The Housing Authority of the City of Napa (HACN) administers rental assistance programs throughout the City for low-income seniors, families, and persons with disabilities. Housing Division staff assure that Section 8 assisted housing is safe and of quality by requiring owners to meet Housing Quality Standards and local code.
The Section 8 Rental Assistance Program is designed to assist eligible low-income families throughout Napa County. The Section 8 program is funded by the U.S. Department of Housing and Urban Development (HUD). The purpose of the program is to provide rental subsidy to very low-income families. A portion of the family's monthly rent is paid in the form of a subsidy directly to the landlord by the Housing Authority. Participants pay approximately thirty percent of their adjusted gross income to the landlord for rent. The balance of the rent is paid by the Housing Authority.
The Section 8 Waitlist is Closed as of March 29, 2013
To be eligibile for Section 8 Rental Assistance, a household must earn less than 50% of area median income.
Fair Market Rents:
Please Note: These figures should be used as guidance for the maximum rent allotment. Rents are subject to approval. The final contract rent depends on the condition of the unit and rents being paid for that area. Payment Standards
If you have a vacancy and accept Section 8; Click here for the online form.
These charts provide information on Utility Allowances for participants on the Section 8 program.
2014 Utility Allowance Chart
The waiting list is currently closed. Our waiting period is 5 to 6 years if you live or work in Napa County. If you are not a Resident of Napa County the waiting period is over 6 years. The Housing Authority of the City of Napa is unable to tell you exactly how long the wait will be and how long the wait will be in the future. Length of wait depends on yearly funding, the number of people leaving the program and individual preferences such as residency, veterans, etc. Applicants must meet Income Guidelines for their family size.
The Housing Authority conducts a background check regarding participation in drug-related or violent criminal activity andsexual offenses by applicants. Current HUD regulations bar admittance to the program for applicants who have participated in certain drug-related or violent criminal activity and sexual offenses. If the applicant family owes the Housing Authority of the City of Napa money from past participation in the program, the entire amount must be repaid before admittance to the Waiting List will be approved.
If your mailing address changes·or you have changes in your circumstances it is very important that you notify the Housing Authority in writing. If you do not notify the Housing Authority of these changes, the Housing Authority is not responsible. The Housing Authority does not accept responsibility for mail delays or forwarding orders.
Change of Address. If you have a change of addres, click here to fill out the form electronically or you may also fill it out and mail it. This is a Change of Address/Information Form only for individuals and families currently on the Section 8 Waiting List. Do not fill out this form unless you are already on the Waiting List.
A. The Family MUST:
1. Supply any information that HUD or our office determines to be necessary to establish your continued eligibility. This includes information for use in a regularly scheduled reexamination or interim reexamination of family income and composition. All of the information that you provide must be true and complete.
B. The Family (Including Each Family Member) MUST NOT:
1. Own or have any interest in the unit (other than in a cooperative, or the property manager or owner of a manufactured home leasing a manufactured home space).
For more information on Federal Regulations, contact Housing And Urban Development at http://www.hud.gov .
Before rental assistance can be approved, the rental unit must pass a Housing Quality Standards Inspection.
In order to perform a move-in inspection, the Housing Authority requires:
1. Gas, electricity and water utilities must be turned on.
To expedite the Inspection process, we recommend that the items listed below are in place and in good condition before scheduling an inspection.
a. It is recommended that you correct paint deficiencies before the inspection. Painted surfaces must be free of chipped, peeling, flaking, cracked or deteriorated paint. Dwelling units constructed before 1978 occupied by a family that includes a child under the age of six years, must be tested for the presence of lead-based paint if chipped, peeling, flaking, cracked or deteriorated paint conditions are noted during the inspection.
k. Unit must have a carbon monoxide detector. Carbon monoxide alarms should be installed and maintained in the following locations. Outside of each seperate dwelling unit sleeping area in the immediate vicinity of the bedrooms. A detector should not be placed within 15 feet of any fuel burning appliance. On every level of a dwelling unit including basements.
Under HUD regulations, for the rental assistance to continue, the rental unit must be inspected at least once annually. If a unit fails the HQS inspection, the property owner is given notice and adequate time to complete repairs.
Housing Quality Standards Inspections are conducted following HUD Regulations.
When a family has qualified for rental assistance, a Voucher and Request for Tenancy (RFTA) form are issued. After families are issued an RFTA, they may search for a unit anywhere within the Housing Authority's jurisdiction. The family must find an eligible unit under the program rules with an owner who is willing to enter into a Housing Assistance Payment (HAP) Contract with the Housing Authority(HA).
For review of the Request for Tenancy Approval:
Rent comparables are required to justify the amount of rent the owner is requesting for his unit. The HA will make a determination as to the reasonableness of the proposed rent in relation to:
The HA will review the lease. Responsibility for utilities, appliances and optional services must correspond to those provided on the Request for Tenancy Approval form.
The Housing Assistance Payment from the Housing Authority shall be made effective according to the following criteria:
Transfer Within the City and County of Napa
Transfer Outside the City and County of Napa
Families requesting to transfer their Section 8 assistance from the jurisdiction of the City of Napa Housing Authority to another jurisdiction are handled differently from those requesting a transfer from one unit to another within Napa.
It is the family's responsibility to contact the Housing Authority to initiate the transfer process.
The family must submit a written request to transfer out of our jurisdiction.
The family will be issued a portability Voucher. All Section 8 Vouchers issued to participants leaving our jurisdiction are valid for sixty (60) to one-hundred-twenty (120) days.
Q: What grounds can I use for evicting my Section 8 tenant?
A: Any serious or repeated violation of the lease is grounds for eviction. This is the same as on an open market lease or rental agreement.
A: We strongly suggest you seek legal counsel before issuing a 3-day or thirty-day Notice, thus starting the eviction process.
A: The tenant and owner may mutually agree to break the lease on a specific date to expedite the move out and to save the owner on eviction costs. A copy of the mutual agreement must be sent to our office.
A: After the first term of the assisted lease or rental agreement, you may serve a 90-Day Notice to vacate to your tenant at any time. You do not have to state cause. However, if the tenant does not move out, you will have to go through legal eviction. Most tenants will move on the 90-day notice. Remember to send us a copy of the 90-day notice you serve on your tenant. We strongly suggest you seek legal counsel for these steps.
A: The effective date of the cancellation of the contract will be the end of the month in which the tenant moved out.
A: Evicting a Section 8 tenant can help you in several ways. Families get the message when owners display no tolerance for serious or repeated violations of the lease. They want to keep their Section 8 assistance and not place it in jeopardy. When tenants learn by your actions that you do enforce your leases, and are not reticent to go through eviction if needed, they have a greater incentive to abide by the terms of the lease.
If you suspect that someone is committing fraud against the Housing Choice Voucher Program, you can take the· following actions.
The OIG Hotline take reports of fraud, waste, abuse, and serious mismanagement in HUD-funded programs and operations and refer such allegations to OIG investigators and auditors, or to HUD program officials to ensure that allegations of wrongdoing are independently addressed.
These resources are given to assist you in locating services available in the Napa County area. These sites are maintained by other agencies. For questions concerning them, please contact the individual agencies listed.
Housing and Urban Development (Current HUD regulations are available here.)
napahelp.info The Napa Superior Court in collaboration with the Napa Valley Coalition of Non-Profit Agencies has created a searchable, online, easy-to-use database of community services available to Napa County residents.
If you are an agency that provides housing services and would like to be listed on this page, contact the Housing Authority at 707-257-9543.
A Public Housing Agency (PHA), owner or landlord may not deny admission to an applicant (male or female) who has been a victim of domestic violence, dating violence or stalking if the applicant otherwise qualifies for assistance or admission. This applies to all tenants, not just those on Section 8.
To qualify for housing choice voucher assistance, all applicants, including victims of domestic violence, dating violence or stalking, must, at a minimum:
Reporting incidents of domestic violence, dating violence or stalking to law enforcement, victim’s rights advocates, and the PHA may help preserve your housing rights. The PHA may not deny, remove or terminate assistance to a victim of domestic violence, dating violence or stalking based solely on such an incident or threat.
The PHA, an owner or landlord may deny, remove, or terminate assistance to an individual perpetrator of such actions and continue to allow the victim or other household members to remain in the dwelling unit or receive housing assistance. This does not limit the authority of the PHA, owner or landlord to terminate your assistance for other criminal activity or good cause.
A Section 8 Housing Choice Voucher Participant who is a victim of domestic violence, dating violence or stalking may request and be granted portability due to the incident or threat if they are otherwise compliant with all program obligations and the perpetrator has moved out of the dwelling unit.
In processing a request by a victim for continued assistance or for portability, the PHA may request that you certify that you are a victim of domestic violence, dating violence or stalking, and that the actual or threatened abuse meets the requirements set forth in the VAWA. Such certification must include the name of the perpetrator. If you do not provide the requested certification within 14 business days, your assistance may be terminated.
call the National Domestic Violence Hotline at 1-800-799-safe (7233) or 1-800-787-3224 (TTY) or go to http://www.ndvh.org
The Shelter Plus Care Program is a five-year program in cooperation with Health and Human Services. This program assists approximately 10 households.
The Shelter Plus Care Program is a part of the Supportive Housing Program sponsored by the Napa County Homeless Services Planning Council - Continuum of Care. For additional information, please contact Amanda Jones at 707-259-8682.
The Mainstream Voucher Program offers Vouchers to persons with a disability.· This program receives special funding from the Department of Housing and Urban Development (HUD).· The Mainstream Program is a partnership between the Housing Authority and agencies in Napa County who provide supportive services to persons with disabilities.··This program currently offers thirty Vouchers to persons with disabilities. For further information on this program, contact Mary Eble, Project Coordinator, North Bay Housing Coalition, 707-259-6121.
The Family Unification Program (FUP) is a special set-aside of Section 8 Housing Choice Vouchers designated specifically to assist families who are separated or are facing separation due to lack of adequate housing. The program involves cooperation between the Housing Authority of the City of Napa and the Health & Human Services Department
Who is eligible?
The Family Unification Program is targeted to families whose lack of adequate housing puts the children at imminent risk of separation from the family, or whose lack of adequate housing is a primary factor which may delay the discharge of these children to the family from out-of-home care.
These families must be referred by a Human Services System representative and meet all Section 8 Program qualifications. Participants in the Family Unification Program are encouraged to enroll in the Family Self-Sufficiency Program.
How is an application made?
The Family Unification Program is based on referrals from Human Services System representatives.
What is the process?
Once a referral is received by the Housing Authority from the Human Services System representative, an appointment is set up for the client to determine eligibility for the Section 8 Program. For additional information, please contact Terrial Davenport at 707-253-4736.