Eight counties | 36 cities | one region

a voluntary council of local governments
serving the missouri meramec area.

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

Information for Potential Landlords

Other Information of Interest

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 
Location

Phelps County PHA
4 Industrial Drive
St. James, MO 65559
Phone 573-265-4200
Fax: 573-265-3550
Email: pha@meramecregion.org
Housing Manager: Donald Keeney
dkeeney@meramecregion.org
Housing Staff

Office Hours

Monday – Friday 8 a.m. – 4 p.m.
Online Application – must have an email address to apply online

PHA open by appointment only. Those needing an appointment can call 573-265-4200.

Paper applications will be received by U.S. Mail or dropped in the PHA drop box outside the south entrance at the MRPC office at #4 Industrial Drive, St. James, Missouri  65559. If the application is incomplete, it will be mailed back to the applicant to complete and return. Applications will be placed on the waiting list, by the date the completed application is submitted. All adult household members must sign where indicated.

For the time being due to Covid-19 concerns, applications are NOT being accepted at the Washington County Public Library. Those in need of assistance should call 573-265-4200.

Other Regional PHAs

Rolla Housing Authority
John Morrissey
1440 Forum Drive
Rolla, MO  65401-2509
573-364-6460
(Serves the city of Rolla)


Central Missouri Counties Human Dev. Corp.
Missy Frank
807-B Providence
Columbia, MO 65203
573-897-3523
(Serves Osage County)


Missouri Ozarks Community Action, Inc.
Melinda Smith
P. O. Box 69, 309 South Pine
Richland, MO  65556
573-765-4509, ext. 180
(Serves Pulaski County)


East Missouri Action Agency
Nicky Thornton
P.O. Box 308
Park Hills, MO  64724
573-431-5391 (Option 2)
(Serves St. Francois County)


Jefferson-Franklin Community Action Corp.
P.O. Box 920, #2 Merchant Dr.
Hillsboro, MO 63050-9903
636-789-2686, ext. 128 – Janna
(Serves Jefferson and Franklin Counties)