Part 3 of the Problems with Program Rentals covers the big 3 in programs. HPD, NYCHA, and FEPS.
HPD, NYCHA, And FEPS
For those that do not live in New York, there are two Section 8 programs in New York, unlike most states.
NYCHA –New York City Housing Authority – Section 8 is the largest city-run Section 8 in the country. It not only places tenants in NYCHA housing–projects– but also in privately owned homes.
The other Section 8 program is HPD Section 8. This is the one most people out of New York’s five boroughs know about. Oh did I mention that NYCHA is only in the five boroughs? It is not in the entire state of New York.
I will cover FEPS later in this article. It is different from HPD and NYCHA.
Note: The requirements to get a voucher from HPD or NYCHA change from time to time. Check the requirements online or contact your nearest program center. Do not take advice from a friend, check this out yourself.
LInk: NYCHA Requirements
http://www1.nyc.gov/site/nycha/eligibility/eligibility.page
Link: HPD Section 8
https://www1.nyc.gov/site/hpd/services-and-information/section-8.page
Program Confusion
The 2 different Section 8 programs are a source of much confusion. It occurs when a program recipient is not sure which program they have. Both programs are separate and distinct. A look at the package tells which program the recipient has.
Each has its own budget and chain of command. Both may offer the same amount for a rental. But in most cases, HPD offers slightly more and with a lot less hassle. Especially where the broker’s fee is concerned. This changes when either the city or the state and sometime both claim poverty.
NYCHA
The problems I have been talking about concerns NYCHA Section 8. HPD Section 8 is not widely used here. My exposure to it has been limited but the results have been better than with NYCHA.
NYCHA caseworkers are overwhelmed. There is considerable turnover in personnel. Workers who cared about the job retired. The next generation of workers sees the job as a 9 to 5. Poor information is a problem. Getting information is a challenge. NYCHA caseworkers are not easy to reach by phone. Don’t try calling when a major holiday is near. NYCHA does not work with the broker and owner should a tenant problem arise. Said to me,”It violates confidentiality.”
HPD
My experience with HPD Section 8 is different. Their workers are not overwhelmed. HPD workers answer their phones. Caseworkers work with owners and brokers if a problem arises with a tenant. I could go on but you get where I’m headed. A better experience with HPD.
NYCHA Hotline Service
NYCHA’s so-called Hotline for Owners has become more useless than it was before. Owners have complained time again that they cannot get any assistance worth mentioning.
Owner’s Take Note: Section 8 and other program tenant cases are considered “confidential.” No information, as well as help, is forthcoming.
FEPS
The FEPS program – formally Jiggetts – will not assist an owner in removing a tenant. It is against their reason for being.
FEPS means Family Eviction PREVENTION Subsidy, prevention being the operative word. Their job is to get the tenant in not help you get them out. So what happens if you get stuck with the tenant from hell that FEPS help place. Answer: NOTHING
Unlike NYCHA and HPD, different organizations administer the FEPS program.
Example: Catholic Charities can offer FEPS to program tenants. It is not unusual to have a prospect come to a real estate company with FEPS that did not come from a city entity.
Reminder to owner’s: FEPS will not assist you in tenant removal. Even if the tenant lied to FEPS, forged a lease, lied to the owner and stopped making rent payments after moving in. Read Why I completely dislike the FEPS program to find out why.
Prepare for Battle
In the battle to remove a bad tenant, FEPS does not care. It’s your problem. They get them in, you have to get them out. In the State of New York–known for the toughest tenant-landlord courts in the country–prepare for a battle. A long expensive battle. It is not unusual for an eviction to take several months to a year.
Note: If you have an elderly tenant it could take longer.
Left High and Dry
As for Section 8 time and again this program has left owners high and dry. When tenants don’t follow Section 8 rules; removal from the program is the result.
The owner is now left with the burden of removing the tenant from the apartment. This process can take more than a year and cost the owner thousands in lost rent, as well as lost time from work.
It is no small wonder a precious few want anything to do with programs. I repeat PROGRAMS not tenants.
When Section 8 Was King
The situation that exists today was not always thus. Programs once were the bread and butter of brokers, agents, and owners. But their continued failure in support resulted in a drop off of willing owner participants. See: When Section 8 was King
Note: There are brokerages that will not touch rentals. This is because they are time-consuming and expensive to promote. Add to that the problems that I have listed. And you–mister and misses program tenant–can see why you have a hard time locating a place to live. Read: Why can’t I find a NYCHA Section 8 Apartment?
By no means is this all to be said on this matter. But I have no intention of spending the rest of my life on the failure of programs. I can only hope that the next mayor will do more to uplift programs.
Disclaimer
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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