The Housing Choice Voucher (HCV) program is the federal governments primary program for assisted very low-income families, the elderly, and persons with disabilities to afford decent safe and sanitary housing in the private market. Since housing assistance is provided on behalf of the HCV tenant, participants are able to find their own housing, including single family homes, townhouses, and apartments. Housing Choice vouchers are administrated locally by Housing Authority agencies that receive federal funds from the U.S. Department of Housing and Urban Development (HUD). This means that the tenant, landlord and Housing Authority all have obligations and responsibilities under the HCV program. A brief summary of each party’s role is below:
HUD: HUD provides funds to allow Housing Authorities to make housing assistance payments on behalf of the HCV tenants. HUD monitors administration of the program to ensure program rules are properly followed.
Housing Authority: Wayne Metropolitan Housing Authority (WMHA) administers the HCV program locally and provides the HCV tenant with the housing assistance. The PHA must examine the tenant’s income, household composition and ensure that their housing unit meets minimum housing quality standards. WMHA enters into a contract with the landlord to provide housing assistance payments on behalf of the family.
Landlord: The role of the Landlord in the HCV program is to provide decent, safe, and sanitary housing to a tenant at a reasonable rent. The dwelling unit must pass the housing quality standards and be maintained up to those standards as long as the owner receives housing assistance payments. The Landlord enters into a lease agreement with the tenant.
Tenant: When a tenant selects a housing unit, they are expected to comply with lease and the program requirements, pay their share of rent on time, maintain the unit in good condition and notify the WMHA of any changes in income or family composition.
The Section 8 Housing Choice Voucher Program operates off of a waiting list and families must meet eligibility requirements based on federal guidelines.
An applicant family (Wayne County) must initially meet the following income guidelines:
| Family Size Maximum Annual Income | |
| 1 person $30,600 | |
| 2 person $34,950 | |
| 3 person $39,300 | |
| 4 person $43,650 | |
| 5 person $47,150 | |
| 6 person $50,650 | |
| 7 person $54,150 | |
| 8 person $57,650 |
Holmes County Income Limits
| Family Size Maximum Annual Income | |
| 1 person $32,300 | |
| 2 person $36,900 | |
| 3 person $41,500 | |
| 4 person $46,100 | |
| 5 person $49,800 | |
| 6 person $53,500 | |
| 7 person $57,200 | |
| 8 person $60,900 |
Ashland County Income Limit
| Family Size Maximum Annual Income | |
| 1 person $28,550 | |
| 2 person $32,600 | |
| 3 person $36,700 | |
| 4 person $40,750 | |
| 5 person $44,050 | |
| 6 person $47,300 | |
| 7 person $50,550 | |
| 8 person $53,800 |
Rents are determined by the size of the unit (number of bedrooms). The U.S. Department of Housing and Urban Development publishes “Fair Market Rents” for each geographic area annually for each size. A “Payment Standard” is the maximum amount of subsidy or rental assistance that the Housing Authority can contribute for a family’s housing needs. That amount includes both rent and utility costs. Payments standards used by Wayne Metropolitan Housing Authority are 100% and 110% of Fair Market Rents. The following list shows both Fair Market Rents and Payments Standards for each size unit for each county served:
(Fair Market Rents and Payment Standards are subject to change by publication from HUD.)
Effective 01/01/2024
Wayne County
| Unit Size Efficiency 1 bedroom 2 bedroom 3 bedroom 4 bedroom 5 bedroom 6 bedroom | Fair Market Rent $ 634 $ 703 $ 911 $ 1,149 $ 1,292 $ 1,486 $ 1,680 | Payment Standard $ 735 $ 794 $ 1,038 $ 1,323 $ 1,446 $ 1,662 $ 1,879 |
Ashland County
| Unit Size Efficiency 1 bedroom 2 bedroom 3 bedroom 4 bedroom 5 bedroom 6 bedroom | Fair Market Rent $ 583 $ 655 $ 860 $ 1,110 $ 1,397 $ 1,606 $ 1,816 | Payment Standard $ 647 $ 727 $ 955 $ 1,232 $ 1,545 $ 1,777 $ 2,009 |
Holmes County
| Unit Size Efficiency 1 bedroom 2 bedroom 3 bedroom 4 bedroom 5 bedroom 6 bedroom | Fair Market Rent $ 639 $ 655 $ 860 $ 1,040 $ 1,145 $ 1,317 $ 1,488 | Payment Standard $ 703 $ 721 $ 946 $ 1,144 $ 1,248 $ 1,435 $ 1,622 |
More Info:
A Landlord’s Guide to the Housing Choice Voucher Program (HCV)
