Thank your for your interest and participation with the Section 8 Housing Choice Voucher program. The success of the Section 8 Housing Choice Voucher Program depends on the participation of private property owners.
As a property owner participating in the Housing Choice Voucher Program, you must comply with certain regulations and procedures established by the United States Department of Housing and Urban Development (HUD) and the Housing Authority. The Housing Authority is committed to improving the efficiency of procedures to ensure that participating in the Program is a positive experience for owners.
Please take time to look through the following links.
If you have any further questions, please click below.
Learn more about the program.
Learn how to submit a rental listing to us.
NIRHA mails rent checks to landlords on the last working day of each month. Weekends and/or holidays may affect the time checks are received by the landlords.
Payments are remitted only after units pass inspection and the landlord and participating family complete all required documentation relating to annual reexaminations and or interim certifications (i.e. changes in income, family composition, etc).
Landlords are encouraged to sign up for direct deposit of the rent check.
No, families can only pay the amount specified by NIRHA. This amount reflects what the family can afford based on income and family composition reported to Section 8. It is considered fraud if the landlord requires the family to pay anything other than what is approved by NIRHA.
It is also fraud if the family pays any additional amounts not approved by NIRHA. Both parties could face fraud charges and ordered to repay any amounts paid by NIRHA for assistance made on behalf of the family. You may be banned from future participation and the family terminated from the program.
Only if approved by the landlord first. It is the landlord’s responsibility to conduct a screening of tenants and give approval.
After approval by the landlord, a request to add someone to the household of a current program participant MUST be placed in writing and submitted to the assigned Housing Specialist.
Landlords may request the same amount that would be required for families not receiving assistance. This is usually equivalent to one month's rent.
The maximum amount of rent payable is determined only after two points of negotiation are completed:
NOTE: At initial leasing of a unit, participating families are not allowed to pay more than 40% their of monthly adjusted income for rent and utilities.
Housing authorities are required to compare the rent paid for units being assisted to units not receiving assistance. The factors considered in each comparison are:
The purpose of “Rent Reasonableness” is to insure that a fair rent is paid for units selected for participation in the Housing Choice Voucher (HCV) program.
The rent charged for assisted units may not exceed rents for unassisted units; and the program does not have the effect of inflating rents in the community.
It is the owner’s responsibility to screen a family for suitability. NIRHA has no liability in this area. Owners/landlords are permitted to screen based on a family's tenancy history (contact prior landlords), and a family's background regarding factors such as drug-related criminal activity, etc.
Screening procedures used for HCV program families should not differ from procedures used for open market families.
The program is a three-way partnership between the landlord, the tenant and the housing authority.
The participating family must:
Inspectors are required to enforce the Housing Quality Standards (HQS) established by HUD to make certain assisted units meet minimum health and safety standards. . NIRHA requires additional standards in compliance as it relates to GFI outlets to be installed in bathrooms.
If the family is not currently living in the unit inspected, or the family already lives in the unit but just entering on the HCV program, NIRHA will not execute the contract or issue rent payments on the family’s behalf until the repairs are completed and reinspected by NIRHA inspectors.
If the family is going through the annual reexamination process and remaining in the same unit, the landlord must make the repairs otherwise the tenant will be advised to move if they want to continue receiving rental assistance, or the tenant may remain in the unit without rental assistance.
Families may call to request a complaint inspection if they believe something would not pass inspection. NIRHA staff will first advise the family to contact the landlord, and make the landlord aware of the concern and the opportunity to correct the matter. If NIRHA is advised that the landlord has not made appropriate repairs, an inspector will determine if the item is a failing situation. If the complaint is valid, the landlord is given a time frame in which to fix the problem. The length of time will be determined on whether the failing item is considered an emergency or not. If the failing item is not corrected within the designated time period, the monthly assistance payment will be prorated until the problem is resolved. If it appears the landlord does not intend to make the repairs, the family will advised to move in order to continue receiving rental assistance. Otherwise the family may remain in the unit without rental assistance.
Use the free property listing service! To submit a listing, see the instructions here.
The listings are updated weekly and will remain listed for 60 days. The listing will be available to eligible Housing Choice Voucher program families looking for a place to live.
Eligible families have been determined eligible for rental assistance. NIRHA has not screened the family for suitability as a renter. Families will contact you directly and you take it from there.
After completing your normal screening process, you make the final decision if you want to rent to them. You will not be under obligation to rent to one of our clients.
Some landlords are concerned that they will lose control of managing their property if they work with the Housing Choice Voucher (HCV) program. Below is a simple listing that compares the difference between renting to families not receiving assistance (open market landord) to those who are receiving assistance (HCV program landlord).
IowaHousingSearch.org is available for public use across the state of Iowa. This website is free and is designed to give renters, landlords, housing professionals, and social service providers access to detailed information about real-time rental housing vacancies.
IowaHousingSearch.org offers all Iowa Landlords, including those with affordable, asccessible, and special-needs housing, a free way to advertise properties while helping renters easily find units to fit specific needs.
As this service grows, the rental listings on our website will be eliminated.
To submit a rental unit to be listed in our rental units section, please do one of the following things.
Form for submitting information is available in the Landlord Forms section.
Please inform us when the unit is rented by calling (641) 423-1624.
Listings are updated weekly and will remain listed for 60 days. The listing will be available to eligible Housing Choice Voucher program applicants and participants looking for a place to live.
NIRHA makes no recommendation as to the suitability of tenants. This listing will be placed on the NIRHA website and bulletin board.
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Request for Tenancy Approval - Form for renters and landlords to complete to add a new unit. (pdf)Download
Tenancy Addendum- This is attached to the lease for the unit on the program. (pdf)Download
HAP Contract- Sample of the contract signed by the landlord and the housing authority. (pdf)Download
Landlord information Packet- Information for new and existing landlords to learn about the program. (pdf)Download
Inspection Long Form- Form used to conduct our inspections. This version shows HUD's requirements. (pdf)Download
Change of Ownership - Use you are selling your property to a new owner who will take over the rental (pdf)Download
Direct Deposit (pdf)Download
Rental Listing Request (pdf)Download
A Good Place to Live (pdf)Download