Program Overview
The housing choice voucher program is the federal government's major program for assisting 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, 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 public housing agencies(PHAs). The PHAs receive federal funds from the U.S. Department of Housing and Urban Development (HUD) to administer the voucher program.
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 PHA.
A housing subsidy is paid to the landlord directly by the 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 by the PHA, a family may use its voucher to purchase a modest home.
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What is the Housing Choice Voucher Program?
The Housing Choice Voucher Program assists eligible very low income families pay a portion of the rent to a private landlord.
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What are the eligibility guidelines to qualify for assistance?
To qualify for rental assistance, families must have at least one member who is an U.S. Citizen or legal residents of the U.S.; meet income guidelines based on family size; meet criminal background requirements; not owe money to any federally assisted housing programs, and must not have been evicted from any unit under a federally assisted housing program.
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How much rent does the family pay?
The family pays a portion of the rent based on 30% of the adjusted gross monthly income of the entire household.
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Will the housing agency pay all of my utilities?
No, the family is responsible for paying their own utility bills and any utility deposits needed to start the utility services. The utilities must be on in the head of household's name. Some families with very low income may be eligible for a monthly utility assistance payment.
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Where do families on the HCV Program live?
Families may live anywhere within Okaloosa County. Except City Limit of Crestview.
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How does a rental unit qualify under the program?
The rental unit must be inspected by the Fort Walton Beach Housing's Inspector and meet the HUD's Housing Quality Standards (HQS). The unit must meet the family's needs based on household size, and rent must be affordable for the family, and market reasonable.
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How do I find a rental unit?
A list of landlords with available rental units will be provided to applicants at their eligibility briefing. Families are also encouraged to check the local newspapers and to contact realty companies and apartment complexes to inquire about vacancies.
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How long is the waiting list for the Housing Choice Voucher Program?
The Fort Walton Beach Housing Authority will not be able to predict when an applicant will receive a voucher.
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Can I move to another state with my voucher?
If you provided an address within Okaloosa County when you joined the waiting list, once you've been issued a voucher you may take it to any other housing authority. This is called "portability or porting out". If you did not live within Okaloosa County prior to receiving a voucher you would not be eligible to use portability until you've resided in FWBHA jurisdiction for 1 year.
A family must be in "good standing" with FWBHA and receiving PHA in order to port to another jurisdiction. This means the family must not owe any unpaid rent and are current on any over payment amounts due to FWBHA or the receiving PHA in order to receive a Housing Choice Voucher to move under portability.
If you currently have a voucher and meet the above criteria contact your counselor to ask about using portability.
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If FWBHA can't pay the landlord the rent he wants, can I pay the difference?
No. You should never pay more than the amount Housing Authority directs you to pay.
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Am I responsible for reporting changes while on the waiting list?
No, all information will be updated at the Eligibility Interview. If there is an addition to your family (other than the birth/adoption of a child) you must request the addition 45 days prior to this appointment.
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How does the program work?
When funding is available, and your name reaches the top of the waiting list, you will be notified by mail to attend a program briefing. Family information with be gathered, program requirements will be addressed, and approval is based on income as well as the ability to pass our background check. If approved, FWB Housing Authority will issue a voucher so you may begin searching for a rental unit.
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How do I apply?
Submit your application on-line here.
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How long will it take to receive rental assistance?
The time frame varies depending on how many people are on the waiting list, available funding, and number of vouchers available.
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How do I change my address?
All applicants must submit a request in writing before an address or phone number can be changed or email to our office.
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How do I reschedule my briefing appointment if I need to cancel?
Provide a written request to our office before the scheduled briefing date. Be sure to include your name, address, phone, number, social security number, and the reason you are requesting to be rescheduled. If you miss first scheduled appointment, you will be rescheduled one(l) time. If you miss more than 1 appointment, your name will be removed from the waiting list and you will have to reapply.
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How can a new landlord become part of HCV program?
If you landlord wants to participate on program we need proof of ownership or management agreement, tax ID or SS# and mailing address, phone # and email address. All our payment are made by direct deposit. (need void check) (unit must be inspected for approval).
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What if my landlord didn't get paid. What do I need to do?
Contact the HCV office and staff will research your payment information.
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My income has changed, what do I do?
All changes must be reported to FWB Housing by submitting the required documents which can be obtained by visiting or email case worker. If you are already a Housing Voucher Participant all changes in income must be reported within 10 days of the change occurring. If you are currently in applicant status but have been issued a voucher all income changes must be submitted ASAP.
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This is an emergency! I'm homeless! What do I do?
FWB Housing does not have any emergency housing. However, we have preference for homeless, elderly & disabled preference (verifications required are a letter from the (Homeless Housing Alliance). Also, for homeless veterans they can contact the Veteran Administration to obtain contact information regarding the VASH Program.
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What do I do when I want to move?
Contact your HCV caseworker for moving instructions. Florida law requires all tenants to give their landlord a minimum of a 30-day written notice to vacate before moving out of a rental unit. You must have completed a 12-month contract before any new move can be approved. You must attend mover meeting. (second Thursday of month@ 9:00 am).
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What do I need to do if I want someone to move in with me?
Contact your HCV caseworker for instructions. ***You may not move anyone into an assisted unit until they have been approved by the Housing Authority.
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Where am I on the waiting list and when will I get a briefing appointment?
You are placed on the waiting list based on the date and time your application is received in our office. When funding is available, and your name reaches the top of the waiting list, you will be notified by mail to attend an appointment.
Landlord Forms
Payment Standards
12/1/2024 effective for all new units and re-certifications.
|
New PS |
Old PS |
FMR 2024 |
% of FMR |
| 0 Bedroom |
$1150 |
$1150 |
$1218 |
94% |
| 1 Bedroom |
$1258 |
$1253 |
$1398 |
90% |
| 2 Bedroom |
$1434 |
$1434 |
$1571 |
91% |
| 3 Bedroom |
$1966 |
$1858 |
$2184 |
90% |
| 4 Bedroom |
$2375 |
$2301 |
$2638 |
90% |
Payment standard reflects Fair Market Rent @ 90, 91, and 94% for VASH and HCV for FL Metropolitan.
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What is the Section 8 Program?
The Section 8 Program is a federal rent subsidy program that assists low-income households with monthly rental payments.
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How does Section 8 work?
The FWB Housing Authority administers funds received from the U.S Department of Housing and Urban Development (HUD) and distributes them, in the form of Section Housing Choice Vouchers, to eligible families and individuals. A voucher allows program participants to rent housing that meet their needs at a price they can afford.
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How does a Section 8 Voucher work?
All eligible families are required to pay at least 30% (but no more than 40% initially) of their monthly-adjusted income toward rent and utilities, directly to the landlord. The FWB Housing Authority pays the landlord the difference between the Contract Rent and the tenant's portion. A tenant must find housing within 60 days or risk losing the voucher.
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How is an eligible Section 8 program participant selected?
The FWB Housing Authority reviews the eligibility of the participant(s) based on household income and family composition. The landlord is responsible for screening occupants of the rental unit. This screening process must be in accordance with federal, state and local equal opportunity laws.
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My house is brand new (just constructed) - does it still need to be inspected?
Yes, once the Request for Tenancy Approval has been processed and approved - the unit must be inspected. All units subsidized by the Section 8 Housing Choice Voucher Program must be inspected to verify that all aspects of the unit meet the minimum Housing Quality Standards, regardless of whether or not the unit is a new construction.
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What happens if my tenant moves in before the unit passes inspection?
The Housing Assistance Payment Contract cannot be executed until the contract unit passes inspection. Therefore, no payments will be made until the unit has passed inspection and all required paperwork had been received and approved by the FWB Housing Authority. If you elected to allow the tenant to move-in prior to this passed inspection, you will have to negotiate and collect rent independent of the FWB Housing Authority.
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What documents should I review/collect prior to completing the request for tenancy approval?
All clients eligible to transfer to a new unit should have a current Housing Choice Voucher in their possession. You should verify that the Voucher has NOT yet expired and that the bedroom size on the voucher corresponds to the bedroom size that the client states they are eligible for. In addition, you should have the potential tenant complete any rental application, and reference information that you require. Once you have determined that the client is suitable for your unit, then complete and submit the Request for Tenancy Approval.
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How long does will it take for the FWB Housing Authority to approve/disapprove the request for tenancy approval?
Typically, the FWB Housing Authority will notify the tenant of the status of the RFTA within ten (10) days.
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How long will it take for the unit to be inspected after the RFTA is approved?
Typically, the FWB Housing Authority will inspect the proposed unit and notify the owner/tenant of the outcome within fifteen (15) days.
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How do I know how much rent to charge my tenant - if I have not yet received official notification from the FWB Housing Authority of the clients rent portion?
When a tenant receives the voucher from their Housing Counselor, they are instructed to pay their TTP (Total Tenant Payment) until they receive an official letter from the Housing Authority of their new rent portion. This amount should be notated at the bottom of the client's Housing Choice Voucher (which should be reviewed by you - prior to completing the Request for Tenancy Approval). If there is any discrepancy, the tenant's Housing Counselor can be contacted for clarification.
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What happens if the FWB Housing Authority terminates the client's assistance in the middle of the lease agreement?
When the FWB Housing Authority terminates the housing assistance payment due to the client's non-compliance with program regulations, then the lease agreement is terminated -regardless of whether or not the lease has naturally expired. The FWBHA may NOT continue payments on behalf of a client who has not complied with the rules of the program.
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What happens if my tenant receives a termination letter?
If your tenant is issued an "Intent to Terminate Assistance" letter- then the owner will also receive a letter to notify them that the agency intends to terminate the client's assistance and the date that the termination is to be effective. Once a client receives a termination letter, they have the right to request an Informal Hearing to dispute the agency's intention. If your tenant requests an Informal Hearing regarding a pending termination you will be notified via a copy of the hearing appointment letter. The agency will continue to make housing assistance payments until the results of the Informal Hearing have been finalized.
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What if my tenant violates the lease agreement?
The individual landlord/owner is responsible for enforcing the terms/conditions of the lease agreement. However, the landlord should always provide the agency with copies of notices sent to the tenant regarding lease violations (7 Day Notices, 3 Day Notices, Warnings etc). In general, a Section 8 Participant should be treated no differently than any other unassisted tenant. If our client is committing serious/repeated violations of the lease - then the landlord should enforce the lease in accordance with Florida law (providing copies of all paperwork to the FWB Housing Authority). The FWB Housing Authority can act as arbitrator to help resolve problems and, upon written request, the Housing Counselor will counsel the family regarding a repeated problem the landlord may be experiencing with a tenant, only after the landlord has personally tried to resolve the matter first himself. The property owner may retain the security deposit for the amount of unpaid rent and any damages caused to the unit. Notify the FWBHA of any outstanding balances.
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What if I want to break the tenants lease before it expires?
The FWB Housing Authority does not allow tenants and landlords to "mutually rescind" a lease that is in its initial term (first year). If the landlord wants to break the lease because the tenant is violating the lease - then he/she should proceed with lease enforcement (up to and including eviction) in accordance with Florida Law. The FWB Housing discourages landlords from "mutually rescinding" leases to avoid lease enforcement. This practice prevents the agency from being aware the client seems to be having compliance issues and transfers a client to a new unit (without addressing the problems/issues at the previous unit). If the landlord is selling the property, the HAP Contract may be transferred to the new owner (upon FWB Housing Authority approval).
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When can I request a rent increase? - How much can I ask for?
The owner is required to notify the FWB Housing Authority, in writing, at least sixty (60) days before any change in the amount of rent to owner is scheduled to go into effect. Any requested change in the rent to owner will be subject to rent reasonable requirements. How much of a rent increase will be approved is contingent upon the rent reasonableness results.
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What are the terms of the lease?
A written lease is required. The first lease must be for a 12-month period. After that, the landlord and tenant can agree to any term length, however, the tenant will still be required to undergo a recertification for eligibility every 12 months.
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How do I request a rent increase for a HCV tenant?
During the first year of the lease, the rent cannot be increased. After the first year, you can request an increase annually, at the time of the annual reexamination, with a 60-day notice to the tenant and FWBHA. The increase is subject to rent reasonableness and FWBHA approval.
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How does the Violence Against Women Act of 205 (VAWA) affect my right to evict?
Vawa gives protections from eviction for a victim of domestic violence, dating violence or stalking. While you cannot evict the victim, you may be able to evict the perpetrator of the act if that person is a member of the household.
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Can I rent a different size unit to a HCV participant other than what their voucher says they are approved for?
Yes, participants are approved for units based on their income and payment standard approved for not the actual size of the unit. As long as the unit is found affordable for their income, rent is found reasonable for our area, and passes inspections we will assist.
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Who is notified of the initial inspection?
The tenant is contacted to schedule inspection.
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Who is responsible for a unit failing HQS for "non-entry"?
The tenant is responsible for allowing access for Annual HQS Inspections. They are made aware that it is their responsibility to have the head of household and /or spouse present during the inspection.
Rental Search Resources
The agencies below may be contacted to see if any rentals are available. Remember that you are required to meet all eligibility criteria when renting a unit. You are also responsible for paying any application fees and/or deposits.
Section 8 only helps pay a portion of your rent once the unit has passed inspection and we have a signed copy of the lease.
Apartments
Heather Glenn
1600 Hunt Club St.
FWB FL 32547
850-796-3100
Soundside
26 Carson Dr. SE
FWB FL 32548
850-586-7899
Golf Links
5 Mooney Rd. NE
FWB FL 32547
850-862-3914
Royale
604 W Colonial Dr.
FWB FL 32547
850-862-6531
Riviera Rental Group
500 Kelly Mill Rd.
Valparaiso FL 32580
888-240-0499
Pine Ridge
100 8th Ave.
Shalimar FL 32579
850-651-8267
WNY Bayshore LLC
110 David St. Unit 1D
FWB FL 32547
850-240-7785
Pier 1
210 Pelham Rd.
FWB FL 32547
850-862-1958
Teresa Village (55 and older)
321 Woodrow St. NE
850-699-4556
Realty Agencies
Endless Horizons
251 Eglin Pkwy NE
FWB FL 32547
850-315-0111
Sundance Rental
650 Beal Pkwy NW
FWB FL 32547
850-863-3292
ERA American Rentals
4 9th Ave. Suite E
Shalimar FL 32579
850-609-6000
Coastal Realty
111 Beal Pkwy
FWB FL 32548
850-244-2100
NBI Properties
154 Brooks St. NE #101
FWB FL 32548
850-243-0007
Century 21 Wimco
130 Mary Esther Blvd
Mary Esther FL 32569
850-244-1145
Four Seasons
501 Mary Esther Blvd #4
FWB FL 32548
850-243-1955
Progressive Management
19 Chestnut Ave. SE #14
FWB FL 32548
850-244-1600
Private Owners
Khanh Nguyen
850-502-1004
Websites
Report Income Changes
What are the changes the family needs to report to caseworker in reference to your family circumstances?
- Income: increase or decrease
- Household composition: add or remove a member
- Assets: increase or decrease
- Expenses: increase or decreases for medical, childcare or disability assistance
- Student status: for person ages 18 or older who attend or no longer attend school full-time
Changes must be reported within 10 days. Please review the checklist for documents needed to process your request. Note: failure to submit required documentation will result in your request being denied or delayed.
Head of Household must complete and sign all forms where required. Household members age 18 or older are required to sign each form pertaining to their requested change. Please see below for additional instructions:
- Complete only the sections that pertain to the change you are reporting.
- If there is a household member with no income contact your caseworker for a Family expense form.
- Attach documentation only for the change you are reporting. For example, if you are no longer employed, please submit a copy of the separation notice from your employer.
It is our goal to process your changes as quickly as possible. It is important that you provide us with complete information in order to expedite your request. Failure to supply documents will delay processing your request.
Contact the office to receive your caseworker’s contact information.
If you email your verification, be sure to type "report Changes" in the subject line and include the first and last name of the head of household. Also if you don't receive any response back from the caseworker feel free to make contact with the caseworker by phone and find out if they have received your information.
Verification Checklist
Please attach the required verifications prior to submitting your request.
Adding Income/Reducing Income
- Provide a minimum of 3 consecutive paycheck stubs
- Provide an offer letter on company letterhead that includes the rate of pay and number of hours worked per week
- Provide Social Security or SSI benefit award letter(s), TANF, unemployment, adoption subsidy, etc.
- Provide verification of all other income, self-employment, child support, pensions, contributions, worker's compensation, etc.
Removing Income
- Provide a separation letter on company letterhead
- Termination letter of benefits, i.e. child support, Social Security, SSI, unemployment, TANF, etc.
- If a household member has zero income as a result of the change, the Zero Income Statement must be completed and signed by the member
Adding New Household Member(s) - Family Composition
- If adding a minor as a result of birth, adoption, or court-awarded custody, provide a birth certificate, verification of adoption, or verification of court-awarded custody within 30 calendar days
- Provide birth certificate for any new member being added
- Provide social security card for any new member being added
- Provide State-issued Driver's License or identification card for any adult being added
- The adult being added must fill out a complete application and signed the Criminal Background form with all supporting documentation.
- Complete Declaration of Citizenship Status for minors being added. If an adult is being added, adults must complete and sign for themselves
- Provide marriage certificate (if applicable)
Removing Household Member(s) - Family composition
- Complete the Statement of Family Member Move-Out form and proof of new resident (lease)
Adding or Removing Assets
- Provide bank statements, verification of stocks, bonds, certificates of deposits, life insurance policy, etc.
Change in Expenses - Medical, Disability Assistance Expense, Childcare
- Provide a print-out from the medical provider showing the amount paid out of pocket for the past 12 months, or a copy of a new monthly premium, amount for apparatus, attendant care, etc. (must qualify)
- Provide a written statement from the childcare provider indicating the child's name, the amount received, and frequency (weekly, bi-weekly, or monthly). The statement must include provider's contact information (must qualify)
Change in Student Status
- High school student (school registration)
- College student (verification of full-time student status)
Request for Tenancy Approval
Your participation in and satisfaction with Fort Walton Beach Housing Authority's (PHA's) Housing Choice Voucher Program is important! The purpose of this RFTA Instruction Guide is to help you navigate the leasing process and successfully submit all the required documentation with the Request for Tenancy Approval ("RFTA"). The Fort Walton Beach Housing Authority (PHA), landlord (referred to as the "owner" in this document), and applicant/client (referred to as the "tenant" in this document), each have different roles and responsibilities in the leasing process. This guide contains information on tenant and owner responsibilities as well as forms that need to be completed before a unit can be approved. You should review the entire guide, not only the sections which apply to you.
Note that an incomplete Request for Tenancy Approval ("RFTA") will not be accepted and attempting to submit an incomplete RFTA will delay the leasing process. Please read this guide carefully and if you have any questions regarding the leasing process, please contact Housing Choice Voucher Case Worker.
Once the completed RFTA has been accepted the FWBHA's Housing Choice Voucher Program will:
- Schedule and complete an inspection of the unit.
- Complete a rent reasonableness determination.
- Need a lease signed by tenant and owner
- Housing Assistance Payment mailed to the landlord
- Once the contract is received the HAP payment will be released. (first payment will be a Check after that it will be direct deposit if the HA has received the Contract back and signed.
Please note that if the unit does not pass the Housing Quality Standards inspection, and/or if the owner's requested rent is not reasonable, the unit will not be approved. If the unit is not approved, the FWBHA will notify the tenant to start a search for a new unit.
Delivery Instructions
The completed Request for Tenancy Approval (RFTA) must be delivered in person to the Fort Walton Beach Housing Authority's Housing Choice Voucher Office (by the tenant) between the hours of 8:00 a.m. - 4:30 p.m. Monday through Thursday. Please note that the FWBHA cannot move forward until the RFTA is completed in its entirety.
