Amsterdam Housing Authority Logo
Amsterdam Housing Authority

Landlord Resources

Partner with Amsterdam Housing Authority through the Section 8 Housing Choice Voucher Program. Landlords receive reliable monthly Housing Assistance Payments while helping provide safe, affordable housing in the community.

Landlord Portal

Program Benefits

  • Monthly housing assistance payments
  • Direct deposit to your bank account
  • Support from AHA staff
  • Clear inspection standards

Section 8 Landlord Overview

The Section 8 Housing Choice Voucher Program provides landlords with monthly Housing Assistance Payments for all or a substantial portion of the tenant’s contract rent.

Payments are deposited directly into the landlord’s bank account each month once the tenancy has been approved, the Housing Assistance Payments contract has been signed, and program requirements continue to be met.

Payment Requirements

  • The unit must meet Housing Quality Standards.
  • The tenant must remain eligible for assistance.
  • The tenant must reside in the unit.
  • The owner must remain in compliance with the contract.
  • Property taxes must be current.

Landlord Obligations

Landlords are responsible for providing decent, safe, and sanitary housing at a reasonable rent.

  • Perform all owner obligations under the HAP contract, HUD Tenancy Addendum, and lease.
  • Have PHA approval before moving a tenant into the unit.
  • Maintain the unit according to Housing Quality Standards, including ordinary and extraordinary maintenance.
  • Provide the services agreed to in the lease and HAP contract.
  • Agree to a one-year initial lease agreement and approved contract rent.

  • Comply with equal opportunity requirements.
  • Prepare and furnish information required under the HAP contract.
  • Provide proof that city, state, and local taxes, fines, assessments, or payment agreements are current.
  • Remain current on all city, state, and local taxes, fines, assessments, or payment agreements related to real estate taxes.
  • Comply with the Violence Against Women Reauthorization Act when screening and terminating tenants.

  • Screen tenants prior to occupancy in accordance with fair housing laws.
  • Collect the security deposit, tenant rent portion, and any charges for damages caused by the family.
  • Enforce tenant obligations under the dwelling lease.
  • Notify AHA of eviction notices in writing 30 days in advance, stating grounds or cause.
  • Provide a letter of good standing for existing tenants who request to move from existing units.

Sale, transfer, or change of agency must be reported to the AHA Section 8 Office in writing within 30 days so AHA may make appropriate changes.

Terms to Know

Family Rent to Owner

The amount payable monthly by a family as rent to an owner in a Section 8 program.

Gross Rent

The rent to owner plus any utility allowance. If there are no tenant-paid utilities, gross rent equals rent to owner.

Rent to Owner

The monthly rent payable to the owner under the lease, including services, maintenance, and utilities provided by the owner.

Housing Assistance Payment (HAP)

The monthly assistance payment made by the housing authority.

HAP Contract

A written agreement between the housing authority and owner for housing assistance payments on behalf of an eligible family.

Housing Quality Standards (HQS)

HUD minimum quality standards for housing assisted under the Section 8 program.

Forms & Publications

Access common landlord forms, housing publications, Spanish language publications, and newsletters.

Forms

Download Housing Assistance Payments Contract Download Tenancy Addendum Download W-9 IRS Form Download Direct Deposit Authorization Form Download Rent Increase Request Form Download Owners Packet

Common Publications & Brochures

View A Good Place to Live View Bed Bug Detection, Prevention and Control View Allergy Brochure View Asthma Brochure View Mold Brochure View Home Safety View Safe Pest Control View 7 Tips for a Healthy Home View Lead Fact Sheet View Help Yourself to a Healthy Home View Reducing Lead Hazards When Remodeling Your Home

Inspections

Before a New Unit Inspection

An inspection will not be scheduled until the landlord packet is received with proof that property taxes for the unit are current.

  • Previous tenant must be completely moved out.
  • Power must be on in the unit.
  • Refrigerator and stove must be in the unit.
  • All repair work and improvements must be completed.
  • Apartment must be painted prior to inspection.

Rent Reasonableness

At the time of inspection, AHA evaluates rent reasonableness. The proposed rent is compared to similar units on the market with comparable size, features, and amenities.

AHA cannot approve a tenancy if the family’s share exceeds 40% of monthly adjusted income when the gross rent is greater than the payment standard.

  1. Smoke detectors and carbon monoxide detectors
    • Inoperable detectors in unit
    • Smoke detector required in all bedrooms
    • Carbon monoxide detector required when unit has gas appliances, heat, etc.
  2. Security issues
    • Broken windows
    • Broken window locks or door locks
    • First floor windows must have locks
    • Windows must open and stay up when opened
  3. Inadequate apartment plumbing
    • Leaks at kitchen or bathroom sinks
    • Hot water issues
    • Loose toilet from floor
    • Toilet or drain plug-ups
  4. Electrical hazards
    • GFI outlets not functioning properly
    • Broken, cracked, or missing outlet and switch covers
  5. Ceiling and wall stains from water leaks
  6. Roach, rodent, or insect infestation
  7. Holes in floors, walls, and doors
  8. Peeling or chipping paint at ceilings, walls, or doors
  9. Exterior or interior stairs and railings need to be secured
  10. Front or rear yard needs to be mowed and free of garbage and debris

Frequently Asked Questions

Landlords may benefit from contracted monthly assistance payments and clear inspection standards. Keeping properties well maintained helps protect property value and appeal to future tenants.

The family is responsible for paying the difference between the housing authority’s payment amount and the total rent to owner. It is the owner’s responsibility to collect the family’s rent portion.

The landlord screens tenants. AHA determines program eligibility, but owners are responsible for approving tenants as suitable renters using objective, business-related standards that comply with fair housing laws.

Landlords should treat Section 8 tenants as they would any other renter and enforce the lease. Notify AHA if a tenant violates the lease and provide copies of notices given to the tenant or court notices received.

During the lease term, owners may terminate tenancy for serious or repeated lease violations, violations of law related to use or occupancy, or other good cause.

During the initial lease term, good cause must be based on something the family did or failed to do.

Payments begin after the tenancy is approved and the HAP contract is signed. Payments are deposited directly into the landlord’s bank account on or about the first business day of each month as long as program requirements are met.

Once a Housing Choice Voucher tenant wants to rent your unit and required forms are completed, the unit must pass a health and safety inspection before payments can begin.

AHA evaluates rent reasonableness by comparing the proposed rent to other market units of similar size, features, and amenities. Rents must be reasonable and comparable to similar unassisted units.

Yes. The owner or landlord may collect a security deposit. Tenants are responsible for paying security deposits. AHA does not provide security deposits.

AHA calculates the maximum housing assistance allowed. The maximum assistance is generally the lesser of the payment standard minus 30% of monthly adjusted income or the gross rent minus 30% of monthly adjusted income.

The owner may not assign the HAP contract to a new owner without prior written consent from AHA. Notify AHA if the property is placed for sale or if ownership or management changes.

After the initial lease term, owners may request a rent increase with 60-day notice to the family and AHA. The proposed rent must be reasonable and comparable to similar unassisted units.

Complete the Change of Ownership Form and return it to:

Amsterdam Housing Authority
Attn: Section 8 Department
52 Division Street
Amsterdam, NY 12010

Phone: (518) 842-2907
Fax: (518) 842-2973
Email: Section8@amsterdamhousingauthority.org