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King County Bar AssociationHousing Justice Project

August 8, 2014

Seattle

Bainbridge

Seattle

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We need to ask every HJP client

Tenant found the apartment on Craigslist

The plaintiff is a housing authority or some other nonprofit

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Rent is less than $500 per month.

Tenant Based (Voucher) Project Based

Section 8 Housing Choice Voucher

HEN (Housing and Essential Needs)

HUD-VASH (Veterans Affairs Supportive Housing)

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Public Housing

Project Based Section 8

Tax Credit

http://www.preservationdatabase.org

http://www.seattlehousing.org/housing/

http://www.rentonhousing.org/

http://www.kcha.org/about/properties/list/

http://www.wshfc.org/property/property.asp

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Look for the September training on public housing.

Housing owned and operated by a HUD funded housing authority

Highest level of tenant protections

Eviction usually requires a grievance hearing

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HUD provides annual

operating subsidies

PHA anticipates amount of

tenant rents then

subtracts amount from

allowable expenses to

determine federal

operating subsidy

Tenant pays 30 percent of

monthly income for rent

and utilities

•Statute 42 USC Statute 42 USC Statute 42 USC Statute 42 USC § 1437 1437 1437 1437 •Federal regulations Federal regulations Federal regulations Federal regulations • (24 C.F.R. (24 C.F.R. (24 C.F.R. (24 C.F.R. § 966)966)966)966)•Residential Landlord Tenant ActResidential Landlord Tenant ActResidential Landlord Tenant ActResidential Landlord Tenant Act•Local Laws (Silva, 94 Wn. App. 731 Local Laws (Silva, 94 Wn. App. 731 Local Laws (Silva, 94 Wn. App. 731 Local Laws (Silva, 94 Wn. App. 731 (1999))(1999))(1999))(1999))

•HUD handbooks, circulars, notices HUD handbooks, circulars, notices HUD handbooks, circulars, notices HUD handbooks, circulars, notices ((((Public Housing Occupancy Guidebook)Public Housing Occupancy Guidebook)Public Housing Occupancy Guidebook)Public Housing Occupancy Guidebook)

•PHA admission and continued PHA admission and continued PHA admission and continued PHA admission and continued occupancy policies (occupancy policies (occupancy policies (occupancy policies (ACOPACOPACOPACOP))))

•Tenant Lease Tenant Lease Tenant Lease Tenant Lease

NoticeGrievance

HearingShow Cause

Hearing Trial

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•Due Process RequirementsDue Process RequirementsDue Process RequirementsDue Process Requirements

•DefensesDefensesDefensesDefenses

•4444thththth and 5and 5and 5and 5thththth amendments amendments amendments amendments

•Same as at SCHSame as at SCHSame as at SCHSame as at SCH

•PHA can’t use UDA show cause hearing if no PHA can’t use UDA show cause hearing if no PHA can’t use UDA show cause hearing if no PHA can’t use UDA show cause hearing if no grievance opportunity grievance opportunity grievance opportunity grievance opportunity

• ((((PHA Circular 97-05 HUD due process HUD due process HUD due process HUD due process determination for WA)determination for WA)determination for WA)determination for WA)

•De novo De novo De novo De novo hearing in UDA hearing in UDA hearing in UDA hearing in UDA

� Look behind the notice� Review hearing decision � Practical/Creative Alternatives◦ Transfer◦ Voucher◦ Accommodation◦ Mitigation◦ Services

� NO waiver of rights under RCW 59.18.230◦ Exceptions under RCW 59.18.360

� Cannot appear in standard form lease� No substantial inequality in the bargaining position of the two parties� Not in violation of public policy� Written approval of tenant’s attorney that exemption complies with above

� NO waiver of Seattle Just Cause◦ No exceptions ◦ Deemed void and of no lawful force or effect

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•Federal regulationsFederal regulationsFederal regulationsFederal regulations

(24 C.F.R. (24 C.F.R. (24 C.F.R. (24 C.F.R. § 982)982)982)982)

•Housing Choice Voucher Housing Choice Voucher Housing Choice Voucher Housing Choice Voucher GuidebookGuidebookGuidebookGuidebook, 7420.10G, 7420.10G, 7420.10G, 7420.10G

•PHA Section 8 Admin PlanPHA Section 8 Admin PlanPHA Section 8 Admin PlanPHA Section 8 Admin Plan

•Lease Lease Lease Lease

� Separate processes Separate processes Separate processes Separate processes

� Inform client of possible voucher termination Inform client of possible voucher termination Inform client of possible voucher termination Inform client of possible voucher termination related to UDrelated to UDrelated to UDrelated to UD

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During initial lease termDuring initial lease termDuring initial lease termDuring initial lease term::::

---- Serious or repeated violation of lease, Serious or repeated violation of lease, Serious or repeated violation of lease, Serious or repeated violation of lease,

or federal, state or local lawor federal, state or local lawor federal, state or local lawor federal, state or local law

---- DrugDrugDrugDrug----related activityrelated activityrelated activityrelated activity

---- Criminal activity that threatens otherCriminal activity that threatens otherCriminal activity that threatens otherCriminal activity that threatens other

residentsresidentsresidentsresidents

After initial lease termAfter initial lease termAfter initial lease termAfter initial lease term::::

---- Without cause, except as required byWithout cause, except as required byWithout cause, except as required byWithout cause, except as required by

lease or local law (lease or local law (lease or local law (lease or local law (Seattle Just CauseSeattle Just CauseSeattle Just CauseSeattle Just Cause

Eviction Ordinance SMC 22.206.160C)Eviction Ordinance SMC 22.206.160C)Eviction Ordinance SMC 22.206.160C)Eviction Ordinance SMC 22.206.160C)

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•Violation Violation Violation Violation of program obligationsof program obligationsof program obligationsof program obligations

•DrugDrugDrugDrug----related or violent criminal activityrelated or violent criminal activityrelated or violent criminal activityrelated or violent criminal activity

•Fraud or briberyFraud or briberyFraud or briberyFraud or bribery

•Violation of payment agreementsViolation of payment agreementsViolation of payment agreementsViolation of payment agreements

•Threatening PHA Threatening PHA Threatening PHA Threatening PHA personnelpersonnelpersonnelpersonnel

•EvictionEvictionEvictionEviction

•Move out w/out notice to PHAMove out w/out notice to PHAMove out w/out notice to PHAMove out w/out notice to PHA

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� Goal is to Preserve VoucherGoal is to Preserve VoucherGoal is to Preserve VoucherGoal is to Preserve Voucher

� Mutual lease termination

� Avoid court finding of serious or repeated lease violation

� Avoid termination in initial 12 month period

� Avoid eviction

� Avoid debt to LL

� Avoid factual finding of violation

� Proof settlement terms met

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� Good Cause in first year of lease

� Side agreements◦ Illegal

� Late fees◦ Should be based on tenant’s rent portion

� PHA stops paying due to poor conditions◦ Not grounds for eviction

◦ Tenant must keep paying

•“Good cause” required for termination or “Good cause” required for termination or “Good cause” required for termination or “Good cause” required for termination or nonrenewal of tenancynonrenewal of tenancynonrenewal of tenancynonrenewal of tenancy

•Termination notice must state grounds Termination notice must state grounds Termination notice must state grounds Termination notice must state grounds with reasonable factual specificitywith reasonable factual specificitywith reasonable factual specificitywith reasonable factual specificity

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Definition:

•Serious or repeated violation of material terms of lease;

•Failure to vacate after premises made uninhabitable by fire, flood or other casualty

•www.wshfc.org (Washington State Housing Finance Commission)

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