at least two days prior to the inspection.
During an inspection, your unit will be examined, and defects and/or housekeeping issues will be recorded. It is not necessary for you to be present during the inspection.
Throughout the year, HACLA may have to re-inspect your unit as part of HUD’s annual review of HACLA’s operations. As with regular inspections, you will be notified at least two days prior to the inspection.
HACLA also conducts housekeeping inspections to ensure that residents are maintaining their unit in a clean, safe, and sanitary condition.
Section 8:
Units are inspected before move-in and, depending on the program, once a year or every other year following move in. HACLA will also inspect the unit if the owner, the tenant, another city department or agency, or the U.S. Department of Housing & Urban Development requests an inspection, or any time HACLA has cause to believe that housing quality standard violations exist. HACLA will also perform quality control inspections if your assisted unit is randomly selected, regardless of annual/biennial inspection schedule.
- What will happen if I miss or need to change my annual/biennial inspection appointment?
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Tenant Answer:
Public Housing:
You do not have to be present for an annual inspection appointment.
Section 8:
If you miss your scheduled inspection, the result will be a No Entry. The inspection will be automatically rescheduled within 14 days. Due to U.S. Department of Housing and Urban Development (HUD) audit requirements, annual or biennial inspections cannot be rescheduled. However, as an accommodation, you may reschedule the inspection for one day before or one day after the original date. If you need to change your inspection date, email S8.Inspections@hacla.org or call the Customer Contact Center at 833-HACLA-4-U (833-422-5248).
If your unit fails inspection, a re-inspection will automatically be scheduled within 28-30 days. HACLA’s inspector will determine whether the tenant or the landlord is responsible for correcting a failed inspection item and will re-inspect to make sure that the deficiency has been corrected.
If the unit fails the re-inspection due to tenant deficiencies, the tenant must contact the Inspection Office by email at S8.Inspections@hacla.org or by calling the Customer Contact Center at 833-HACLA-4-U (833-422-5248) to schedule another inspection. This must be done no later than 30 days from the failed re-inspection date. Failure to make the necessary repairs for tenant-caused deficiencies may result in the tenant losing their housing assistance.
Owner/Landlord Answer:
Section 8:
If you miss your scheduled inspection, the result will be a No Entry. The inspection will be automatically re-scheduled within 14 days. Due to U.S. Department of Housing and Urban Development (HUD) audit requirements, annual or biennial inspections cannot be rescheduled. If you have any questions, you can contact the inspection department by emailing S8.Inspections@hacla.org or calling the Customer Contact Center at 833-HACLA-4-U (833-422-5248).
If your unit fails inspection, a re-inspection will automatically be scheduled within 28-30 days. HACLA’s inspector will determine whether the tenant or the landlord is responsible for correcting a failed inspection item and will re-inspect to make sure that the deficiency has been corrected.
If the unit fails re-inspection due to owner/landlord deficiencies, the Housing Assistance Payment (HAP) will be abated. This means no further payment will be made until the unit passes inspection, and any future payment will be retroactive only to the date it passes.
Once the cited deficiencies have been corrected, the owner/landlord must contact the Inspection Office by emailing at S8.Inspections@hacla.org or by calling the Customer Contact Center at 833-HACLA-4-U (833-422-5248) to schedule a re-inspection. This must be done no later than 30 days from the date of the failed re-inspection.
- How do I report maintenance issues?
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Public Housing:
For non-emergency maintenance problems inside or outside of your apartment, please call the Customer Contact Center at 833-HACLA-4-U (833-422-5248) between the hours of 8:00am - 4:00pm, Monday through Friday, except holidays. You can also submit the request anytime through Rent Café Login to HACLA Resident Services | HACLA.
Emergencies can be reported 24 hours a day, any day of the year by calling our Customer Contact Center at 833-HACLA-4-U (833-422-5248).
Work Order Type
Work Order Examples
Emergency
(Completed or abated within 24 hours)
- Gas leaks
- Broken water lines
- Toilet stoppage (when there is only one restroom in the unit)
- Burst water heater
- Main line stoppage
- Defective wall heater
- No water throughout unit
- Destruction of front or rear exterior door
- Entry door broken and unable to lock
- Broken window and/or window lock
- Defective or missing smoke detector
- Collapsing wall or ceiling
- Exposed/frayed electrical wires, exposed fuse box connection
- Electric failure throughout unit
- Light wall heater pilots (Winter season only)
- Elevator failure
- Water leaks on or near electrical equipment
Urgent
(Completed within 72 hours)
- Sink stoppages (kitchen, bathtub, bathroom basin, laundry basin)
- Toilet stoppage (when there is more than one restroom in the unit)
- Refrigerator and/or freezer inoperable
- Stove and oven completely inoperable
- Large hole at exterior wall with air coming from outside
- Lock changes
- Broken steps
- No hot water
Routine
(Completed within 25 calendar days)
- All other work
Section 8:
Please report all maintenance requests directly to your landlord in writing. Give your owner/landlord the opportunity to make the repairs within 30 days, unless the repair is a health and safety item. If the owner/landlord does not address the repairs, you can contact your case worker or call our Customer Contact Center at 833-HACLA-4-U (833-422-5248) for a Complaint Inspection. Please be aware that your landlord/owner can also contact HACLA and request a Complaint Inspection for tenant caused damages.
- Am I responsible for covering the cost of repairs?
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Tenant Answer:
Public Housing:
You will not be charged for any damage(s) that are caused by normal wear and tear, but you will be responsible for the cost of repairs for any damages to your apartment caused by your household members or guests due to improper use, neglect, abuse, or carelessness. These charges will appear on your rent statement and must be paid in full with your rent. For more information, please click here Policy for Maintenance Services.
Section 8:
You will be charged for repairs based on the terms outlined in the leasing agreement between you and your landlord. Please make sure to read through the lease prior to signing.
Generally, the landlord is responsible for repairs to your unit to ensure it remains in compliance with housing quality standards, but you may be responsible for damages caused by negligence or misuse of the property. The owner/landlord may charge you for the cost of repairing tenant-caused damages.
Owner/Landlord Answer:
Section 8:
Generally, the owner/landlord is responsible for unit repairs to ensure that the unit remains in compliance with housing quality standards, but a tenant may be held responsible for damages caused by negligence or misuse of the property. Costs for these damages might be taken from a tenant’s security deposit, if the tenant submitted one, or can be added onto the tenant’s rent. It is the owner’s/landlord’s responsibility to make sure repairs are conducted in accordance with the terms of the lease agreement and applicable housing laws.
Owner/Landlord Questions about Housing Choice Vouchers
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There are many benefits to owners/landlords for partnering with HACLA to house our Section 8 applicants and participants:
- Reliable Payments – Once a Housing Assistance Payment (HAP) contract has been fully executed, the Housing Authority issues payments, as long as the family remains eligible and the unit meets housing quality standard inspection requirements.
- Free Property Listing – You may advertise your unit free of charge specifically to Section 8 families via Rentcafe.com or AffordableHousing.com
- Comparable Rents – Rents may equal, but not exceed, other comparably sized and equipped units in the area.
- Rent Increases – You may request a rent increase once a year after the initial term of the lease in accordance with State and local laws and comparable units.
- Inspections – HACLA inspects your unit free of charge, depending on program, every year or every other year.
- Landlord Newsletter – You will find several editions of our monthly Section 8 Landlord Newsletters archived on our website. These newsletters contain valuable information about the Section 8 program and address specific areas of the program pertinent to landlords.
- Complimentary Landlord Orientation Sessions – HACLA offers complimentary orientation sessions for prospective, new, and participating landlords.
- Landlords Portal – You will be able to view and print HAP information, schedule inspections, request for rent changes, and access many more features.
- Customer Service Priority – Landlords have priority when calling our Customer Contact Center.
In addition to our standard benefits, HACLA offers financial benefits to landlords who partner with HACLA in the Homeless Incentive Program (HIP). The HIP supports property owners renting available units to HACLA’s applicant homeless Section 8 voucher holders through a collaboration between multiple County agencies. Under the HIP program, HACLA may offer:
- One Month’s Free Rent – to hold available units for homeless individuals and families.
- Expedited Pre-Inspections – count on timely unit inspections prior to identifying a potential tenant.
- Qualified Referrals – screen and select from qualified individuals and families.
- Move-In Assistance – HACLA provides a security deposit (up to one month’s rent), utility assistance to get the unit move-in ready, and furniture assistance.
- Damage Mitigation – Up to $2,000 available for unit repairs not covered by the security deposit.
- Peace of Mind – Specialized staff to assist with concerns & reliable rental payment deposited directly to your bank.
For more information, click here HACLA HIP | HACLA, or contact us at 833-HACLA-4-U (833-422-5248), or email HIP@hacla.org.
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Owners must provide decent, safe, and sanitary housing to a tenant at a reasonable rent. The unit must pass the program’s housing quality standards and be maintained up to those standards for as long as the Owner receives housing assistance payments.
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HACLA publishes monthly newsletters and owners can access them on the Landlord Newsletters | HACLA website. HACLA also hosts monthly seminars for landlords – both in person, online, and in English or Spanish. You can find more information on when the next seminar is scheduled here.
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Go to https://www.rentcafe.com/advertise/ and fill out and submit the contact form at the bottom of the page. Scroll to and click the green “Advertise” button. Fill out the “Contact Us” page at the bottom of the webpage to receive further instructions from RentCafé.
You may also list your property at no cost with AffordableHousing.com at List Your Property for Rent - Affordable Housing.
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After the tenant moves, HACLA is not responsible for any claims. The owner is responsible for collecting all money owed because of unpaid rent, damages to the unit, vacancy loss, or other amounts owed under the lease directly from the tenant.
Landlords are encouraged to charge the same security deposit amount that they would normally collect from tenants not on the Section 8 program and to use this money to cover any financial losses after the tenant moves. The maximum amount the owner may collect under State and local law is one month’s rent for both furnished and unfurnished units effective July 1, 2024.
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Since HACLA is not part of the lease agreement, enforcement of lease terms on the tenant falls under the responsibility of the owner. You can start by reviewing the lease agreement to confirm whether the issue constitutes a lease violation and document any occurrences of the issue. Open communication with the tenant may help resolve minor concerns without further action.
Since HACLA is not responsible for enforcing lease terms or tenant behavior, you must handle lease violations independently, in compliance with applicable laws. You may terminate the lease by instituting a court action for violation of lease terms. You may decide to commence eviction proceedings against your Section 8 tenant for serious or repeated violation of the lease, violation of law that imposes obligations on the tenant in connection with the occupancy or use of the unit or the premises, certain criminal activity and alcohol abuse, or other good cause. You can consult an attorney for further guidance or assistance with the eviction process. If eviction proceedings are initiated, a copy of the eviction notice given to the tenant must also be given to HACLA.
While HACLA is not part of the lease, a tenant’s continued participation in the Section 8 program depends on compliance with program rules. If a tenant is found to be in violation of program rules as a result of eviction proceedings, their Section 8 voucher may be at risk.