Mention the word “program” to an owner and your conversation may have just taken a turn for the worse. In the article When Section 8 Was King I detail the fall of the once sought after NYCHA Section 8 program. The failure of that program and others have left a bitter taste in the owner’s mouths. But there is one program that seems to be addressing both sides of the program rental equation. LINC maybe the new hope for rental programs.
But it too has weaknesses that prevent it from being embraced by owners. The big three are:
- Security Vouchers instead of cash.
- HRA decides how much to pay in security once the tenant moves out.
- Program dependent on funding but the program does not state the owner’s recourse is if funding stops.
Ignoring the word “Program”, these 3 items are the main stumbling blocks for LINC.
Still the program
Once again it is the program that is the problem, not the tenant. Program or not tenants are just people. Some a god-sent. Some of the tenants are from hell. There is no way to tell what you will get based on a title.
But programs are different. Bad is bad, weak is weak. LINC shows that occasionally we get a good one.
Taking on LINC
My most recent experience with LINC was better than expected. An owner I represent decided to give it a chance. She didn’t need the money or liked the LINC program. But she wanted to help the tenant.
We reviewed the program. And after some discussion, the owner decided to take on the program. Any problems with the program would be dealt with later.
Quick Inspection
The approval process was the same as other programs. Then came the inspection. Inspections take place Monday through Friday, early morning to late afternoon.
Need to reschedule? No Problem.
The apartment needed major repairs because the previous tenant damaged it so badly. Repairs took longer than anticipated. We rescheduled several times. But no matter how many times we re-scheduled, the inspection unit accommodated us with a new inspection date the same day.
Side note: I was pleased with the service and professionalism of the inspection unit.
Inspection Day is here
On the day of the inspection, the inspector showed up early, yes I said early. I usually show up at the location early myself. To my surprise, the inspector pulled up to the location ten minutes after I got there.
He did the inspection and we passed. He told us this right after the inspection. The inspector then gave us documentation stating the same before he left.
There was no waiting for several days for the inspector to submit his report. And no endless calls to the inspection unit trying to reach someone for the results. So far so good.
Support for owners
But the best was yet to come. The caseworker worked with us throughout the entire process. He stayed in touch and contacted the inspection unit when I was too busy.
At the closing, he was informative about what steps would be coming next. He told us how long he would remain with the case until it was transferred to another person. He let us know how to contact that person if he or she did not contact us first. Most importantly the caseworker gave us working phone numbers to those we could contact if we had a problem with the tenant this included him.
Home Support Unit
One number he gave us was to the Home Support Unit. He explained their role in this process. He stated that they would be of assistance to the owner should any problem arise. This included the tenant or the rent.
I spoke with the Home Support person at a later date. She had contacted the owner seeking another apartment. I returned the call on behalf of the owner and got a live person on the second ring. I actually asked if I was talking to a real person and not a recording, seriously I did.
The LINC Rental Programs
There are multiple LINC programs, I have no experience with the others. I can only say that LINC III is working out fine. Could this be the change in programs that will encourage owners to once again trust programs?
Unfortunately no, the word “program” is still reviled by most owners. It will still be some time before LINC is accepted. I can only hope that the city will not disrupt the program. Instead, the city should institute the procedures and practices of LINC into other programs, especially Section 8.
LINC maybe the light at the end of the proverbial tunnel but the tunnel is a long one. And that light is just a glimmer.
Update: The LINC program has been changed. Here is the link to the program that has replaced it City FHEPS
You just read: LINC: A New Hope for Rental Programs
Disclaimer: I am not a lawyer and nothing stated here is legal advice. This article applies to the five boroughs of New York. All information deemed accurate but not guaranteed. Always check the real estate laws in your part of the country.
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