housing choice voucher landlord quarterly news
April 2015
HOUSING CHOICE VOUCHER LANDLORD QUARTERLY NEWS New Pennsylvania Abandoned Personal Property Law On December 22, 2014, Pennsylvania Act 167 of 2014 (Disposition of Abandoned Personal Property) took effect. Act 167 defines the situations in which personal property may be considered abandoned by a tenant. The new law states that a landlord may remove personal property left behind by a previous tenant ONLY if any of the following apply: •
The resident vacated the unit following the termination of a written lease;
•
An eviction order, or order for possession, has been entered and the resident has vacated and removed substantially all personal property;
•
An eviction order, or order for possession, in favor of the owner has been executed;
•
The resident has provided the landlord with written notice or a forwarding address and has vacated the unit and removed substantially all personal property; OR
•
The resident has vacated the unit without communicating an intent to return, the rent is more than 15 days past due and, following those events, the landlord has posted notice of the tenant’s rights regarding the property.
F ol
er low us on Twitt
https://twitter.com/hacp1
Before removing or disposing of abandoned personal property, the landlord must provide written notice to the tenant. The notice should be sent via first class mail to the leased address and any forwarding address (including any address provided for emergency purposes). The written notice must be in the following form: Personal property remaining at (unit address) is now considered to have been abandoned. Within ten days of the postmark date of this notice, you must retrieve any items you wish to keep or contact your landlord (telephone and address) to request that the property be retained or stored. If requested, storage will be provided for up to thirty days from the postmark date of this notice at a place of your landlord’s choosing, and you will be responsible for costs of storage. There are two exceptions to the above ten day notification period. First, if the landlord has knowledge or is notified of a protection from abuse order for the protection of the tenant or another family member, the landlord must not dispose or take control of the personal property for 30 days from the date of the notice, and must store the property for up to 30 days if requested by the tenant. Second, the Act does not apply to property left behind due to a tenant’s death. In those cases, Pennsylvania law regarding decedent’s estates dictates how property is to be handled.
One final note: Act 167 of 2014 imposes severe penalties for non-compliance. Landlords who violate any of the new law’s provisions may be subject to triple damages, reasonable court fees and court costs.
HACP to Recognize Good Property Management Through the New Preferred Owners Program The success of our Housing Choice Voucher (HCV) Program depends on the hard work and dedication to good property management of you, our landlord partners. In an effort to reward those of you who have demonstrated extraordinary commitment to the HCV Program and quality property management, HACP has created the Preferred Owners Program offering a number of landlord benefits including: • • •
Biennial inspection schedules; Vacancy payments; and Priority placement on our property listing site.
Details about membership qualifications, as well as how to apply for the program, will be available on our website later this month (http://www.hacp.org/ business-opportunities/landlord-resources). Or, you may contact Stacy Pethia, Landlord Outreach Coordinator, for more information: 412-456-5000, ext. 4004, or [email protected].
W E L C OM E Please Welcome Brett Oswalt, HACP’s new Landlord Support Representative HACP is very happy to introduce, Brett Oswalt, our new Landlord Support Representative. Brett’s previous experience includes a Paralegal/Office Manager position with the Colaizzi Law Firm and as a Contributing Writer at numberFire, a sports analytic platform. Brett is responsible for processing all rent increase and change of owner requests, as well as for providing support to all of our program’s landlords and property owners. Please feel free to introduce yourself to Brett the next time you visit our office. Brett Oswalt Landlord Support Representative 412-456-5000, ext. 4034 [email protected]
HCV Program Resident Success Stories The Housing Choice Voucher Program was designed to not only help low-income families afford decent and safe housing, but also to support their efforts to become financially self-sufficient. All of us at the HACP are always excited when one of our program participants graduates from the program, and we would like to share some of those success stories with you. Below is a letter we recently received from one of our Housing Choice Voucher Program participants, informing us she no longer needs our assistance. Congratulations, Ebony, and a huge thank you to all of our landlords! It is your willingness to help our low-income neighbors that success stories, like Ebony’s, are possible.
Eviction Prevention Assistance The Urban League of Greater Pittsburgh, in partnership with Community Human Services and the Allegheny County Department of Human Services Bureau of Homeless Services, are working to prevent homelessness through the Eviction Prevention Program (EPP). EPP assistance is available to households participating in any of the Housing Choice Voucher programs operating within Allegheny County, including families served by the Housing Authority of the City of Pittsburgh. To apply for assistance, tenants must have received notice from their landlord that the lease termination process has begun; must provide proof of payment towards the rental arrearage along with a written repayment plan that fits within their financial capacity and confirms with the landlord’s written policy; and must attend a household budgeting counseling session. Landlords have the right to proceed with the eviction if the tenant fails to pay the rent arrears as agreed. Up to $1,000 in funds for a single household, or $1,500 for a family, may be provided through the EPP but may not exceed more than 50% of the back rent owed by the tenant. For more information about this program, please contact Community Human Services on 412-246-1649 or the Urban League of Greater Pittsburgh, 412-227-4164. Program brochures are also available in the HACP’s Housing Choice Voucher office.
Upcoming Training Sessions New Landlord Orientation Tuesday, May 12, 2015 6:30 – 8:30 p.m. 200 Ross Street, 13th Floor Wherrett Conference Room Provides an overview of the Housing Choice Voucher Program and working with the Housing Authority of the City of Pittsburgh. Open to landlords new to the HCV program, as well as long-term landlords looking for a refresher course.
Rent Reasonableness, Housing Assistance Payments and Voucher Payment Standards Tuesday, June 16, 2015 6:30 – 8:30 p.m. 200 Ross Street, 9th Floor HACP Board Room Explains the process for determining reasonable rents for HCV program housing units, as well as what Housing Assistance Payments and the Voucher Payment Standards are and how each is determined.
Mental Health First Aid Rescheduled Thursday & Friday, June 18 – 19, 2015 This 8-hour course teaches participants how to identify, understand and respond to signs of mental illness and substance abuse. The course will focus on the needs of veterans, making the course particularly beneficial to anyone working with our HUD-VASH program.
www.hacp.org
From Our Partners Mercy Behavioral Health offers individuals supportive residential housing services on an as-needed basis. Our programs include: • Community Supportive Housing – Individualized support so that persons who are independent in many areas and hold their own lease, own their own home, or live with family or friends can successfully manage community living. • Road to Home – A series of classes to help individuals successfully find and rent housing in the community. If you have specific questions regarding MBH’s housing programs and services, please contact Jill Allen, Mercy Behavioral Health (MBH) residential utilization care manager, at 412-697-0705.
HOUSING CHOICE VOUCHER LANDLORD QUARTERLY NEWS New Pennsylvania Abandoned Personal Property Law On December 22, 2014, Pennsylvania Act 167 of 2014 (Disposition of Abandoned Personal Property) took effect. Act 167 defines the situations in which personal property may be considered abandoned by a tenant. The new law states that a landlord may remove personal property left behind by a previous tenant ONLY if any of the following apply: •
The resident vacated the unit following the termination of a written lease;
•
An eviction order, or order for possession, has been entered and the resident has vacated and removed substantially all personal property;
•
An eviction order, or order for possession, in favor of the owner has been executed;
•
The resident has provided the landlord with written notice or a forwarding address and has vacated the unit and removed substantially all personal property; OR
•
The resident has vacated the unit without communicating an intent to return, the rent is more than 15 days past due and, following those events, the landlord has posted notice of the tenant’s rights regarding the property.
F ol
er low us on Twitt
https://twitter.com/hacp1
Before removing or disposing of abandoned personal property, the landlord must provide written notice to the tenant. The notice should be sent via first class mail to the leased address and any forwarding address (including any address provided for emergency purposes). The written notice must be in the following form: Personal property remaining at (unit address) is now considered to have been abandoned. Within ten days of the postmark date of this notice, you must retrieve any items you wish to keep or contact your landlord (telephone and address) to request that the property be retained or stored. If requested, storage will be provided for up to thirty days from the postmark date of this notice at a place of your landlord’s choosing, and you will be responsible for costs of storage. There are two exceptions to the above ten day notification period. First, if the landlord has knowledge or is notified of a protection from abuse order for the protection of the tenant or another family member, the landlord must not dispose or take control of the personal property for 30 days from the date of the notice, and must store the property for up to 30 days if requested by the tenant. Second, the Act does not apply to property left behind due to a tenant’s death. In those cases, Pennsylvania law regarding decedent’s estates dictates how property is to be handled.
One final note: Act 167 of 2014 imposes severe penalties for non-compliance. Landlords who violate any of the new law’s provisions may be subject to triple damages, reasonable court fees and court costs.
HACP to Recognize Good Property Management Through the New Preferred Owners Program The success of our Housing Choice Voucher (HCV) Program depends on the hard work and dedication to good property management of you, our landlord partners. In an effort to reward those of you who have demonstrated extraordinary commitment to the HCV Program and quality property management, HACP has created the Preferred Owners Program offering a number of landlord benefits including: • • •
Biennial inspection schedules; Vacancy payments; and Priority placement on our property listing site.
Details about membership qualifications, as well as how to apply for the program, will be available on our website later this month (http://www.hacp.org/ business-opportunities/landlord-resources). Or, you may contact Stacy Pethia, Landlord Outreach Coordinator, for more information: 412-456-5000, ext. 4004, or [email protected].
W E L C OM E Please Welcome Brett Oswalt, HACP’s new Landlord Support Representative HACP is very happy to introduce, Brett Oswalt, our new Landlord Support Representative. Brett’s previous experience includes a Paralegal/Office Manager position with the Colaizzi Law Firm and as a Contributing Writer at numberFire, a sports analytic platform. Brett is responsible for processing all rent increase and change of owner requests, as well as for providing support to all of our program’s landlords and property owners. Please feel free to introduce yourself to Brett the next time you visit our office. Brett Oswalt Landlord Support Representative 412-456-5000, ext. 4034 [email protected]
HCV Program Resident Success Stories The Housing Choice Voucher Program was designed to not only help low-income families afford decent and safe housing, but also to support their efforts to become financially self-sufficient. All of us at the HACP are always excited when one of our program participants graduates from the program, and we would like to share some of those success stories with you. Below is a letter we recently received from one of our Housing Choice Voucher Program participants, informing us she no longer needs our assistance. Congratulations, Ebony, and a huge thank you to all of our landlords! It is your willingness to help our low-income neighbors that success stories, like Ebony’s, are possible.
Eviction Prevention Assistance The Urban League of Greater Pittsburgh, in partnership with Community Human Services and the Allegheny County Department of Human Services Bureau of Homeless Services, are working to prevent homelessness through the Eviction Prevention Program (EPP). EPP assistance is available to households participating in any of the Housing Choice Voucher programs operating within Allegheny County, including families served by the Housing Authority of the City of Pittsburgh. To apply for assistance, tenants must have received notice from their landlord that the lease termination process has begun; must provide proof of payment towards the rental arrearage along with a written repayment plan that fits within their financial capacity and confirms with the landlord’s written policy; and must attend a household budgeting counseling session. Landlords have the right to proceed with the eviction if the tenant fails to pay the rent arrears as agreed. Up to $1,000 in funds for a single household, or $1,500 for a family, may be provided through the EPP but may not exceed more than 50% of the back rent owed by the tenant. For more information about this program, please contact Community Human Services on 412-246-1649 or the Urban League of Greater Pittsburgh, 412-227-4164. Program brochures are also available in the HACP’s Housing Choice Voucher office.
Upcoming Training Sessions New Landlord Orientation Tuesday, May 12, 2015 6:30 – 8:30 p.m. 200 Ross Street, 13th Floor Wherrett Conference Room Provides an overview of the Housing Choice Voucher Program and working with the Housing Authority of the City of Pittsburgh. Open to landlords new to the HCV program, as well as long-term landlords looking for a refresher course.
Rent Reasonableness, Housing Assistance Payments and Voucher Payment Standards Tuesday, June 16, 2015 6:30 – 8:30 p.m. 200 Ross Street, 9th Floor HACP Board Room Explains the process for determining reasonable rents for HCV program housing units, as well as what Housing Assistance Payments and the Voucher Payment Standards are and how each is determined.
Mental Health First Aid Rescheduled Thursday & Friday, June 18 – 19, 2015 This 8-hour course teaches participants how to identify, understand and respond to signs of mental illness and substance abuse. The course will focus on the needs of veterans, making the course particularly beneficial to anyone working with our HUD-VASH program.
www.hacp.org
From Our Partners Mercy Behavioral Health offers individuals supportive residential housing services on an as-needed basis. Our programs include: • Community Supportive Housing – Individualized support so that persons who are independent in many areas and hold their own lease, own their own home, or live with family or friends can successfully manage community living. • Road to Home – A series of classes to help individuals successfully find and rent housing in the community. If you have specific questions regarding MBH’s housing programs and services, please contact Jill Allen, Mercy Behavioral Health (MBH) residential utilization care manager, at 412-697-0705.
