About HAPP

Landlord Information

The Johnston County Housing Choice Voucher Program provides monthly rental assistance to landlords on behalf of Housing Choice Voucher for income-eligible families. These rental assistance payments cover a portion or, in some cases, their entire monthly contract rent. The family’s share of the rent is based upon 30% of their monthly adjusted income and other program requirements, including the $50.00 minimum rent requirement. For an initial lease, a family’s rental share of the contract rent cannot exceed 40% of the household monthly adjusted income.

Our program is a plus for owners of rental property, and we would like to help you take advantage of the benefits available.

What Advantages can HAPP Offer the Owner of a Rental Property?

  1. Guaranteed Monthly Rent Payments

    After a tenant makes an application, HAPP determines each family’s adjusted annual income. If this income figure falls within the guidelines, the tenant is then notified and must agree to pay what is usually 30% of their adjusted income. HAPP will pay the difference between the family’s contribution and the combined cost of the rent and any tenant paid utilities. HAPP payments are sent directly to the owner or his authorized agent on or near the second business day of each month.

  2. Continuous Rent Payments

    Should there be a decrease in or a complete loss of family income during  the lease period, HAPP will assume either a greater portion or, when needed, full responsibility for the rent. This will ensure continuous payment to the owner.

  3. Rent Increases

    The contract allows owners to request an annual rent increase 60 days in advance of the annual inspection of the unit. The amount of increase is regulated by HUD.

  4. Security Deposits

    There is no security deposit limitation, but Johnston County HAPP recommends not more than one month’s rental amount as security deposit. HAPP does not help participants with payments of deposits.

  5. Choice of Renter

    Landlords are responsible for screening of their tenants and are encouraged to screen participants in areas such as prior rental history, payments of utilities, eviction history, damage to previous units, credit history, and so forth. HAPP only performs a criminal check on all participants age 18 and over. An owner making units available for tenant selection and management and is encouraged to use his own lease. A HUD Addendum is attached to the owner’s lease to define specific HUD requirements. Under HAPP, every effort is made to maintain a normal landlord-tenant relationship.

  6. Minimal Paperwork

    Except for initial lease up and response to annual inspections, there is little paperwork for the owner once the unit goes under contract.

What Obligations must the Owner Meet?

  • The unit must meet HUD Housing Quality Standards which are deemed necessary to provide a safe, decent, and sanitary place to live. Standards deal with such items as plumbing, food preparation equipment, lockable exterior doors and windows, heat power and structural soundness. Each unit under the program must be inspected initially and annually thereafter.
  • The rent of the unit plus all tenant paid utilities must be deemed reasonable by HAPP. Fair Market Rents set by HUD and Tenant Payment Standards are considered by HAPP in determining reasonableness. Also considered are comparable rents in the area where the unit is located.
  • The lease agreement between the family and the owner must be acceptable to HAPP.

Owner's Proposed Lease

The lease is a legally binding contract between the landlord and tenant that explains the legal rights and responsibilities of both parties. Once the parties sign the lease, both are bound by the terms of it. This lease must be approved by Johnston County HAPP before it can be signed and executed. The owner’s lease must include the HUD required tenancy addendum, which is provided by HAPP.

The lease, according to HUD, must contain:

  • Name of owner/landlord, landlord's agent, or company or person authorized to manage the property on the owner's behalf.
  • Name of tenant
  • Address of the unit being rented
  • Initial term of the lease and any terms of rental renewal provision
  • Amount of contract rent to the owner and the date that it is due, including any grace periods, late charges or special fees such as returned check fees
  • What utilities and appliances are furnished by the landlord, and what the tenant is responsible for paying
  • Amount of security deposit and the account where it is held
  • Any provisions required by state law

Late Fees:

The landlord may charge a late fee not to exceed $15.00 or 5% of the rent; and shall be calculated on the tenant’s share or portion of the contract rent only.

Forms Required for New Landlord

Direct Deposit

W-9 Form

Want to Request a Rent Increase?

Please submit the following form, 60 days in advance of the annual inspection of your unit.

Rent Increase Request Form

 

 


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