Fillable Printable Housing Assistance Payments Contract

Housing Assistance Payments Contract

Previouseditionsareobsolete

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form

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HousingAssistancePaymentsContractU.S.DepartmentofHousing

(HAPContract)andUrbanDevelopment

Section8Tenant-BasedAssistanceOfficeofPublicandIndianHousing

HousingChoiceVoucherProgram

OMBApproval2577-0169(Exp. 04/30/2018)



PrivacyActStatement.

TheDepartmentofHousingandUrbanDevelopment(HUD)isauthorizedtocollecttheinformationrequiredonthisformby

Section8oftheU.S.HousingActof1937(42U.S.C.1437f).Collectionoffamilymembers’namesandunitaddress,andowner’snameandpayment

addressismandatory.TheinformationisusedtoprovideSection8tenant-basedassistanceundertheHousingChoiceVoucherprogramintheform

ofhousingassistancepayments.Theinformationalsospecifieswhatutilitiesandappliancesaretobesuppliedbytheowner,andwhatutilitiesand

appliancesaretobesuppliedbythetenant.HUDmaydisclosethisinformationtoFederal,Stateandlocalagencieswhenrelevanttocivil,criminal,or

regulatoryinvestigationsandprosecutions.ItwillnotbeotherwisedisclosedorreleasedoutsideofHUD,exceptaspermittedorrequiredbylaw.

Failuretoprovideanyoftheinformationmayresultindelayorrejectionoffamilyorownerparticipationintheprogram.

InstructionsforuseofHAPContract

ThisformofHousingAssistancePaymentsContract(HAPcontract)

isusedtoprovideSection8tenant-basedassistanceunderthe

housingchoicevoucherprogram(voucherprogram)oftheU.S.

DepartmentofHousingandUrbanDevelopment(HUD).Themain

regulationforthisprogramis24CodeofFederalRegulationsPart

982.

Thelocalvoucherprogramisadministeredbyapublichousing

agency(PHA).TheHAPcontractisanagreementbetweenthePHA

andtheownerofaunitoccupiedbyanassistedfamily.TheHAP

contracthasthreeparts:

PartAContractinformation(fill-ins).See

sectionbysectioninstructions.PartB

Bodyofcontract

PartCTenancyaddendum

Useofthisform

UseofthisHAPcontractisrequiredbyHUD.Modificationofthe

HAPcontractisnotpermitted.TheHAPcontractmustbeword-for-

wordintheformprescribedbyHUD.

However,thePHAmaychoosetoaddthefollowing:

Languagethatprohibitstheownerfromcollectingasecurity

depositinexcessofprivatemarketpractice,orinexcessof

amountschargedbytheownertounassistedtenants.Sucha

prohibitionmustbeaddedtoPartAoftheHAPcontract.

Languagethatdefineswhenthehousingassistancepaymentby

thePHAisdeemedreceivedbytheowner(e.g.,uponmailing

bythePHAoractualreceiptbytheowner).Suchlanguage

mustbeaddedtoPartAoftheHAPcontract.

TopreparetheHAPcontract,fillinallcontractinformationinPart

Aofthecontract.PartAmustthenbeexecutedbytheownerandthe

PHA.

Useforspecialhousingtypes

InadditiontouseforthebasicSection8voucherprogram,thisform

mustalsobeusedforthefollowing“specialhousingtypes”whichare

voucherprogramvariantsforspecialneeds(see24CFRPart982,

SubpartM):(1)singleroomoccupancy(SRO)housing;(2)

congregatehousing;(3)grouphome;(4)sharedhousing;and(5)

manufacturedhomerentalbyafamilythatleasesthemanufactured

homeandspace.Whenthisformisusedforaspecialhousingtype,

thespecialhousingtypeshallbespecifiedinPartAoftheHAP

contract,asfollows:“ThisHAPcontractisusedforthefollowing

specialhousingtypeunderHUDregulationsfortheSection8

voucherprogram:(InsertNameofSpecialHousingtype).”

However,thisformmaynotbeusedforthefollowingspecial

housingtypes:(1)manufacturedhomespacerentalbyafamilythat

ownsthemanufacturedhomeandleasesonlythespace;(2)

cooperativehousing;and(3)thehomeownershipoptionunder

Section8(y)oftheUnitedStatesHousingActof1937(42U.S.C.

1437f(y)).

HowtofillinPartA

SectionbySectionInstructions

Section2:Tenant

Enterfullnameoftenant.

Section3.ContractUnit

Enteraddressofunit,includingapartmentnumber,ifany.

Section4.HouseholdMembers

EnterfullnamesofallPHA-approvedhouseholdmembers.Specifyif

anysuchpersonisalive-inaide,whichisapersonapprovedbythe

PHAtoresideintheunittoprovidesupportiveservicesforafamily

memberwhoisapersonwithdisabilities.

Section5.InitialLeaseTerm

Enterfirstdateandlastdateofinitialleaseterm.

Theinitialleasetermmustbeforatleastoneyear.However,the

PHAmayapproveashorterinitialleasetermifthePHA

determinesthat:

Suchshortertermwouldimprovehousing

opportunitiesforthetenant,and

Suchshortertermistheprevailinglocalmarket

practice.

Section6.InitialRenttoOwner

Entertheamountofthemonthlyrenttoownerduringthe

initialleaseterm.ThePHAmustdeterminethattherenttoowneris

reasonableincomparisontorentforothercomparableunassistedunits.

Duringtheinitialleaseterm,theownermaynotraisetherentto

owner.

Section7.HousingAssistancePayment

Entertheinitialamountofthemonthlyhousingassistance

payment.

Section8.UtilitiesandAppliances.

TheleaseandtheHAPcontractmustspecifywhatutilitiesand

appliancesaretobesuppliedbytheowner,andwhat

utilitiesandappliancesaretobesuppliedbythetenant.Fillin

section8toshowwhoisresponsibletoprovideorpayforutilities

andappliances.

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HousingAssistancePaymentsContract

U.S.DepartmentofHousing

andUrbanDevelopment

(HAPContract)

OfficeofPublicandIndianHousing

Section8Tenant-BasedAssistance

HousingChoiceVoucherProgram

PartAoftheHAPContract:ContractInformation

(Topreparethecontract,filloutallcontractinformationinPartA.)

1.ContentsofContract

This

HAPcontracthasthreeparts:

PartA:ContractInformation

PartB:BodyofContractPart

C:TenancyAddendum

2.Tenant

3.ContractUnit

4.Household

Thefollowingpersonsmayresideintheunit.Otherpersonsmaynotbeaddedtothehouseholdwithoutpriorwrittenapprovalof

theownerandthePHA.

5.InitialLeaseTerm

Theinitialleasetermbeginson(mm/dd/yyyy):__________________

Theinitialleasetermendson(mm/dd/yyyy):____________________

6.InitialRenttoOwner

Theinitialrenttoowneris:$________________________

Duringtheinitialleaseterm,theownermaynotraisetherenttoowner.

7.InitialHousingAssistancePayment

TheHAPcontracttermcommencesonthefirstdayoftheinitialleaseterm.AtthebeginningoftheHAPcontractterm,theamount

ofthehousingassistancepaymentbythePHAtotheowneris$__________________permonth.

TheamountofthemonthlyhousingassistancepaymentbythePHAtotheownerissubjecttochangeduringtheHAPcontractterm

inaccordancewithHUDrequirements

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8.UtilitiesandAppliances

Theownershallprovideorpayfortheutilitiesandappliancesindicatedbelowbyan“

”.Thetenantshallprovideorpayfortheutilitiesandappliancesindicated

belowbya“

”.Unlessotherwisespecifiedbelow,theownershallpayforallutilitiesandappliancesprovidedbytheowner.

ItemSpecifyfueltypeProvidedbyPaidby

HeatingNaturalgasBottlegasOilorElectricCoalorOther

CookingNaturalgasBottlegasOilorElectricCoalorOther

WaterHeatingNaturalgasBottlegasOilorElectricCoalorOther

OtherElectric

Water

Sewer

TrashCollection

AirConditioning

Refrigerator

Range/Microwave

Other(specify)

Signatures:

PublicHousingAgencyOwner

PrintorTypeNameofPHAPrintorTypeNameofOwner

SignatureSignature

PrintorTypeNameandTitleofSignatoryPrintorTypeNameandTitleofSignatory

Date(mm/dd/yyyy)Date(mm/dd/yyyy)

MailPaymentsto

Name

Address(street,city,State,Zip)

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HousingAssistancePaymentsContract

(HAPContract)

Section8Tenant-BasedAssistance

HousingChoiceVoucherProgram

U.S.DepartmentofHousing

andUrbanDevelopment

OfficeofPublicandIndianHousing

PartBofHAPContract:BodyofContract

Purpose

a.ThisisaHAPcontractbetweenthePHAandthe

owner.TheHAPcontractisenteredtoprovide

assistanceforthefamilyundertheSection8voucher

program(seeHUDprogramregulationsat

24CodeofFederalRegulationsPart982).

b.TheHAPcontractonlyappliestothehouseholdand

contractunitspecifiedinPartAoftheHAP

contract.

c.DuringtheHAPcontractterm,thePHAwillpay

housingassistancepaymentstotheownerin

accordancewiththeHAPcontract.

d.Thefamilywillresideinthecontractunitwith

assistanceundertheSection8voucherprogram.The

housingassistancepaymentsbythePHAassistthe

tenanttoleasethecontractunitfromtheownerfor

occupancybythefamily.

LeaseofContractUnit

a.Theownerhasleasedthecontractunittothetenant

foroccupancybythefamilywithassistanceunder

theSection8voucherprogram.

b.ThePHAhasapprovedleasingoftheunitin

accordancewithrequirementsoftheSection8

voucherprogram.

c.Theleaseforthecontractunitmustincludeword-

for-wordallprovisionsofthetenancyaddendum

requiredbyHUD(PartCoftheHAPcontract).

d.Theownercertifiesthat:

(1)Theownerandthetenanthaveenteredintoa

leaseofthecontractunitthatincludesall

provisionsofthetenancyaddendum.

(2)Theleaseisinastandardformthatisusedin

thelocalitybytheownerandthatisgenerally

usedforotherunassistedtenantsinthe

premises.

(3)TheleaseisconsistentwithStateandlocal

law.

e.Theownerisresponsibleforscreeningthefamily’s

behaviororsuitabilityfortenancy.ThePHAisnot

responsibleforsuchscreening.ThePHAhasno

liabilityorresponsibilitytotheownerorother

personsforthefamily’sbehaviororthefamily’s

conductintenancy.

Maintenance,Utilities,andOtherServices

a.Theownermustmaintainthecontractunitand

premisesinaccordancewiththehousingquality

standards(HQS).

b.Theownermustprovideallutilitiesneededto

complywiththeHQS.

c.Iftheownerdoesnotmaintainthecontractunitin

accordancewiththeHQS,orfailstoprovideall

utilitiesneededtocomplywiththeHQS,thePHA

mayexerciseanyavailableremedies.PHAremedies

forsuchbreachincluderecoveryofoverpayments,

suspensionofhousingassistancepayments,

abatementorotherreductionofhousingassistance

payments,terminationofhousingassistance

payments,andterminationoftheHAPcontract.The

PHAmaynotexercisesuchremediesagainstthe

ownerbecauseofanHQSbreachforwhichthe

familyisresponsible,andthatisnotcausedbythe

owner.

d.ThePHAshallnotmakeanyhousingassistance

paymentsifthecontractunitdoesnotmeettheHQS,

unlesstheownercorrectsthedefectwithinthe

periodspecifiedbythePHAandthePHAverifies

thecorrection.Ifadefectislifethreatening,the

ownermustcorrectthedefectwithinnomorethan

24hours.Forotherdefects,theownermustcorrect

thedefectwithintheperiodspecifiedbythePHA.

e.ThePHAmayinspectthecontractunitandpremises

atsuchtimesasthePHAdeterminesnecessary,to

ensurethattheunitisinaccordancewiththeHQS.

f.ThePHAmustnotifytheownerofanyHQSdefects

shownbytheinspection.

g.Theownermustprovideallhousingservicesas

agreedtointhelease.

TermofHAPContract

a.Relationtoleaseterm.ThetermoftheHAP

contractbeginsonthefirstdayoftheinitialtermof

thelease,andterminatesonthelastdayoftheterm

ofthelease(includingtheinitialleasetermandany

extensions).

b.WhenHAPcontractterminates.

(1)TheHAPcontractterminatesautomaticallyif

theleaseisterminatedbytheownerorthe

tenant.

(2)ThePHAmayterminateprogramassistance

forthefamilyforanygroundsauthorizedin

accordancewithHUDrequirements.Ifthe

PHAterminatesprogramassistanceforthe

family,theHAPcontractterminates

automatically.

(3)Ifthefamilymovesfromthecontractunit,the

HAPcontractterminatesautomatically.

(4)TheHAPcontractterminatesautomatically180

calendardaysafterthelasthousingassistance

paymenttotheowner.

(5)ThePHAmayterminatetheHAPcontractif

thePHAdetermines,inaccordancewithHUD

requirements,thatavailableprogramfundingis

notsufficienttosupportcontinuedassistance

forfamiliesintheprogram.

(6)TheHAPcontractterminatesautomaticallyuponthe

deathofasinglememberhousehold,includingsingle

memberhouseholdswithalive-inaide.

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(7)ThePHAmayterminatetheHAPcontractifthe

PHAdeterminesthatthecontractunitdoesnot

provideadequatespaceinaccordancewiththe

HQSbecauseofanincreaseinfamilysizeora

changeinfamilycomposition.

(8)Ifthefamilybreaksup,thePHAmayterminate

theHAPcontract,ormaycontinuehousing

assistancepaymentsonbehalfoffamilymembers

whoremaininthecontractunit.

(9)ThePHAmayterminatetheHAPcontractifthe

PHAdeterminesthattheunitdoesnotmeetall

requirementsoftheHQS,ordeterminesthatthe

ownerhasotherwisebreachedtheHAPcontract.

ProvisionandPaymentforUtilitiesandAppliances

a.Theleasemustspecifywhatutilitiesaretobeprovided

orpaidbytheownerorthetenant.

b.Theleasemustspecifywhatappliancesaretobepro-

videdorpaidbytheownerorthetenant.

c.PartAoftheHAPcontractspecifieswhatutilitiesand

appliancesaretobeprovidedorpaidbytheowneror

thetenant.TheleaseshallbeconsistentwiththeHAP

contract.

RenttoOwner:ReasonableRent

a.DuringtheHAPcontractterm,therenttoownermayat

notimeexceedthereasonablerentforthecontract

unitasmostrecentlydeterminedorredeterminedby

thePHAinaccordancewithHUDrequirements.

b.ThePHAmustdeterminewhethertherenttoowneris

reasonableincomparisontorentforothercomparable

unassistedunits.Tomakethisdetermination,thePHA

mustconsider:

(1)Thelocation,quality,size,unittype,andageof

thecontractunit;and

(2)Anyamenities,housingservices,maintenance

andutilitiesprovidedandpaidbytheowner.

c.ThePHAmustredeterminethereasonablerentwhen

requiredinaccordancewithHUDrequirements.The

PHAmayredeterminethereasonablerentatanytime.

d.DuringtheHAPcontractterm,therenttoownermay

notexceedrentchargedbytheownerforcomparable

unassistedunitsinthepremises.Theownermustgive

thePHAanyinformationrequestedbythePHAon

rentschargedbytheownerforotherunitsinthe

premisesorelsewhere.

PHAPaymenttoOwner

a.Whenpaid

(1)D

uringthetermoftheHAPcontract,thePHA

mustmakemonthlyhousingassistancepayments

totheowneronbehalfofthe

familyatthe

beginningofeachmonth.

(2)ThePHAmustpayhousingassistancepayments

promptlywhenduetotheowner.

(3)Ifhousingassistancepaymentsarenotpaid

promptlywhendueafterthefirsttwocalendar

monthsoftheHAPcontractterm,thePHAshall

paytheownerpenaltiesifallofthefollowing

circumstancesapply:(i)Suchpenaltiesarein

accordancewithgenerallyacceptedpracticesand

law,asapplicableinthelocalhousingmarket,

governingpenaltiesforlatepaymentofrentbya

tenant;(ii)Itistheowner’spracticetocharge

suchpenaltiesforassistedandunassistedtenants;

and(iii)Theowneralsochargessuchpenalties

againstthetenantforlatepaymentoffamilyrent

toowner.However,thePHAshallnotbe

obligatedtopayanylatepaymentpenaltyifHUD

determinesthatlatepaymentbythePHAisdue

tofactorsbeyondthePHA’scontrol.Moreover,

thePHAshallnotbeobligatedtopayanylate

paymentpenaltyifhousingassistancepayments

bythePHAaredelayedordeniedasaremedyfor

ownerbreachoftheHAPcontract(includingany

ofthefollowingPHAremedies:recoveryof

overpayments,suspensionofhousingassistance

payments,abatementorreductionofhousing

assistancepayments,terminationofhousing

assistancepaymentsandterminationofthe

contract).

(4)Housingassistancepaymentsshallonlybepaid

totheownerwhilethefamilyisresidinginthe

contractunitduringthetermoftheHAPcontract.

ThePHAshallnotpayahousingassistance

paymenttotheownerforanymonthafterthe

monthwhenthefamilymovesout.

b.OwnercompliancewithHAPcontract.Unlessthe

ownerhascompliedwithallprovisionsoftheHAP

contract,theownerdoesnothavearighttoreceive

housingassistancepaymentsundertheHAPcontract.

c.AmountofPHApaymenttoowner

(1)TheamountofthemonthlyPHAhousing

assistancepaymenttotheownershallbe

determinedbythePHAinaccordancewithHUD

requirementsforatenancyunderthevoucher

program.

(2)TheamountofthePHAhousingassistance

paymentissubjecttochangeduringtheHAP

contractterminaccordancewithHUD

requirements.ThePHAmustnotifythefamily

andtheownerofanychangesintheamountof

thehousingassistancepayment.

(3)Thehousingassistancepaymentforthefirst

monthoftheHAPcontracttermshallbepro-

ratedforapartialmonth.

d.Applicationofpayment.Themonthlyhousing

assistancepaymentshallbecreditedagainstthe

monthlyrenttoownerforthecontractunit.

e.LimitofPHAresponsibility.

(1)ThePHAisonlyresponsibleformakinghousing

assistancepaymentstotheownerinaccordance

withtheHAPcontractandHUDrequirementsfor

atenancyunderthevoucherprogram.

(2)ThePHAshallnotpayanyportionoftherentto

ownerinexcessofthehousingassistance

payment.ThePHAshallnotpayanyotherclaim

bytheowneragainstthefamily.

f.Overpaymenttoowner.IfthePHAdeterminesthat

theownerisnotentitledtothehousingassistance

paymentoranypartofit,thePHA,inadditiontoother

remedies,maydeducttheamountoftheoverpayment

fromanyamountsduetheowner(includingamounts

dueunderanyotherSection8assistancecontract).

OwnerCertification

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Duringthetermofthiscontract,theownercertifiesthat:

a.Theownerismaintainingthecontractunitandpremisesin

accordancewiththeHQS.

b.Thecontractunitisleasedtothetenant.Theleaseincludes

thetenancyaddendum(PartCoftheHAPcontract),

andisinaccordancewiththeHAPcontractand

programrequirements.Theownerhasprovidedthe

leasetothePHA,includinganyrevisionsofthelease.

c.Therenttoownerdoesnotexceedrentschargedbythe

ownerforrentalofcomparableunassistedunitsinthe

premises.

d.Exceptfortherenttoowner,theownerhasnot

receivedandwillnotreceiveanypaymentsorother

consideration(fromthefamily,thePHA,HUD,orany

otherpublicorprivatesource)forrentalofthecontract

unitduringtheHAPcontractterm.

e.Thefamilydoesnotownorhaveanyinterestinthe

contractunit.

f.Tothebestoftheowner’sknowledge,themembersof

thefamilyresideinthecontractunit,andtheunitisthe

family’sonlyresidence.

g.Theowner(includingaprincipalorotherinterested

party)isnottheparent,child,grandparent,grandchild,

sister,orbrotherofanymemberofthefamily,unless

thePHAhasdetermined(andhasnotifiedtheowner

andthefamilyofsuchdetermination)thatapproving

rentaloftheunit,notwithstandingsuchrelationship,

wouldprovidereasonableaccommodationforafamily

memberwhoisapersonwithdisabilities.

ProhibitionofDiscrimination

.Inaccordancewith

applicableequalopportunitystatutes,ExecutiveOrders,

andregulations:

a.Theownermustnotdiscriminateagainstanyperson

becauseofrace,color,religion,sex,nationalorigin,

age,familialstatus,ordisabilityinconnectionwiththe

HAPcontract.

b.TheownermustcooperatewiththePHAandHUDin

conductingequalopportunitycompliancereviewsand

complaintinvestigationsinconnectionwiththeHAP

contract.

10.

Owner’sBreachofHAPContract

a.Anyofthefollowingactionsbytheowner(includinga

principalorotherinterestedparty)isabreachofthe

HAPcontractbytheowner:

(1)Iftheownerhasviolatedanyobligationunderthe

HAPcontract,includingtheowner’sobligation

tomaintaintheunitinaccordancewiththeHQS.

(2)Iftheownerhasviolatedanyobligationunder

anyotherhousingassistancepaymentscontract

underSection8.

(3)Iftheownerhascommittedfraud,briberyorany

othercorruptorcriminalactinconnectionwith

anyFederalhousingassistanceprogram.

(4)ForprojectswithmortgagesinsuredbyHUDor

loansmadebyHUD,iftheownerhasfailedto

complywiththeregulationsfortheapplicable

mortgageinsuranceorloanprogram,withthe

mortgageormortgagenote,orwiththe

regulatoryagreement;oriftheownerhas

committedfraud,briberyoranyothercorruptor

criminalactinconnectionwiththemortgageor

loan.

(5)Iftheownerhasengagedinanydrug-related

criminalactivityoranyviolentcriminalactivity.

b.IfthePHAdeterminesthatabreachhasoccurred,the

PHAmayexerciseanyofitsrightsandremediesunder

theHAPcontract,oranyotheravailablerightsand

remediesforsuchbreach.ThePHAshallnotifythe

ownerofsuchdetermination,includingabrief

statementofthereasonsforthedetermination.The

noticebythePHAtotheownermayrequiretheowner

totakecorrectiveaction,asverifiedordeterminedby

thePHA,byadeadlineprescribedinthenotice.

c.ThePHA’srightsandremediesforownerbreachofthe

HAPcontractincluderecoveryofoverpayments,

suspensionofhousingassistancepayments,abatement

orotherreductionofhousingassistancepayments,

terminationofhousingassistancepayments,and

terminationoftheHAPcontract.

d.ThePHAmayseekandobtainadditionalreliefby

judicialorderoraction,includingspecificperformance,

otherinjunctivereliefororderfordamages.

e.Evenifthefamilycontinuestoliveinthecontractunit,

thePHAmayexerciseanyrightsandremediesfor

ownerbreachoftheHAPcontract.

f.ThePHA’sexerciseornon-exerciseofanyrightor

remedyforownerbreachoftheHAPcontractisnota

waiveroftherighttoexercisethatoranyotherrightor

remedyatanytime.

11.

PHAandHUDAccesstoPremisesandOwner’sRecords

a.Theownermustprovideanyinformationpertinentto

theHAPcontractthatthePHAorHUDmay

reasonablyrequire.

b.ThePHA,HUDandtheComptrollerGeneralofthe

UnitedStatesshallhavefullandfreeaccesstothe

contractunitandthepremises,andtoallaccountsand

otherrecordsoftheownerthatarerelevanttotheHAP

contract,includingtherighttoexamineorauditthe

recordsandtomakecopies.

c.Theownermustgrantsuchaccesstocomputerizedor

otherelectronicrecords,andtoanycomputers,equip-

mentorfacilitiescontainingsuchrecords,andmust

provideanyinformationorassistanceneededtoaccess

therecords.

12.

ExclusionofThirdPartyRights

a.Thefamilyisnotapartytoorthirdpartybeneficiaryof

PartBoftheHAPcontract.Thefamilymaynot

enforceanyprovisionofPartB,andmaynotexercise

anyrightorremedyagainsttheownerorPHAunder

PartB.

b.ThetenantorthePHAmayenforcethetenancy

addendum(PartCoftheHAPcontract)againstthe

owner,andmayexerciseanyrightorremedyagainst

theownerunderthetenancyaddendum.

c.ThePHAdoesnotassumeanyresponsibilityforinjury

to,oranyliabilityto,anypersoninjuredasaresultof

theowner’sactionorfailuretoactinconnectionwith

managementofthecontractunitorthepremisesorwith

implementationoftheHAPcontract,orasaresultof

anyotheractionorfailuretoactbytheowner.

d.TheownerisnottheagentofthePHA,andtheHAP

contractdoesnotcreateoraffectanyrelationship

betweenthePHAandanylendertotheownerorany

suppliers,employees,contractorsorsubcontractors

usedbytheownerinconnectionwithmanagementof

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thecontractunitorthepremisesorwith

implementationoftheHAPcontract.

13.

ConflictofInterest

a.“Coveredindividual”meansapersonorentitywhoisa

memberofanyofthefollowingclasses:

(1)Anypresentorformermemberorofficerofthe

PHA(exceptaPHAcommissionerwhoisa

participantintheprogram);

(2)AnyemployeeofthePHA,oranycontractor,

sub-contractororagentofthePHA,who

formulatespolicyorwhoinfluencesdecisions

withrespecttotheprogram;

(3)Anypublicofficial,memberofagoverningbody,

orStateorlocallegislator,whoexercises

functionsorresponsibilitieswithrespecttothe

program;or

(4)AnymemberoftheCongressoftheUnited

States.

b.Acoveredindividualmaynothaveanydirector

indirectinterestintheHAPcontractorinanybenefits

orpaymentsunderthecontract(includingtheinterest

ofanimmediatefamilymemberofsuchcovered

individual)whilesuchpersonisacoveredindividualor

duringoneyearthereafter.

c.“Immediatefamilymember”meansthespouse,parent

(includingastepparent),child(includingastepchild),

grandparent,grandchild,sisterorbrother(includinga

stepsisterorstepbrother)ofanycoveredindividual.

d.Theownercertifiesandisresponsibleforassuringthat

nopersonorentityhasorwillhaveaprohibited

interest,atexecutionoftheHAPcontract,oratany

timeduringtheHAPcontractterm.

e.Ifaprohibitedinterestoccurs,theownershallpromptly

andfullydisclosesuchinteresttothePHAandHUD.

f.Theconflictofinterestprohibitionunderthissection

maybewaivedbytheHUDfieldofficeforgoodcause.

g.NomemberofordelegatetotheCongressofthe

UnitedStatesorresidentcommissionershallbe

admittedtoanyshareorpartoftheHAPcontractorto

anybenefitswhichmayarisefromit.

14.

AssignmentoftheHAPContract

a.TheownermaynotassigntheHAPcontracttoanew

ownerwithoutthepriorwrittenconsentofthePHA.

b.IftheownerrequestsPHAconsenttoassigntheHAP

contracttoanewowner,theownershallsupplyany

informationasrequiredbythePHApertinenttothe

proposedassignment.

c.TheHAPcontractmaynotbeassignedtoanewowner

thatisdebarred,suspendedorsubjecttoalimited

denialofparticipationunderHUDregulations(see24

CodeofFederalRegulationsPart24).

d.TheHAPcontractmaynotbeassignedtoanewowner

ifHUDhasprohibitedsuchassignmentbecause:

(1)TheFederalgovernmenthasinstitutedan

administrativeorjudicialactionagainstthe

ownerorproposednewownerforviolationofthe

FairHousingActorotherFederalequal

opportunityrequirements,andsuchactionis

pending;or

(2)Acourtoradministrativeagencyhasdetermined

thattheownerorproposednewownerviolated

theFairHousingActorotherFederalequal

opportunityrequirements.

e.TheHAPcontractmaynotbeassignedtoanewowner

ifthenewowner(includingaprincipalorother

interestedparty)istheparent,child,grandparent,

grandchild,sisterorbrotherofanymemberofthe

family,unlessthePHAhasdetermined(andhas

notifiedthefamilyofsuchdetermination)that

approvingtheassignment,notwithstandingsuch

relationship,wouldprovidereasonableaccommodation

forafamilymemberwhoisapersonwithdisabilities.

f.ThePHAmaydenyapprovaltoassigntheHAP

contractiftheownerorproposednewowner(including

aprincipalorotherinterestedparty):

(1)Hasviolatedobligationsunderahousingassistance

paymentscontractunderSection8;

(2)Hascommittedfraud,briberyoranyothercorrupt

orcriminalactinconnectionwithanyFederal

housingprogram;

(3)Hasengagedinanydrug-relatedcriminalactivity

oranyviolentcriminalactivity;

(4)Hasahistoryorpracticeofnon-compliancewith

theHQSforunitsleasedundertheSection8

tenant-basedprograms,ornon-compliancewith

applicablehousingstandardsforunitsleasedwith

project-basedSection8assistanceorforunits

leasedunderanyotherFederalhousingprogram;

(5)Hasahistoryorpracticeoffailingtoterminate

tenancyoftenantsassistedunderanyFederally

assistedhousingprogramforactivityengagedin

bythetenant,anymemberofthehousehold,a

guestoranotherpersonunderthecontrolofany

memberofthehouseholdthat:

(a)Threatenstherighttopeacefulenjoyment

ofthepremisesbyotherresidents;

(b)Threatensthehealthorsafetyofother

residents,ofemployeesofthePHA,orof

owneremployeesorotherpersonsengagedin

managementofthehousing;

(c)Threatensthehealthorsafetyof,orthe

righttopeacefulenjoymentoftheirresidents

by,personsresidingintheimmediatevicinityof

thepremises;or

(d)Isdrug-relatedcriminalactivityor

violentcriminalactivity;

(6)Hasahistoryorpracticeofrentingunitsthatfailto

meetStateorlocalhousingcodes;or

(7)HasnotpaidStateorlocalrealestatetaxes,finesor

assessments.

g.Thenewownermustagreetobeboundbyandcomply

withtheHAPcontract.Theagreementmustbein

writing,andinaformacceptabletothePHA.Thenew

ownermustgivethePHAacopyoftheexecuted

agreement.

15.

Foreclosure

.Inthecaseofanyforeclosure,theimmediate

successorininterestinthepropertypursuanttotheforeclosure

shallassumesuchinterestsubjecttotheleasebetweentheprior

ownerandthetenantandtotheHAPcontractbetweentheprior

ownerandthePHAfortheoccupiedunit.Thisprovisiondoesnot

affectanyStateorlocallawthatprovideslongertimeperiodsor

otheradditionalprotectionsfortenants.Thisprovisionwillsunset

onDecember31,2012unlessextendedbylaw.

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16.WrittenNotices

.AnynoticebythePHAortheowner

inconnectionwiththiscontractmustbeinwriting.

17.EntireAgreement:Interpretation

a.TheHAPcontractcontainstheentireagreementbetween

theownerandthePHA.

bTheHAPcontractshallbeinterpretedandimplemented

inaccordancewithallstatutoryrequirements,andwith

allHUDrequirements,includingtheHUDprogram

regulationsat24CodeofFederalRegulationsPart982.

HousingAssistancePaymentsContract

U.S.DepartmentofHousing

(HAPContract)

andUrbanDevelopment

Section8Tenant-BasedAssistance

OfficeofPublicandIndianHousing

HousingChoiceVoucherProgram

PartCofHAPContract:TenancyAddendum

Section8VoucherProgram

a.Theownerisleasingthecontractunittothetenant

foroccupancybythetenant’sfamilywithassistance

foratenancyundertheSection8housingchoice

voucherprogram(voucherprogram)oftheUnited

StatesDepartmentofHousingandUrban

Development(HUD).

b.TheownerhasenteredintoaHousingAssistance

PaymentsContract(HAPcontract)withthePHA

underthevoucherprogram.UndertheHAP

contract,thePHAwillmakehousingassistance

paymentstotheownertoassistthetenantinleasing

theunitfromtheowner.

Lease

a.TheownerhasgiventhePHAacopyofthelease,

includinganyrevisionsagreedbytheownerandthe

tenant.Theownercertifiesthatthetermsofthelease

areinaccordancewithallprovisionsoftheHAP

contractandthattheleaseincludesthetenancy

addendum.

b.Thetenantshallhavetherighttoenforcethe

tenancyaddendumagainsttheowner.Ifthereisany

conflictbetweenthetenancyaddendumandany

otherprovisionsofthelease,thelanguageofthe

tenancyaddendumshallcontrol.

UseofContractUnit

a.Duringtheleaseterm,thefamilywillresideinthe

contractunitwithassistanceunderthevoucher

program.

b.Thecompositionofthehouseholdmustbeapproved

bythePHA.Thefamilymustpromptlyinformthe

PHAofthebirth,adoptionorcourt-awardedcustody

ofachild.Otherpersonsmaynotbeaddedtothe

householdwithoutpriorwrittenapprovalofthe

ownerandthePHA.

c.Thecontractunitmayonlybeusedforresidenceby

thePHA-approvedhouseholdmembers.Theunit

mustbethefamily’sonlyresidence.Membersofthe

householdmayengageinlegalprofitmaking

activitiesincidentaltoprimaryuseoftheunitfor

residencebymembersofthefamily.

d.Thetenantmaynotsubleaseorlettheunit.

e.Thetenantmaynotassigntheleaseortransferthe

unit.

RenttoOwner

a.Theinitialrenttoownermaynotexceedtheamount

approvedbythePHAinaccordancewithHUD

requirements.

b.Changesintherenttoownershallbedeterminedby

theprovisionsofthelease.However,theownermay

notraisetherentduringtheinitialtermofthelease.

c.Duringthetermofthelease(includingtheinitial

termoftheleaseandanyextensionterm),therentto

ownermayatnotimeexceed:

(1)Thereasonablerentfortheunitasmost

recentlydeterminedorredeterminedbythe

PHAinaccordancewithHUDrequirements,

(2)Rentchargedbytheownerforcomparable

unassistedunitsinthepremises.

FamilyPaymenttoOwner

a.Thefamilyisresponsibleforpayingtheownerany

portionoftherenttoownerthatisnotcoveredby

thePHAhousingassistancepayment.

b.Eachmonth,thePHAwillmakeahousing

assistancepaymenttotheowneronbehalfofthe

familyinaccordancewiththeHAPcontract.The

amountofthemonthlyhousingassistancepayment

willbedeterminedbythePHAinaccordancewith

HUDrequirementsforatenancyundertheSection8

voucherprogram.

c.Themonthlyhousingassistancepaymentshallbe

creditedagainstthemonthlyrenttoownerforthe

contractunit.

d.Thetenantisnotresponsibleforpayingtheportion

ofrenttoownercoveredbythePHAhousing

assistancepaymentundertheHAPcontractbetween

theownerandthePHA.APHAfailuretopaythe

housingassistancepaymenttotheownerisnota

violationofthelease.Theownermaynotterminate

thetenancyfornonpaymentofthePHAhousing

assistancepayment.

e.Theownermaynotchargeoraccept,fromthe

familyorfromanyothersource,anypaymentfor

rentoftheunitinadditiontotherenttoowner.Rent

toownerincludesallhousingservices,maintenance,

utilitiesandappliancestobeprovidedandpaidby

theownerinaccordancewiththelease.

f.Theownermustimmediatelyreturnanyexcessrent

paymenttothetenant.

OtherFeesandCharges

a.Renttoownerdoesnotincludecostofanymealsor

supportiveservicesorfurniturewhichmaybe

providedbytheowner.

b.Theownermaynotrequirethetenantorfamily

memberstopaychargesforanymealsorsupportive

servicesorfurniturewhichmaybeprovidedbythe

owner.Nonpaymentofanysuchchargesisnot

groundsforterminationoftenancy.

c.Theownermaynotchargethetenantextraamounts

foritemscustomarilyincludedinrenttoownerin

thelocality,orprovidedatnoadditionalcostto

unsubsidizedtenantsinthepremises.

Maintenance,Utilities,andOtherServices

Maintenance

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(2)Theownermayterminatethetenancyduring

thetermoftheleaseifanymemberofthe

householdis:

(a)Fleeingtoavoidprosecution,orcustody

orconfinementafterconviction,fora

crime,orattempttocommitacrime,that

isafelonyunderthelawsoftheplace

fromwhichtheindividualflees,orthat,

inthecaseoftheStateofNewJersey,is

ahighmisdemeanor;or

(b)Violatingaconditionofprobationor

paroleunderFederalorStatelaw.

(3)Theownermayterminatethetenancyfor

criminalactivitybyahouseholdmemberin

accordancewiththissectioniftheowner

determinesthatthehouseholdmemberhas

committedthecriminalactivity,regardlessof

whetherthehouseholdmemberhasbeen

arrestedorconvictedforsuchactivity.

(4)Theownermayterminatethetenancyduring

thetermoftheleaseifanymemberofthe

householdhasengagedinabuseofalcohol

thatthreatensthehealth,safetyorrightto

peacefulenjoymentofthepremisesbyother

residents.

d.Othergoodcauseforterminationoftenancy

(1)Duringtheinitialleaseterm,othergoodcause

forterminationoftenancymustbesomething

thefamilydidorfailedtodo.

(2)Duringtheinitialleasetermorduringany

extensionterm,othergoodcausemayinclude:

(a)Disturbanceofneighbors,

(b)Destructionofproperty,or

(c)Livingorhousekeepinghabitsthatcause

damagetotheunitorpremises.

(3)Aftertheinitialleaseterm,suchgoodcause

mayinclude:

(a)Thetenant’sfailuretoaccepttheowner’s

offerofanewleaseorrevision;

(b)Theowner’sdesiretousetheunitfor

personalorfamilyuseorforapurpose

otherthanuseasaresidentialrentalunit;

(c)Abusinessoreconomicreasonfor

terminationofthetenancy(suchassaleof

theproperty,renovationoftheunit,the

owner’sdesiretorenttheunitforahigher

rent).

(5)Theexamplesofothergoodcauseinthis

paragraphdonotpreemptanyStateorlocal

lawstothecontrary.

(6)Inthecaseofanownerwhoisanimmediate

successorininterestpursuanttoforeclosure

duringthetermofthelease,requiringthe

tenanttovacatethepropertypriortosaleshall

notconstituteothergoodcause,exceptthatthe

ownermayterminatethetenancyeffectiveon

thedateoftransferoftheunittotheownerif

theowner:(a)willoccupytheunitasa

primaryresidence;and(b)hasprovidedthe

tenantanoticetovacateatleast90daysbefore

theeffectivedateofsuchnotice.This

(1)Theownermustmaintaintheunitandpremises

inaccordancewiththeHQS.

(2)Maintenanceandreplacement(including

redecoration)mustbeinaccordancewiththe

standardpracticeforthebuildingconcernedas

establishedbytheowner.

Utilitiesandappliances

(1)Theownermustprovideallutilitiesneededto

complywiththeHQS.

(2)Theownerisnotresponsibleforabreachof

theHQScausedbythetenant’sfailureto:

(a)Payforanyutilitiesthataretobepaidby

thetenant.

(b)Provideandmaintainanyappliances

thataretobeprovidedbythetenant.

c.Familydamage.Theownerisnotresponsiblefora

breachoftheHQSbecauseofdamagesbeyond

normalwearandtearcausedbyanymemberofthe

householdorbyaguest.

d.Housingservices.Theownermustprovideall

housingservicesasagreedtointhelease.

TerminationofTenancybyOwner

Requ

irements.Theownermayonlyterminatethe

tenancyinaccordancewiththeleaseandHUD

requirements.

b.Grounds.Duringthetermofthelease(theinitial

termoftheleaseoranyextensionterm),theowner

mayonlyterminatethetenancybecaus

eof:

(1)Seriousorrepeatedviolationofthelease;

(2)ViolationofFederal,State,orlocallawthat

imposesobligationsonthetenantin

connectionwiththeoccupancyoruseofthe

unitandthepremises;

(3)Criminalactivityoralcoholabuse(as

providedinparagraphc);or

(4)Othergoodcause(asprovidedinparagraph

d).

c.Criminalactivityoralcoholabuse.

(1)Theownermayterminatethetenancyduring

thetermoftheleaseifanymemberofthe

household,aguestoranotherpersonundera

resident’scontrolcommitsanyofthe

followingtypesofcriminalactivity:

(a)Anycriminalactivitythatthreatensthe

healthorsafetyof,ortherightto

peacefulenjoymentofthepremisesby,

otherresidents(includingproperty

managementstaffresidingonthe

premises);

(b)Anycriminalactivitythatthreatensthe

healthorsafetyof,ortherightto

peacefulenjoymentoftheirresidences

by,personsresidingintheimmediate

vicinityofthepremises;

(c)Anyviolentcriminalactivityonornear

thepremises;or

(d)Anydrug-relatedcriminalactivityonor

nearthepremises.

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provisionshallnotaffectanyStateorlocallaw

thatprovidesforlongertimeperiodsor

additionprotectionsfortenants.

This

provisionwillsunsetonDecember31,2012

unlessextendedbylaw.

e.ProtectionsforVictimsofAbuse.

(1)Anincidentorincidentsofactualorthreatened

domesticviolence,datingviolence,orstalkingwill

notbeconstruedasseriousorrepeatedviolationsof

theleaseorother“goodcause”forterminationof

theassistance,tenancy,oroccupancyrightsof

suchavictim.

(2)Criminalactivitydirectlyrelatingtoabuse,

engagedinbyamemberofatenant’shouseholdor

anyguestorotherpersonunderthetenant’s

control,shallnotbecauseforterminationof

assistance,tenancy,oroccupancyrightsifthe

tenantoranimmediatememberofthetenant’s

familyisthevictimorthreatenedvictimof

domesticviolence,datingviolence,orstalking.

(3)Notwithstandinganyrestrictionsonadmission,

occupancy,orterminationsofoccupancyor

assistance,oranyFederal,Stateorlocallawtothe

contrary,aPHA,ownerormanagermay

“bifurcate”alease,orotherwiseremovea

householdmemberfromalease,withoutregardto

whetherahouseholdmemberisasignatorytothe

lease,inordertoevict,remove,terminate

occupancyrights,orterminateassistancetoany

individualwhoisatenantorlawfuloccupantand

whoengagesincriminalactsofphysicalviolence

againstfamilymembersorothers.Thisactionmay

betakenwithoutevicting,removing,terminating

assistanceto,orotherwisepenalizingthevictimof

theviolencewhoisalsoatenantorlawful

occupant.Sucheviction,removal,terminationof

occupancyrights,orterminationofassistanceshall

beeffectedinaccordancewiththeprocedures

prescribedbyFederal,State,andlocallawforthe

terminationofleasesorassistanceunderthe

housingchoicevoucherprogram.

(4)Nothinginthissectionmaybeconstruedtolimit

theauthorityofapublichousingagency,owner,or

manager,whennotified,tohonorcourtorders

addressingrightsofaccessorcontrolofthe

property,includingcivilprotectionordersissuedto

protectthevictimandissuedtoaddressthe

distributionorpossessionofpropertyamongthe

householdmembersincaseswhereafamilybreaks

up.

(5)Nothinginthissectionlimitsanyotherwise

availableauthorityofanownerormanagertoevict

orthepublichousingagencytoterminate

assistancetoatenantforanyviolationofalease

notpremisedontheactoractsofviolencein

questionagainstthetenantoramemberofthe

tenant’shousehold,providedthattheowner,

manager,orpublichousingagencydoesnotsubject

anindividualwhoisorhasbeenavictimof

domesticviolence,datingviolence,orstalkingtoa

moredemandingstandardthanothertenantsin

determiningwhethertoevictorterminate.

(6)Nothinginthissectionmaybeconstruedtolimit

theauthorityofanownerormanagertoevict,or

thepublichousingagencytoterminateassistance,

toanytenantiftheowner,manager,orpublic

housingagencycandemonstrateanactualand

imminentthreattoothertenantsorthoseemployed

atorprovidingservicetothepropertyifthetenant

isnotevictedorterminatedfromassistance.

(7)Nothinginthissectionshallbeconstruedto

supersedeanyprovisionofanyFederal,State,or

locallawthatprovidesgreaterprotectionthanthis

sectionforvictimsofdomesticviolence,dating

violence,orstalking.

f.Evictionbycourtaction

.Theownermayonlyevictthe

tenantbyacourtaction.

g.Ownernoticeofgrounds

(1)Atorbeforethebeginningofacourtactionto

evictthetenant,theownermustgivethe

tenantanoticethatspecifiesthegroundsfor

terminationoftenancy.Thenoticemaybe

includedinorcombinedwithanyowner

evictionnotice.

(2)TheownermustgivethePHAacopyofany

ownerevictionnoticeatthesametimethe

ownernotifiesthetenant.

(3)Evictionnoticemeansanoticetovacate,ora

complaintorotherinitialpleadingusedto

beginanevictionactionunderStateorlocal

law.

9.Lease:RelationtoHAPContract

IftheHAPcontractterminatesforanyreason,theleaseterminates

automatically.

10.PHATerminationofAssistance

ThePHAmayterminateprogramassistanceforthefamilyforany

groundsauthorizedinaccordancewithHUDrequirements.IfthePHA

terminatesprogramassistanceforthefamily,theleaseterminates

automatically.

11.FamilyMoveOut

ThetenantmustnotifythePHAandtheownerbeforethefamilymoves

outoftheunit.

12.SecurityDeposit

a.Theownermaycollectasecuritydepositfromthe

tenant.(However,thePHAmayprohibittheowner

fromcollectingasecuritydepositinexcessof

privatemarketpractice,orinexcessofamounts

chargedbytheownertounassistedtenants.Any

suchPHA-requiredrestrictionmustbespecifiedin

theHAPcontract.)

b.Whenthefamilymovesoutofthecontractunit,the

owner,subjecttoStateandlocallaw,mayusethe

securitydeposit,includinganyinterestonthe

deposit,asreimbursementforanyunpaidrent

payablebythetenant,anydamagestotheunitor

anyotheramountsthatthetenantowesunderthe

lease.