What Is RTA
RTA stands for Request for Tenancy Approval. It's the formal form a landlord submits to the Public Housing Authority (PHA) to request approval of a specific unit and tenant under the Section 8 Housing Choice Voucher program. The PHA uses this form to verify that the unit meets Housing Quality Standards (HQS), the lease terms are acceptable, and the rent doesn't exceed the Fair Market Rent (FMR) for the area.
When You Submit RTA
The RTA process begins after a tenant holding a voucher has found a unit and negotiated a lease with the landlord. The landlord initiates the RTA submission, typically through the PHA's online portal or by paper form. This must happen before the lease begins. The PHA cannot issue a Housing Assistance Payment (HAP) contract without an approved RTA.
Timing matters. Most PHAs require the RTA to be submitted at least 10 business days before the lease start date. Missing this deadline means delaying the voucher payment and the tenant's move-in.
What Happens After Submission
- PHA reviews lease terms: The PHA verifies the monthly rent, any utilities the tenant pays separately, and lease conditions. If rent exceeds FMR for the bedroom size in that area, the PHA may approve only a portion of the rent.
- HQS inspection is scheduled: If the unit hasn't been inspected within the past 24 months, the PHA schedules an initial inspection. If the unit passed inspection within the last 24 months, the PHA may approve based on the existing inspection record.
- Tenant eligibility is confirmed: The PHA verifies the tenant's income, family composition, and voucher status to ensure they still qualify for assistance.
- HAP contract is issued or denied: Once all checks pass and the unit passes HQS, the PHA issues the HAP contract. Landlord and tenant both receive copies. If issues arise, the PHA notifies the landlord of required repairs or lease modifications.
Common RTA Rejections and Delays
RTAs are denied or delayed when: rent exceeds FMR without justification, lease terms conflict with PHA policy, the unit fails HQS inspection, the tenant's eligibility has expired, or required documentation is missing from the landlord or tenant file.
Landlords can reduce delays by submitting complete RTAs with accurate lease language, current property information, and proof of HQS compliance if available.
RTA vs. HAP Contract
Don't confuse RTA with the HAP contract. The RTA is the request form. The HAP contract is the legally binding agreement between the PHA and the landlord that outlines payment terms, tenant rights, and lease requirements. HAP contracts are issued only after RTA approval.
Common Questions
- Can I submit an RTA for a unit that hasn't passed HQS inspection yet? Yes. Many landlords submit RTAs before inspection. The PHA will schedule the inspection. However, the HAP contract won't issue until inspection passes. Plan for 2 to 4 weeks for inspection scheduling and completion.
- What if the PHA approves an RTA but the tenant moves out before lease signing? Contact the PHA immediately. The RTA is tied to that specific tenant. You'll need to submit a new RTA if a different tenant takes the unit, even if it's the same landlord.
- Is the RTA approval permanent? No. If the HAP contract hasn't been executed within 30 days of RTA approval, the approval may expire. Check your PHA's specific policy, as timelines vary by jurisdiction.