Phelps County PHA
Housing Choice Voucher Program (Section 8)
The Housing Choice Voucher Program is a major federal government program, helping very low income families, the elderly, and the disabled to afford decent, safe, and sanitary housing in the private market.
Since housing assistance is provided on behalf of the family or individual, participants are able to find their own housing, including single family homes, manufactured homes, townhouses and apartments. The participant is free to choose any housing that meets the requirements of the program and is not limited to units located in subsidized housing projects.
Housing Choice Vouchers are administered locally by Meramec Regional Planning Commission (MRPC). MRPC receives federal funds from the U.S. Department of Housing and Urban Development (HUD) to administer the Housing Choice Voucher Program through Phelps County PHA. A family that is issued a housing voucher is responsible for finding a suitable housing unit of the family’s choice where the owner agrees to rent under the program. This unit may include the family’s present residence. Rental units must meet minimum standards of health and safety, as determined by the Phelps County PHA.
A housing subsidy is paid to the landlord directly by Phelps County PHA on behalf of the participating family. The family then pays the difference between the actual rent charged by the landlord and the amount subsidized by the program. Under certain circumstances, if authorized, a family may use its voucher to purchase a modest home.
Information for Potential Tenants
- Online Application – Must have an email address to apply online
- Application to mail or place in the PHA drop box
- PHA Service Area
- Housing Choice Vouchers Fact Sheet
- Tenant Brochure
- Tenant Briefing Packet Part 1
- Tenant Briefing Packet Part 2
- Tenant Briefing Packet Part 3
- Portability
- Family Self Sufficiency Brochure
- Homeownership
- Missouri Affordable Housing Locator
- USDA Rural Development Multi-Family Housing Rentals
- Family Housing Briefing Video
- Temporary Suspension of Evictions – Ends July 24th
Information for Potential Landlords
- Landlord Brochure
- Owner Briefing Packet Part 1 of 2
- Owner Briefing Packet Part 2 of 2
- Housing quality standards FAQ
- Disclosure of Information on Lead-Based Paint
- Common Inspection Problems
- Lead-Based Paint Rule
- Waterheater Guidelines
- W9 – Request for Taxpayer Identification Number and Certification
- Direct Deposit
- Rental Survey
- Preventing Evictions: Information for HCV Landlords – Eviction Moratorium ended July 24th
Other Information of Interest
- Quality of Service Survey: Tell us about our service. Please print the form, complete it and mail or fax it back to us.
- Phelps County PHA Five-Year Plan
- Phelps County PHA Limited English Proficiency Plan 2008
- Missouri Landlord – Tenant Laws
- COVID 19: Suspension of Evictions 3/27/2020
Waivers Adopted Due to COVID-19
- PH and HCV-3 Annual Re-Examination Income Verification
Regulatory Authority § 5.233(a)(2)
Sub-regulatory Guidance PIH Notice 2018-18- Waives the requirement to use the income hierarchy, including the use of EIV, and will allow PHA’s to consider self-certification as the highest form of income verification
- PHAs that implement this waiver will be responsible for addressing material income discrepancies that may arise later
- PH and HCV-4 Interim Re-Examinations
Statutory Authority Section 3(a)(1)
Regulatory Authority § 5.233(a)(2), 982.516(c)(2), 960.257(b) and (d)
Sub-regulatory Guidance PIH Notice 2018-18- Waives the requirement to use the income verification requirements, including the use of EIV, for interim re-examinations
- HQS-1 Initial Inspection
Statutory Authority Section 8(o)(8)(A)(i), Section 8(o)(8)(C)
Regulatory Authority § 982.305(a), 982.305(b), 982.405- Changes initial inspection requirements, allowing for owner certification that there are no life-threatening deficiencies
- Where self-certification was used, PHA must inspect the unit no later than October 31, 2020
- HQS-3 Non-Life Threatening HQS – Initial Unit Approval
Statutory Authority Section 8(o)(8)(A)(ii)
Regulatory Authority HOTMA HCV Federal Register Notice January 18, 2017- Allows for extension of up to 30 days for owner repairs of non-life threatening conditions
- HQS-6 Interim Inspections
Statutory Authority Section (8)(o)(8)(F)
Regulatory Authority §§ 982.405(g), § 983.103(e)- Waives the requirement for the PHA to conduct interim inspection and requires alternative method
- Allows for repairs to be verified by alternative methods
- HQS-9 HQS QC Inspections
Regulatory Authority § 982.405(b)- Provides for suspension of the requirement for QC sampling inspections
- HQS-11 Homeownership HQS
Statutory Authority Section 8(o)(8)(A)(i), Section 8(y)(3)(B)
Regulatory Authority § 982.631(a)- Waives the requirement to perform an initial HQS inspection in order to begin making homeownership assistance payments
- Requires family to obtain independent professional inspection
- HCV-2 PHA Oral Briefing
Regulatory Authority § 982.301(a)(3), § 983.252(a)- Waives the requirement for an oral briefing
- Provides for alternative methods to conduct required voucher briefing
- HCV-3 Term of Voucher – Extensions of Term
Regulatory Authority § 982.303(b)(1)- Allows PHAs to provide voucher extensions regardless of current PHA policy
- HCV-5 Absence from unit
Regulatory Authority § 982.312- Allows for PHA discretion on absences from units longer than 180 days
- PHAs must not make HAP payments beyond 12/31/20 for units vacant more than 180 consecutive days
- HCV-7 Increase in Payment Standard
Regulatory Authority § 982.505(c)(4)- Provides PHAs with the option to increase the payment standard for the family at any time after the effective date of the increase, rather than waiting for the next regular re-examination to do so
- 11c Financial Reporting (Varies by PHA FYE)
Regulatory Authority §§ 5.801(c), 5.801(d)(1)- Allows for extensions of financial reporting deadlines