Web Accessibility
Rent Subsidy & Family Share
Calculation of Subsidy and Family Share:
The family share is calculated by subtracting the amount of the housing assistance payment from the gross rent.
Example:
$1290 Payment Standard (maximum subsidy amount)
-$650 Maximum Housing Assistance (amount paid by JCHA to landlord)
=$640 Total Tenant Payment (family's share of monthly rent)
Please Note: In addition to your monthly rent payment, you are responsible for the security deposit for utilities (if applicable).
Example #1
Gross Rent $950
Total Tenant Payment -$400
Housing Assistance Payment = $550
Example #2
Gross Rent $1050
Total Tenant Payment -$400
Housing Assistance Pay = $650
In example #1 the PHA will pay $100.00 less per month to the owner than in example #2, even though the family's income is the same in both examples. The difference in the rent payment is because the unit in example #2 had a higher rent to owner.
Determine Adjusted Income
After determining the total annual income for the household, the PHA makes any necessary adjustments to the annual income in accordance with HUD regulations. If the family qualifies, there are five (5) possible deductions and allowances. HUD approved deductions and allowable expenses are subtracted from the annual income to get the family's adjusted annual income.
Deductions and HUD Allowable Expenses:
- Medical
- Childcare
- Dependents
Dependents:
A $480.00 deduction is made for all minors under the age of 18, and for family members 18 and over who are full time students or a person with a disability, other than the Head or Spouse.
Elderly/Disability Allowance:
A $400.00 household deduction is made for families whose Head, Spouse, or Sole Member is 62 or over, or is a person with a Disability.
PHA Determines Final Eligibility:
Let's examine how the total amount of the rent for the unit (Rent to Owner) can affect the amount of the family's rent payment to the owner.
Example:
Payment Standard $1290
Total Tenant Payment -$640
Housing Assistance Payment = $650
Rent to Owner $900
Housing Assistance Payment -$500
Family Rent to Owner = $400
The family must pay the difference between the maximum Housing Assistance Payment and the Rent to the Owner.
Maximum Rent at Initial Occupancy:
At the time a family initially receives tenant-based assistance for occupancy of a dwelling unit, if the gross rent for the unit is greater than the Payment Standard for the family, the family share cannot exceed 40% of the family's monthly adjust income.
The family share is the gross rent minus the Housing Assistance Payment.
The family may ask the PHA to assist the family in negotiating a lower rent to the owner.
Rent Reasonableness:
At the time of inspection, the inspector will also be evaluating the rent reasonableness of the housing unit. The proposed rent will be compared to the rent for other units on the market of similar size, features, and amenities.
Although there are no HUD "ceilings" on the rents charged in the Voucher Program, the rents must still be reasonable and comparable to those charged for similar unassisted units. The PHA bases the determination of reasonableness and comparability on the unit inspection report and rental market information.
PHA Disapproval of Tenancy:
If the family chooses a unit with gross rent greater than the payment standard and the family share exceeds 40% of their monthly adjusted income, the PHA is NOT PERMITTED to approve tenancy.
Assignment of Bedroom Sizes (Subsidy Standards)
The Jefferson County Housing Authority will issue a voucher for particular bedroom size - the bedroom size is a factor in determining the family's level of assistance. The following guidelines will determine each family's unit size without overcrowding or over-housing:
- 0 Bedrooms: Minimum 1 and maximum 1 persons
- 1 Bedroom: Minimum 1 and maximum 2 persons
- 2 Bedrooms: Minimum 2 and maximum 4 persons
- 3 Bedrooms: Minimum 3 and maximum 6 persons
- 4 bedrooms: Minimum 4 and maximum 8 persons
These standards are based on the assumption that each bedroom will accommodate no more than two (2) persons. Two adults will share a bedroom unless related by blood.
In determining bedroom size, the Jefferson County Housing Authority will include the presence of children to be born to a pregnant woman, children who are in the process of being adopted, children whose custody is being obtained, children who are temporarily away at school or temporarily in foster-care.
Bedroom size will also be determined using the following guidelines:
- Children of the same sex will share a bedroom.
- Children of the opposite sex, both under the age of 5 will share a bedroom
- Adults and children will not be required to share a bedroom
- Foster adults and children will not be required to share a bedroom with family members
- Live-in aides will get a separate bedroom.
The Jefferson County Housing Authority will grant exceptions to normal occupancy standards when a family requests a larger size than the guidelines allow and documents a medical reason why the larger size is necessary.
The family unit size will be determined by the Jefferson County Housing Authority in accordance with the above guidelines and will determine the maximum rent subsidy for the family; however, if the family selects a smaller unit, the payment standard for the smaller size will be used to calculate the subsidy. If the family selects a larger size, the payment standard for the family unit size will determine the maximum subsidy.
Effective 01/01/2023
FY 2023 Fair Market Rents
0-Bedroom $866
1-Bedroom $942
2-Bedroom $1,075
3-Bedroom $1,376
4-Bedroom $1,494
5-Bedroom $1,718
JCHA's 2023 Payment Standards
0-Bedroom $1,039
1-Bedroom $1,130
2-Bedroom $1,290
3-Bedroom $1,651
4-Bedroom $1,793
5-Bedroom $2,062
For additional information on how these 2023 Rent/Payment calculations are achieved, please visit HUDUser.gov and select the following:
- Select Fair Market Rents
- Select 2023
- Click on the button "Click Here for FY2023 FMRs"
- Select State Alabama - AL
- Select County Jefferson County, AL
- Click on Next Screen