HOC's main vehicle for providing rental assistance to HOC Customers is the Housing Choice Voucher (HCV) program. This HCV Program provides a rent subsidy to customers, based on a payment standard set by HOC and customers' household information, so that customers pay no more than 40% of total household income on housing.

Important Program Details

 

Project-Based vs. Tenant-Based Vouchers
There are two types of vouchers available through the HCV Program. Project-Based Vouchers (PBVs) are assigned to a specific building and custoemrs must reside in the building to receive assistance. Customers with Tenant-Based Vouchers can use their assistance at any home, apartment or other private market residence that meets household requirements, safety standards and rent reasonableness.

Section 8 v. HCV Program
The HCV Program, formerly known as “Section 8," provides assistance for very low-income households (single or family), the elderly, and the disabled to afford decent, safe, and sanitary housing in the private market. The HCV Program is funded by the US Department of Housing and Urban Development (HUD). 

Finding Housing with a Voucher
HOC Customers who receive vouchers may search for their own housing, which may include single-family homes, townhouses, and apartments, or even the family's present residence. Housing Choice Voucher assistance is portable anywhere in the United States, including Guam, Puerto Rico, Alaska, Hawaii, and the Virgin Islands.

Provided the housing selected meets the requirements of the program, the housing subsidy is paid to the landlord directly by the Housing Opportunities Commission on behalf of the family.

If you are landlord seeking more information about rent increase requests and responses, contract activity, or other questions, email [email protected].

Eligibility Requirements

 

To be considered eligible for the HCV Program, a family's gross income may not exceed 50% of the area median income (AMI), or meet the income guidelines established for the program. Applicants must be at least 18 years of age. The ability of HOC to provide assistance through the Housing Choice Voucher Program is dependent on funding availability. HOC is required to distribute 75% of its vouchers to applicants who qualify as "Extremely Low Income," as defined by the program.
 
Other Eligibility Criteria
In addition to qualifying for assistance through the HCV Program through income requirements, all applicants must be able to provide:
- the Social Security numbers for all family members age six (6) and older
- Signed release of information forms from all adults included in the application to participate a mandatory criminal background investigation. NOTE: If the investigation reveals a criminal charge within the past three (3) years, the Housing Choice Voucher application could be denied.
- Proof of U.S. Citizenship or a non-citizen with eligible immigration status. To prove eligible immigration status, you must have one of the following:
-- Resident Alien Card
-- Resident Alien Receipt Card
-- Arrival/Departure Record
-- Temporary Resident Card
-- Employment Authorization Card
-- Receipt issued by USCIS (U.S. Citizenship & Immigration Services) for the replacement of any of these items.

Every family member who is expecting to live in the household that is receiving Housing Choice Voucher assistance must have proof of eligibility (as stated above), with the following exception:
- If you are a "Mixed Family Household" then you are eligible for pro-rated (reduced) assistance. A "mixed family" is defined by HUD as:
--"any family whose members include those with citizenship or eligible immigration status AND those without citizenship or eligible immigration" 
-- If your family includes both eligible and non-eligible members, then you will be considered a "mixed family"

Porting a Voucher to Montgomery County

 

If you have a voucher issued from another jurisdiction, you may be able to "port" your voucher to be applied towards residency in Montgomery County, Maryland through HOC.
 
To port a voucher, you must first notify your caseworker at your current housing authority, who will determine your eligibility to port. If you are eligible to port your voucher, your current Housing Authority must mail or fax your portability packet to HOC.
 
The Housing Opportunities Commission of Montgomery County
c/o Guidy Paul, Housing Resources Division
231 East Deer Park Drive
Gaithersburg, MD 20877
 
To fax your portability packet, send to: 301-949-1665

Your Housing Authority may also contact HOC by emailing [email protected]

The current subsidy standards are as follow:
- The single head of household will be assigned a bedroom
- The head of household with a spousal relationship will be assigned a bedroom
- Beyond the head of household, two persons regardless of age or gender would be assigned one bedroom
- Live-in aides are provided a separate bedroom
- HOC is currently billing for all portable tenants at this time.
 
You will receive a letter or email within two weeks of receipt of your portability paperwork from your current Housing Authority to HOC. The letter/email will include information on establishing an appointment with an HOC staff member, who will issue your voucher. To reach the HOC Portability Hotline, call (240) 627-9797.

Mainstream Vouchers (HCV Program Set-Asides)

 

Mainstream Vouchers are simply Housing Choice Vouchers (previously known as "Section 8") that have been set aside specifically for people with disabilities.

The Mainstream Voucher Program applicant uses the voucher to find private market rental housing of their choice, provided the unit meets the Housing Choice Voucher Program requirements.
Once a rental unit is selected and approved, the Mainstream Voucher Program applicant pays a limited percentage of his or her income (generally 30% - 40%) as rent, with the balance of the rent being paid to the property owner by HOC through the (Mainstream) Housing Choice Voucher Program.

HOC HCV Customer Responsibilities

 

Like all HOC customers, if you are an HOC customer receiving housing assistance through the Housing Choice Voucher Program through HOC, you must abide by our HOC Customer Responsibilties. Additional responsibilites may be communicated by Housing Specialists, or other HOC staff, to HOC customers receiving assistance through the HCV Program.

HCV Landlord Responsibilities

 

HOC HCV Landlords must abide by certain responsibilities agreed to upon by HOC and the landlord in becoming an HOC HCV Landlord. These responsibilities require the landlord to:
Screen the family to be sure that they will be good renters. You should look at their rental history, credit history, and criminal history.
- Abide by your obligations of the lease to the renters/HOC customers
- Abide by your contractual obligations to HOC. This includes providing information to HOC, as requested
- Maintain the unit up to the standards of the Montgomery County Housing Code
- Follow fair housing and equal opportunity requirements
- Collect from the renters/HOC customers any security deposit, the customers' portion of the rent, and any charges to repair damage that the renters/HOC customers may have caused.
- Follow the law on security deposits, including interest payments and refunds when the HOC customer/renter moves out
- Enforce the HOC customers' responsibilities as defined by the lease
- Notify HOC if the renters/HOC customers violates the lease, or if there is any other discrepancy related to the renters/HOC customers
- Pay for utilities and services for which you are responsible under the lease

HOC Responsibilities to HOC HCV Customers

 

In efforts to respond to the needs of our HOC HCV Customers and Landlords, HOC agrees to the following responsibiltiies:
- Help families succeed in the program through prevention, intervention, and enforcement of the rules
- Actively help families, elderly and disabled people, and landlords participate in the program
- Follow fair housing and equal opportunity requirements
- Handle the process for applications, the waiting list, and selection for the program
- Determine who can live in the unit
- Request and check information about the family when they enter the program and while they are in the program
- Inspect the unit before the family moves in, and schedule an inspection once a year and when there is reason to believe that the unit may be damaged
- Determine whether the rent set by the landlord is allowed by the program and is reasonable
- Determine how much rent the family must pay to the landlord
- Notify landlord of any changes in subsidy
- Determine how much rent HOC will pay to the landlord. Make those rental payments on time
- Establish the utility allowance for the unit
- Enforce the contract with the landlord. Take action if the landlord does not maintain the unit up to program standards
- Investigate program compliance and potential fraud
- Offer a Family Self-Sufficiency Program and other services that will help families succeed 
- Provide quality customer service
- Regularly evaluate family eligibility for assistance through HOC

Unit Inspections

 

HOC conducts unit inspections in accordance with the Housing Quality Standards (HQS) established by the U.S. Department of Housing and Urban Development (HUD) to guarantee a basic level of health and safety for all units leased under the Housing Choice Voucher and Moderate Rehabilitation programs.

The inspector's primary concern is that the unit is decent, safe and sanitary. The inspector will walk through each room and verify that smoke alarms work, toilets flush, and appliances are functioning. Heating and air conditioning systems are checked, along with electrical outlets. The inspector will verify the number of bedrooms, and inspect the unit for rent reasonableness, assessing unit size, age of property, location and the condition of amenities. Any safety hazards are noted, along with defects or deterioration, such as peeling paint.

HUD has developed a booklet titled, "A Good Place to Live," to help landlords and tenants understand HUD’s standards. View here in English. 

HUD ha desarrollado un folleto titulado, "Un buen lugar para vivir," para ayudar a los propietarios e inquilinos comprender las normas de HUD. El está aquí en Español.

To learn more about inspections, and responsibilities of HOC, HOC customers, and HOC HCV Landlords in completing inspections, view our Customer and Landlord Expectations/Inspections Guidelines.

Call the HOC Call Center hotline for more information on inspections, Monday - Friday from 8:30am-5:00pm, at at (240) 627-9664.

HUD English: https://www.hud.gov/sites/documents/DOC_11735.PDF
HUD Spanish: https://www.hud.gov/sites/documents/593SPA.PDF
Customer and Landlord Exp: https://www.hocmc.org/images/files/ForOurCustomers/INSPECTION_GUIDELINE_-_LANDLORD-TENANT_EXPECTATIONS.pdf

Voucher Payment Standards

 

HOC follows HUD's Fair Market Rent Limits and Payment Standards to provide HOC customers receiving assistance through the HCV Program, and HOC HCV Program Landlords, with program-defined subsidies for rent payments. Learn more.

Grievances & Appeals

 

HOC customers have the right to request an informal grievance hearing where complaints against alleged arbitrary, unfair, or illegal practices can be aired and resolved. Participants of the Housing Choice Voucher program may request an informal grievance hearing only in matters pertaining to the termination of their assistance or reasonable accommodation.

To file an appeal, HOC customers may submit a self-service request through the Housing Path Self-Service Portal. 

For complete details, please read the HOC Grievance Procedures. 

Utility Rates

 

HOC follows the Utility Rates schedule developed by the US Department of Housing and Urban Development. View the rates here.

Frequently Asked Questions (FAQs)

 

 

HOC customers receiving assistance through the Housing Choice Voucher Program may find answers to some frequently asked questions below.

Do I need to update any information in Housing Path?
All HOC customers should update their contact information, and, if applicable, Waitlist applications on an annual basis. If you already have a Housing Path account, and have existing application(s), Housing Path will automatically send you communications via email regarding renewing your Housing Path application(s). If you have a Housing Path account and do not have an existing application(s), please ensure your contact information is updated in your Housing Path account on a period basis to ensure the head of household receives up-to-date, accurate information and requests for information from HOC. 

If you need assistance creating, or managing an existing, Housing Path account, contact HOC’s Call Center by email at [email protected], or by phone Monday - Friday from 8:30am - 5:00pm at (240) 627-9400.

Will I need to re-submit my certification paperwork?
HOC customers receiving assistance throug the HCV Program may need to update paperwork previously submitted for certifications and/or re-certifications on an as-needed basis. All forms must be signed and dated within 120 days of the issued voucher, or by an otherwise indicated deadline.

May I add additional members to the household who were not included in documents related to my voucher?
Only the original members, who were included on the initial application and (re)certification paperwork, may reside in the household. 

What if my income changes from the amount reported on the initial paperwork?
HOC will verify all reported income to confirm that you do not exceed the program income limits and remain qualified to receive a voucher.  Income limits vary according to your household size. The maximum income per household is listed in the Maximum Household Income Limits by Household Size chart below.

Maximum Household Income Limits by Household Size
Maximum Household Income

 

1 person $44,100
2 persons $50,400
3 persons $56,700
4 persons $63,000
5 persons $68,050
6 persons $73,100
7 persons $78,150
8+ persons $83,200

I was expecting to receive a voucher and don’t have anywhere to go.  Who can I talk to?
HOC does not provide emergency housing. If you were contacted by HOC to receive assistance through the Housing Choice Voucher Program, you should not change your current living situation until a voucher has been fully issued. If you need further clarification or assistance, email [email protected].

Does HOC have an HCV Administrative Plan?
Yes, HOC has an HCV Administrative Plan, available for public viewing here.