Glossary

Plain-language definitions for every term you will encounter. Browse by letter or filter by category.

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Voucher Program32Housing Terms73Eligibility46Inspections16Tenant Rights20Financial36

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A

AMI

Area Median Income, the midpoint household income for a metro area used to set eligibility limits.

Eligibility

Annual Inspection

Yearly HQS review of a voucher-assisted unit to ensure it continues to meet health and safety standards.

Inspections

Abatement

Suspension of HAP payments to a landlord when a unit fails to meet HQS after a correction deadline.

Housing Terms

Absorb

When a receiving PHA takes full responsibility for a portable voucher, issuing its own subsidy.

Voucher Program

Annual Recertification

Yearly review of a voucher household's income, assets, and family composition to recalculate rent.

Housing Terms

Adjusted Income

Annual income minus HUD-allowed deductions, used to calculate the tenant's share of rent.

Eligibility

Annual Income

Total anticipated income from all sources for all adult household members over the next 12 months.

Eligibility

Asset Income

Income derived from household assets such as bank interest, dividends, or rental property earnings.

Eligibility

Administrative Plan

PHA document describing local policies and procedures for administering the voucher program.

Housing Terms

Annual Plan

Yearly PHA document submitted to HUD outlining goals, policies, and programs for the coming year.

Housing Terms

Administrative Fee

Monthly fee HUD pays the PHA for each voucher administered, covering operational costs.

Financial

Applicant

Person or family that has submitted an application to a PHA for housing voucher assistance.

Eligibility

Affordable Housing

Housing where the occupant pays no more than 30% of gross income for rent and utilities.

Housing Terms

Annual Contributions Contract

Agreement between HUD and a PHA providing federal funds to operate the voucher program.

Housing Terms

ACC Units

Maximum number of voucher units a PHA is authorized to administer under its HUD contract.

Housing Terms

Accessible Unit

Rental unit designed or modified to be usable by persons with physical disabilities.

Tenant Rights

Absence from Unit

Extended time away from the voucher unit, with rules typically limiting absences to 180 days.

Housing Terms

B

Billing

When a receiving PHA administers a portable voucher but bills the costs back to the initial PHA.

Voucher Program

Briefing

Orientation session where the PHA explains voucher rules, responsibilities, and the housing search process.

Voucher Program

Budget Utilization

Percentage of a PHA's annual housing assistance budget actually spent on HAP payments.

Financial

C

Childcare Deduction

Deduction for childcare costs that enable a household member to work, seek work, or attend school.

Eligibility

Contract Rent

Monthly rent amount the landlord charges for the unit as stated in the lease agreement.

Financial

Co-Head

Second adult in the household who shares equal responsibility with the head of household.

Eligibility

Criminal Background Check

Review of an applicant's criminal history, with certain offenses potentially barring program participation.

Eligibility

Carbon Monoxide Detector

HQS requirement for CO detectors in units with combustion appliances or attached garages.

Inspections

Consent Form

Authorization signed by the applicant allowing the PHA to verify income, identity, and background.

Eligibility

Citizenship Declaration

Signed statement declaring U.S. citizenship or eligible immigration status for voucher participation.

Eligibility

Continuum of Care

Regional planning body coordinating homeless assistance programs including voucher referrals.

Housing Terms

Coordinated Entry

Standardized system for assessing and prioritizing homeless individuals for housing assistance.

Housing Terms

Competitive Selection

Process by which a PHA selects properties to receive project-based voucher allocations.

Housing Terms

Closed Waiting List

Period when a PHA is not accepting new applications because the waiting list is full.

Eligibility

Concentration Area

Neighborhood with high poverty rates where PHAs may limit new voucher placements.

Housing Terms

Compliance Monitoring

PHA activities to ensure landlords and tenants follow program rules throughout the tenancy.

Housing Terms

Case Management

Individualized support connecting voucher holders with services to improve stability and self-sufficiency.

Voucher Program

Correction Period

Time given to a landlord to fix HQS violations before the PHA takes further action.

Inspections

Contract Termination

PHA ending of the HAP contract with a landlord due to violations or failed inspections.

Housing Terms

D

Deductions

Allowances subtracted from annual income such as dependent, elderly, disability, and medical deductions.

Eligibility

Dependent Deduction

A $480 per dependent annual deduction from income for each qualifying household member.

Eligibility

Disability Deduction

A $400 annual deduction from income for households headed by a person with a qualifying disability.

Eligibility

Drug-Related Activity

Drug-related criminal activity that can result in denial of admission or termination from the program.

Eligibility

Due Process

Right of voucher holders to receive notice and an opportunity to be heard before adverse actions.

Tenant Rights

Disability

Physical or mental impairment that substantially limits one or more major life activities.

Eligibility

Domestic Violence

VAWA protections ensuring voucher holders fleeing abuse cannot be denied assistance or terminated.

Tenant Rights

Damage Claim

Landlord request for compensation for tenant-caused damage beyond normal wear and tear.

Housing Terms

Denial of Admission

PHA decision to reject a voucher application based on eligibility criteria or background screening.

Eligibility

Deconcentration

HUD policy encouraging PHAs to help voucher holders move out of high-poverty neighborhoods.

Housing Terms

Date and Time

Waiting list ordering method where applicants are ranked by the date and time of application receipt.

Eligibility

E

Escrow

Savings account in the FSS program where increased rent from higher earnings is deposited for the family.

Financial

EIV

Enterprise Income Verification system, a HUD database PHAs use to verify tenant income and benefits.

Eligibility

Elderly Deduction

A $400 annual deduction from income for households headed by someone age 62 or older.

Eligibility

Extension

Additional search time granted by the PHA when a voucher holder cannot find housing before expiration.

Voucher Program

Extremely Low-Income

Household earning at or below 30% of the area median income or the federal poverty level.

Eligibility

Eligible Immigration Status

Citizenship or immigration classification required for at least one household member to receive a voucher.

Eligibility

Exception Payment Standard

Payment standard set above 110% of FMR, requiring HUD approval for designated high-cost areas.

Financial

Emergency Housing Voucher

Voucher allocated to assist individuals experiencing homelessness or fleeing domestic violence.

Voucher Program

Elderly Family

Household where the head, co-head, or sole member is age 62 or older.

Eligibility

Emergency Transfer

Expedited move allowed under VAWA for voucher holders in danger from domestic violence.

Tenant Rights

Eviction

Legal process by which a landlord removes a tenant from a rental unit for cause.

Housing Terms

Environmental Review

Assessment required before project-based vouchers can be awarded to a specific property or site.

Housing Terms

F

Fair Market Rent

HUD-determined rent estimate for a modest unit in a specific area, used to set payment standards.

Financial

FMR

Fair Market Rent, the HUD-published rent ceiling used as a basis for voucher subsidy calculations.

Financial

Fair Housing Act

Federal law prohibiting discrimination in housing based on race, color, religion, sex, or other classes.

Tenant Rights

Fraud

Intentional misrepresentation of income, family composition, or other facts to receive voucher benefits.

Housing Terms

FSS

Family Self-Sufficiency program helping voucher holders increase earnings and build savings.

Voucher Program

Five-Year Plan

Strategic plan submitted by the PHA to HUD describing long-term goals for housing assistance.

Housing Terms

Foster Youth to Independence

Voucher program providing housing assistance to young adults aging out of foster care.

Voucher Program

Family Unification Program

Voucher program for families at risk of separation or youth aging out of foster care.

Voucher Program

Flat Rent

Alternative rent option in public housing set at market value, not available in the voucher program.

Financial

Fraud Recovery

PHA effort to recoup overpaid subsidies resulting from participant fraud or unreported income.

Financial

Family Obligations

Program rules voucher families must follow, including reporting income changes and allowing inspections.

Housing Terms

G

Gross Rent

Total housing cost including contract rent plus the PHA-established utility allowance.

Financial

Good Cause Eviction

Requirement that a landlord must have legitimate grounds to evict a voucher-assisted tenant.

Housing Terms

Grievance Procedure

Formal process for resolving disputes between a PHA and program participants.

Tenant Rights

Grievance

Formal complaint filed by a voucher holder challenging a PHA decision or action.

Tenant Rights

H

Housing Choice Voucher

Federal rental subsidy allowing low-income families to choose housing in the private market.

Voucher Program

HUD

U.S. Department of Housing and Urban Development, the federal agency overseeing voucher programs.

Housing Terms

HAP

Housing Assistance Payment, the monthly subsidy the PHA pays directly to the landlord.

Financial

HQS

Housing Quality Standards, the minimum health and safety criteria a unit must pass for voucher use.

Inspections

Hardship Exemption

Waiver of minimum rent for families experiencing financial hardship due to specific qualifying events.

Tenant Rights

HAP Contract

Agreement between the PHA and landlord specifying the subsidy amount and program obligations.

Housing Terms

Head of Household

Adult family member designated as the primary responsible person on the voucher application.

Eligibility

Household Composition

List of all persons approved to live in the voucher-assisted unit, determining voucher bedroom size.

Eligibility

HAP Reserves

Unspent housing assistance funds a PHA holds in reserve for future subsidy payments.

Financial

Homeownership Voucher

Option allowing eligible voucher holders to use their subsidy toward mortgage payments instead of rent.

Voucher Program

Homeless

Individual or family lacking a fixed, regular, and adequate nighttime residence.

Eligibility

Housing Assistance

Federal subsidy provided to eligible low-income families to reduce their housing cost burden.

Housing Terms

HUD-VASH Case Manager

VA social worker providing supportive services to veterans receiving VASH housing vouchers.

Voucher Program

Housing Navigator

Staff person who helps voucher holders find landlords willing to accept their voucher.

Housing Terms

Housing Counseling

Advisory services helping voucher holders understand their rights, budgeting, and housing options.

Housing Terms

Hearing Officer

Impartial person who conducts the informal hearing and makes a decision on the PHA's proposed action.

Tenant Rights

Housing Search Assistance

Help provided by PHAs or partners to voucher holders looking for units that accept vouchers.

Housing Terms

Housing Authority Board

Governing body that oversees PHA operations and sets local voucher program policies.

Housing Terms

I

Income Limit

Maximum household income to qualify for a voucher, set at 50% or 80% of area median income.

Eligibility

Initial Inspection

HQS inspection conducted before a voucher holder moves into a new unit to confirm it meets standards.

Inspections

Informal Hearing

Process where a voucher holder can dispute a PHA decision such as termination or denial of benefits.

Tenant Rights

Interim Recertification

Income review conducted between annual reviews when a family reports a significant change in income.

Housing Terms

Income Verification

Process of confirming a household's reported income through third-party sources and documentation.

Eligibility

Income Targeting

HUD rule requiring PHAs to provide 75% of new vouchers to extremely low-income families.

Eligibility

Imputed Income

Income calculated on assets exceeding $5,000 using a HUD-specified passbook savings rate.

Eligibility

Inspection Fail

Result when a unit does not meet one or more HQS requirements and needs repairs before approval.

Inspections

Inspection Pass

Result when a unit meets all HQS requirements and is approved for voucher-assisted tenancy.

Inspections

Income-Based Rent

Tenant rent calculated as approximately 30% of adjusted household income.

Financial

Initial PHA

Public Housing Authority that originally issued the voucher to the participating family.

Voucher Program

Initial Lease Term

First period of the lease, typically one year, required before a voucher holder can request to move.

Housing Terms

Inspector

PHA staff member or contractor trained to evaluate units against Housing Quality Standards.

Inspections

Inspection Checklist

Standardized form used by inspectors to document compliance with each HQS requirement.

Inspections

L

Lease

Written rental agreement between the landlord and tenant that must comply with voucher program rules.

Housing Terms

Landlord

Property owner who rents a unit to a voucher holder and receives HAP payments from the PHA.

Housing Terms

Low-Income

Household earning at or below 80% of the area median income, eligible for certain housing programs.

Eligibility

Live-In Aide

Person approved to live in the unit to provide essential care for an elderly or disabled household member.

Eligibility

Lead-Based Paint

HQS requirement for testing and remediation of lead paint in units built before 1978 with children under 6.

Inspections

Life-Threatening Deficiency

Severe HQS violation requiring the landlord to make repairs within 24 hours to avoid abatement.

Inspections

Lease Violation

Tenant breach of lease terms that can lead to eviction and potential voucher termination.

Housing Terms

Landlord Incentive

Financial bonus or benefit a PHA offers to attract landlords to accept voucher holders.

Housing Terms

Landlord Briefing

Information session where the PHA explains program rules and landlord responsibilities to property owners.

Housing Terms

LIHTC

Low-Income Housing Tax Credit, a federal program incentivizing private development of affordable housing.

Housing Terms

Lease-Up

Process of a voucher holder successfully finding a unit, passing inspection, and beginning tenancy.

Housing Terms

Lease-Up Rate

Percentage of issued vouchers that result in a successful lease within the search period.

Housing Terms

Lottery

Random selection method some PHAs use to choose applicants when the waiting list opens.

Eligibility

Legal Aid

Free or low-cost legal services available to voucher holders facing eviction or program disputes.

Tenant Rights

Landlord Obligations

Requirements landlords must meet including maintaining HQS, following lease terms, and accepting HAP rules.

Housing Terms

Lease Renewal

Extension of the tenant's lease for another term, subject to continued voucher eligibility.

Housing Terms

M

Medical Deduction

Deduction for unreimbursed medical expenses exceeding 3% of annual income for elderly or disabled families.

Eligibility

Minimum Rent

Lowest monthly rent a PHA may charge a voucher holder, which can be set between $0 and $50.

Financial

Mixed Family

Household containing both members with eligible and ineligible immigration status.

Eligibility

Moving to Work

HUD demonstration program allowing select PHAs flexibility to design local housing assistance strategies.

Housing Terms

Mainstream Voucher

Voucher designated for non-elderly persons with disabilities to help them live independently.

Voucher Program

Mobility Counseling

Assistance helping voucher holders move to higher-opportunity neighborhoods with better outcomes.

Housing Terms

Month-to-Month

Lease arrangement after the initial term where tenancy continues on a month-by-month basis.

Housing Terms

Mixed-Income Property

Housing development with both subsidized and market-rate units in the same building or complex.

Housing Terms

N

Net Family Assets

Total value of household assets minus debts, used to calculate imputed income from assets.

Eligibility

Non-Life-Threatening Deficiency

HQS violation that must be corrected within 30 days, with possible extension at PHA discretion.

Inspections

Near-Elderly

Person who is at least 50 years old but under 62, sometimes given preference by PHAs.

Eligibility

New Admission

Family drawn from the waiting list and newly admitted to the voucher program.

Voucher Program

O

Owner Disapproval

PHA refusal to approve a landlord for participation due to program violations or property conditions.

Housing Terms

Occupancy Standards

PHA rules determining how many people may occupy each bedroom size for voucher purposes.

Housing Terms

Over-Housed

Situation where a voucher family occupies a unit larger than what their voucher size authorizes.

Housing Terms

Owner Participation

Decision by a landlord to accept voucher holders and enter a HAP contract with the PHA.

Housing Terms

Opportunity Area

Neighborhood with low poverty rates, good schools, and access to jobs, targeted by mobility programs.

Housing Terms

Ongoing Assistance

Continued participation in the voucher program by a family that has already been admitted.

Voucher Program

Open Waiting List

Period when a PHA accepts new applications for the voucher program waiting list.

Eligibility

Overcrowding

Situation where more people live in a voucher unit than allowed by local occupancy codes.

Housing Terms

P

PHA

Public Housing Authority, the local agency that administers housing voucher programs in a jurisdiction.

Housing Terms

Payment Standard

Maximum subsidy amount a PHA will pay for a given unit size, set between 90% and 110% of FMR.

Financial

Preference

Priority status on the waiting list given to certain groups such as veterans or homeless families.

Eligibility

Portability

Right of a voucher holder to use their voucher in a different PHA jurisdiction than the issuing one.

Voucher Program

Program Termination

Removal of a family from the voucher program due to serious or repeated violations of program rules.

Housing Terms

Project-Based Voucher

Voucher attached to a specific housing unit rather than traveling with the tenant.

Voucher Program

Prorated Assistance

Reduced voucher subsidy for mixed families based on the ratio of eligible to total members.

Financial

Proration

Reduction in federal funding when congressional appropriations fall short of full voucher costs.

Financial

PBV

Project-Based Voucher, a subsidy tied to a specific building rather than moving with the tenant.

Voucher Program

PBV HAP Contract

Agreement between the PHA and building owner establishing project-based voucher terms for up to 20 years.

Housing Terms

Public Housing

Government-owned rental units managed by PHAs for low-income families, separate from the voucher program.

Housing Terms

Purge

PHA process of removing applicants from the waiting list who fail to respond to status update requests.

Eligibility

Portability Move-In

Process of a voucher holder leasing up in a new PHA jurisdiction through portability.

Voucher Program

Per Unit Cost

Average monthly HAP cost per voucher household, used to project budget needs.

Financial

Program Integrity

PHA efforts to prevent waste, fraud, and abuse in the administration of the voucher program.

Housing Terms

Q

Quality Control Inspection

Supervisory re-inspection of a sample of units to verify inspector accuracy and consistency.

Inspections

R

Reasonable Accommodation

Change to a rule, policy, or practice that allows a person with a disability equal program access.

Tenant Rights

Repayment Agreement

Plan requiring a voucher holder to repay overpaid subsidies resulting from unreported income or fraud.

Financial

Rent Reasonableness

PHA determination that a proposed rent is comparable to similar unsubsidized units in the area.

Financial

Rent Burden

Percentage of household income spent on rent, considered burdened when exceeding 30%.

Financial

Request for Tenancy Approval

Form submitted by the voucher holder and landlord to the PHA to approve a specific rental unit.

Housing Terms

RTA

Request for Tenancy Approval, the form initiating the unit approval process with the PHA.

Housing Terms

Renewal Funding

Annual federal appropriation providing PHAs with funds to continue existing voucher subsidies.

Financial

Right to Move

PBV tenant right to receive a tenant-based voucher after one year to move to a different unit.

Tenant Rights

Re-Inspection

Follow-up inspection conducted after a landlord makes repairs to correct HQS violations.

Inspections

Rent Increase

Landlord request to raise the contract rent, which must be approved by the PHA and found reasonable.

Financial

Rent Decrease

Reduction in contract rent, which may occur during lease renewal or PHA rent reasonableness review.

Financial

Reasonable Modification

Physical change to a dwelling that a person with a disability may make at their own expense.

Tenant Rights

Rent Cap

Maximum rent a voucher holder can pay, equal to the payment standard for their voucher size.

Financial

Receiving PHA

Public Housing Authority that administers the voucher when a family ports to their jurisdiction.

Voucher Program

Reasonable Rent

Rent that does not exceed comparable rents for similar unassisted units in the same market area.

Financial

Rent Negotiation

Process where the voucher holder or PHA discusses rent terms with the landlord before lease signing.

Financial

Resident Advisory Board

Group of program participants who advise the PHA on policies affecting voucher holders.

Tenant Rights

S

Section 8

Common name for the Housing Choice Voucher program authorized under the Housing Act of 1937.

Voucher Program

Subsidy Standard

PHA policy determining the appropriate voucher bedroom size based on household size and composition.

Voucher Program

Section 504

Federal law prohibiting disability discrimination in programs receiving federal financial assistance.

Tenant Rights

Search Time

Period given to a voucher holder to find a suitable rental unit, typically 60 to 120 days.

Voucher Program

Screening

Background checks landlords conduct on voucher applicants for rental history, credit, and criminal records.

Housing Terms

Sex Offender Registry

Registered lifetime sex offenders are permanently barred from receiving housing voucher assistance.

Eligibility

SEMAP

Section Eight Management Assessment Program, HUD's system for grading PHA voucher administration.

Housing Terms

Small Area FMR

ZIP-code-level fair market rents providing more precise subsidy amounts in high-cost neighborhoods.

Financial

Self-Sufficiency

Goal of helping voucher families increase income and reduce dependence on housing subsidies.

Voucher Program

Special Inspection

HQS inspection requested outside the regular schedule due to a complaint or reported hazard.

Inspections

Smoke Detector

HQS requirement that every unit have working smoke detectors on each level and near bedrooms.

Inspections

Source of Income Discrimination

Illegal practice in some jurisdictions of refusing to rent to someone because they hold a voucher.

Tenant Rights

Security Deposit

Refundable payment a tenant makes to protect the landlord against property damage or unpaid rent.

Financial

Social Security Number

Identification number required for all household members age 6 and older to verify identity and income.

Eligibility

Subsidized Housing

Rental housing where the government pays a portion of the rent on behalf of qualifying tenants.

Housing Terms

Subsidy Layering

HUD review ensuring that project-based voucher properties do not receive excessive combined subsidies.

Financial

Scattered Site

Affordable housing units distributed across different locations rather than concentrated in one complex.

Housing Terms

Supportive Services

Programs like job training, counseling, and childcare offered alongside housing voucher assistance.

Voucher Program

T

Tenant Portion

Amount the voucher holder pays toward rent, generally 30% of adjusted monthly income.

Financial

Total Tenant Payment

Greater of 30% of adjusted income, 10% of gross income, or the welfare rent, paid by the tenant.

Financial

Tenancy Addendum

Required attachment to the lease containing HUD-mandated terms that override any conflicting clauses.

Housing Terms

Tenant-Based Voucher

Standard voucher that travels with the tenant, allowing them to choose any qualifying rental unit.

Voucher Program

Tax Credit Property

Apartment complex built or rehabilitated using LIHTC funding with income-restricted rents.

Housing Terms

Turnover Voucher

Voucher that becomes available when a current participant leaves the program.

Voucher Program

Termination Notice

Written notice from the PHA informing a family of proposed termination and their hearing rights.

Housing Terms

Tenant Rights

Legal protections afforded to voucher holders under federal, state, and local housing laws.

Tenant Rights

Tenant Obligations

Requirements voucher holders must meet including paying rent on time and maintaining the unit.

Housing Terms

U

Utility Allowance

PHA-estimated monthly cost for tenant-paid utilities, subtracted from the tenant's rent portion.

Financial

Utilization Rate

Percentage of a PHA's authorized vouchers currently in use, tracked by HUD for performance.

Housing Terms

Under-Housed

Situation where a voucher family occupies a unit smaller than what their voucher size authorizes.

Housing Terms

Unit Transfer

Move by a voucher holder from one assisted unit to another within the same PHA jurisdiction.

Housing Terms

Unauthorized Occupant

Person living in a voucher-assisted unit who is not listed on the lease or approved by the PHA.

Housing Terms

Z

Zero HAP

Status when a voucher holder's income rises high enough that the PHA subsidy drops to zero dollars.

Financial

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