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Section 8 Housing Choice Voucher (HCV) Program
What's New -
Administration Plan FY-2025 Effective 7/1/2024
HUD Transitions Housing Quality Standards to NSPIRE Standards
The National City Housing Authority administers the Section 8 Housing Choice Voucher (HCV) Program for eligible low-income households and seniors who live or work in National City. It is a federally funded program under the U.S. Department of Housing and Urban Development (HUD) which enables participants to obtain decent, safe, and sanitary housing.
If an applicant meets the income and other eligibility guidelines, their name is placed on the waiting list. The waiting period may be ten (10) years. When funds become available, the applicants name at the top of the list will be interviewed and evaluated. In addition, Housing Authority staff inspect all assisted units to ensure they are in decent, safe, and sanitary conditions at initial lease-up and at the annual recertification.
Property owners receive fair market rent for their units. Families pay their landlords approximately 30% of their income for housing. Section 8 pays the difference directly to the owner.
To be eligible for the Section 8 HCV Program, the household must be either a family or a single person whose income does not exceed the area limits set by HUD.
Only applicants meeting Extremely Low and Very Low-Income standards are eligible for the HCV Program. Low-Income standards are used only when, under certain circumstances, owners convert from a project-based to a tenant-based program. Congress requires that 75% of new admissions to the tenant-based program and 40% of new admissions to the project-based programs be Extremely Low-Income. The remaining new admissions may not exceed the Very Low-Income limit.
HUD establishes annual income limits by family size as:
- Extremely Low-Income: Income does not exceed the higher of the federal poverty level or 30% of area median income
- Very Low-income: 50% of area median income
- Low-income: 80% of area median income.
HUD's income limits for the San Diego area are in the table below.
FY 2024 HCV Program Annual Median Income (AMI) Limits (Effective 04/01/2024)
Number of Persons |
Extremely Low-Income |
Very Low-Income 50% of Median |
Low-Income 80% of Median |
1 | $31,850 | $53,040 | $84,900 |
2 | $36,400 | $60,600 | $97,000 |
3 | $40,950 | $68,200 | $109,150 |
4 | $45,450 | $75,750 | $121,250 |
5 | $49,100 | $81,850 | $130,950 |
6 | $52,750 | $87,900 | $140,650 |
7 | $56,400 | $93,950 | $150,350 |
8 | $60,000 | $100,000 | $160,050 |
Participant Responsibilities
Participants in National City Housing Authority – Housing Choice Voucher Program - Section 8 have the following responsibilities:
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Pay their portion of the rent in accordance with the rental agreement and family obligations
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Notify your National City Housing Specialist and property owner/agent of any changes in the household composition
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Pay for utilities and services as outlined in the rental agreement
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Keep the unit clean and undamaged
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Not engage in any illegal activities
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Be responsible for the actions of their guest(s)
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Permit access to the unit for repairs
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Refrain from disturbing others
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Allow only occupants on the rental agreement to reside in the unit
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Abide by the terms of the Housing Choice Voucher, the rental agreement, federal regulations and applicable National City Housing Agency Administrative policies
Small Area Fair Market Rents - Effective Date 11/1/2024
Bedroom Size | Payment Standards |
Studio | $1,600-$1,664 |
1 Bedroom | $1,740-$1,827 |
2 Bedroom | $2,150-$2,258 |
3 Bedroom | $2,870-$3,014 |
4 Bedroom | $3,500-$3,675 |
5 Bedroom | $3,922-$4,118 |
Utility Allowance - Effective Date 10/01/2024
Utility | Studio | 1 Bedroom | 2 Bedroom |
3 Bedroom |
4 Bedroom | 5 Bedroom |
Gas Heating | $18.00 | $22.00 | $24.00 | $27.00 | $29.00 | $17.00 |
Electric Heating | $16.00 | $19.00 | $25.00 | $35.00 | $40.00 | $23.00 |
Gas Cooking | $5.00 | $5.00 | $8.00 | $10.00 | $13.00 | $10.00 |
Electric Cooking | $10.00 | $12.00 | $17.00 | $22.00 | $29.00 | $13.00 |
Gas Water Heating | $10.00 | $11.00 | $17.00 | $22.00 | $28.00 | $36.00 |
Electric Water Heating | $22.00 | $26.00 | $33.00 | $44.00 | $59.00 | $48.00 |
Other Electric (Lights, Etc.) | $37.00 | $44.00 | $61.00 | $78.00 | $95.00 | $73.00 |
Water | $87.00 | $93.00 | $136.00 | $201.00 | $270.00 | $213.00 |
Sewer | 26.00 | $26.00 | $26.00 | $26.00 | $26.00 | $73.00 |
Trash | $27.00 | |||||
Refrigerator | $9.00 | |||||
Stove/Microwave | $5.00 |
The Overview
National City Housing Authority (NCHA) received 32 Emergency Housing Vouchers (EHV) from the U.S. Department of Housing and Urban Development (HUD) to help vulnerable households obtain stable, permanent housing. We have leased up 32 Emergency Housing Vouchers. We are not accepting any Emergency Housing Vouchers at this time.
Applicants should begin the application process through a Coordinated Entry Access Site. NCHA does not accept direct applications; instead, referrals for the EHV program will come through the Coordinated Entry System or the Regional Task Force on Homelessness. (rtfhsd.org)
How to Apply
- Visit a San Diego Coordinated Entry Access Site
- Call 2 – 1 – 1 San Diego
FAQ
What are the income and eligibility requirements?
Eligible applicants must be:
- Experiencing homeless.
- Risk of experiencing homelessness.
- Fleeing or attempting to escape domestic violence, dating violence, sexual assault, or human trafficking.
- Recently homeless or have a high risk of housing instability.
Households may be eligible if their income falls below 50% of the Area Median Income (AMI).
How much is the tenants’ rent portion?
Households will pay a portion of their income toward their rent and NCHA will pay the balance of the rent, directly to the landlord. In general, tenants will pay approximately 30% of their adjusted gross income toward the rent. The maximum subsidy payment is based on the number of bedrooms approved for the family size and community to which the family moves.
What are the citizenship requirements?
Program participants must be U.S. citizens or qualified non-citizens with eligible immigration status.
What do I do to request an extra bedroom for medical equipment or live-in aid due to my disability?
If there is a disability related to an accommodation, a request for Reasonable Accommodation can be made at any point.
Request for Reasonable Accommodation must be made by or on behalf of a person with a disability.
Reasonable Accommodation must be supported by verification from a healthcare provider that the accommodation is related to the disability.
Do I need to provide any documentation if I want to apply?
Documents/verification are not due at the time of application. Eligible households selected for the EHV program will work with a case manager to gather necessary verifications.
Are you Moving?
This information is for Housing Choice Voucher Participants who want to move their housing assistance voucher to one served by another housing agency.
Port In
If You Move Your Rental Assistance Voucher to National City Housing:
- The paperwork for an incoming transfer (move) can take up to 30 days to process after we receive the initial paperwork from your current housing agency.
- It is important you have a temporary place to stay and the money to support yourself and your family until your transfer process is done. Please think about this timing when you plan your move.
- We cannot begin your transfer to our jurisdiction until we receive a packet of information called a Portability Packet from your current housing agency.
- We are not absorbing at this time, only billing.
- We only service the National City 91950 area (excluding Lincoln Acres).
- Please ask your housing agency to mail or fax the portability packet to our location:
National City Voucher Program
Housing Choice Voucher Program
140 E 12th Street, Suite B
National City CA 91950
Email: Section8@nationalcityca.gov
Port Out
If you want to move out of our area jurisdiction, you need to contact your housing specialist for additional information and to receive a Request to Utilize Portability Form. Due to a funding shortage, participants can only port-out to a housing agency that will absorb your voucher.
Visit the U.S Department of Housing and Urban Development’s (HUD website, www.hud.gov, for a list of Housing Agencies, or call HUD toll-free at 1-800-955-2232.
Learn more about the Section 8 Housing Choice Voucher Portability Regulations.
Contact
Business Hours:
Monday - Thursday: 7:00 A.M. to 6:00 P.M.
Friday - Sunday: Closed
Phone:
(619) 336-4254
Fax:
(619) 477-3747
E-mail:
section8@nationalcityca.gov
Location:
140 E. 12th Street, Suite B,
National City, CA 91950-3312
County of San Diego Housing Authority
3989 Ruffin Rd.
San Diego, CA 92123
SDHCD Website
(877) 478-5478
(858) 694-4890
San Diego Housing Commission
1122 Broadway, Suite 300
San Diego CA 92101
SDHC Website
(619) 231-9400 (Main Line)
(619) 578-7640 (Waiting List)
(619) 578-7306 (Spanish)
City of Oceanside Housing Division
321 N Nevada Street
Oceanside CA 92054
Housing Division Website
(760) 435-3360
City of Carlsbad Housing Authority
1200 Carlsbad Village Drive
Carlsbad CA 92008
Rental Assistance Website
(760) 434-2810
Encinitas Housing Authority
505 S Vulcan Avenue
Encinitas CA 92024
Housing Authority Website
(760) 633-2723