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The Arvada Housing Authority (AHA), by providing housing assistance, in no way verifies a family's suitability as a participant. The landlord is responsible for screening participants according to their own tenancy requirements. If requested by the landlord, the AHA may provide the landlord with the current and last known address of the prospective participant.
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The AHA will notify the family and owner of approval or denial within 10 days of receiving all required forms. If AHA determines that the tenancy cannot be approved for any reason, the owner and the family will be notified in writing and given the opportunity to address any reasons for disapproval. The AHA will instruct the owner and family of the next steps for approval.
The AHA will not release payment until a copy of the signed lease is received and the HAP Contract is executed. The first payment is usually received within 30 to 45 days of the HAP Contract being signed. Though uncommon, you should be aware there could be a delay of up to 60 days before receiving the first rental assistance payment. However, after any initial delay, you can expect the check on or about the first of every month. The participant must pay their portion of the rent according to the requirements of the lease. You may not penalize the participant for a delay in the assistance payment.
After the initial term of the lease, the landlord may request a rent increase by providing at least 60 days written notice of an upcoming increase to the AHA and the participant. The proposed increase must be reasonable and may not exceed the rent for unassisted rental units of the same size and type that you own. The AHA reserves the right to deny any rent increase found to be unreasonable based on market conditions at the time or to delay the start of an increase when proper notice has not been given.
The landlord may evict a participant by following the terms of the lease along with state and local laws for eviction. Landlords are required to notify the Arvada Housing Authority (AHA) in writing of lease violations and eviction actions. Providing copies of any legal notices or warning letters to the Arvada Housing Authority (AHA) and the contracting agency is sufficient notice that a lease violation has occurred. However, the landlord may not evict a family for nonpayment of the housing assistance payment by the Arvada Housing Authority (AHA).
The participant is responsible for damages. It is important to actively manage all of your rental properties including those occupied by our program participants. No one can promise that a Housing Choice Voucher participant, or any renter for that matter, will not damage a unit. However, if you enforce your lease by sending notices and warnings when necessary and if you meet your landlord obligations as required by the HAP Contract, we will assist you when problems occur by reminding participants of their program obligations. Sometimes, you may have to evict a participating family and even sue for damages just as you would with any participant. You can reduce your risk of problems from any participant by having a comprehensive screening policy and adhering to it.
Federal regulations prohibit the AHA from allowing a participant's family to rent a unit from a relative unless the AHA determines that approving the rental unit provides a reasonable accommodation for a participant's family member who is a person with disabilities. The AHA handles such requests on a case-by-case basis.
§ 982.306 PHA disapproval of owner. (d) The PHA must not approve a unit if the owner is the parent, child, grandparent, grandchild, sister, or brother of any member of the family, unless the PHA determines that approving the unit would provide reasonable accommodation for a family member who is a person with disabilities. This restriction against PHA approval of a unit only applies at the time a family initially receives tenant-based assistance for occupancy of a particular unit, but does not apply to PHA approval of a new tenancy with continued tenant-based assistance in the same unit.