Shared Responsibility in Action: How the Housing Choice Voucher Program Works When Everyone Does Their Part

by Janice Justiniano, Assistant Director of Assisted Housing, Tampa Housing Authority 

The Housing Choice Voucher (HCV) Program-commonly known as Section 8-is one of the most impactful housing initiatives in the United States. Yet, its success hinges not on policy alone, but on the active participation of three distinct partners: the tenant, the landlord, and the public housing agency. At the Tampa Housing Authority, we have seen firsthand that when each party fulfills its role, the program delivers on its promise of housing stability, community safety, and economic opportunity. 

This article outlines the essential responsibilities of each stakeholder and offers practical insights for housing professionals seeking to strengthen program outcomes through education, accountability, and collaboration. 

Tenants: Participation, Not Entitlement 

The HCV Program is not an entitlement-it is a benefit that requires ongoing eligibility and compliance. Tenants must understand that annual recertification is not a formality. It is a legal requirement to verify household income, composition, and continued need. All income must be reported, not just that of the head of household. Changes in income-whether increases or decreases-must be communicated promptly. 

Payment standards and utility allowances are updated annually and are based on voucher size, not unit size. Tenants should not rely on utility reimbursements to cover full utility costs. They must also report any criminal activity within the household, maintain the unit in good condition, and notify the agency if repairs are not addressed by the landlord. This ensures the agency can conduct a special inspection and confirm that the landlord is meeting their obligations under the Housing Assistance Payment (HAP) contract. 

Additional responsibilities include notifying the agency before leaving town for extended periods, respecting neighbors, and never moving into a unit or signing a lease without prior approval. A walk-through with documentation-photos or video-is essential before move-in. These steps protect both the tenant and the program's integrity. 

Landlords: More Than Rent Collection 
Landlords are not passive participants in the HCV Program. They are responsible for tenant selection, lease enforcement, and property maintenance. They must ensure that the unit is safe, habitable, and compliant with fair housing and disability regulations. Landlords are also expected to monitor their properties, verify that tenants are residing in the unit, and report any suspected fraud or criminal activity. 

The Housing Assistance Program contract outlines specific obligations, including timely repairs, rent collection, and communication with the agency-especially if the property is being sold or transferred. Landlords who actively engage with the program and their tenants help create stable housing environments and reduce turnover. 

The Agency: Backbone of Program Integrity 
As the administering agencies, housing authorities are responsible for ensuring that all program operations align with the U.S. Department of Housing and Urban Development (HUD) regulations and internal procedures. This includes correctly pulling eligible applicants from the waiting list, verifying income and assets, calculating rent portions accurately, and conducting timely inspections. 

We also serve as a liaison between tenants and landlords, helping both parties navigate the complexities of the program. Our team updates payment standards and utility allowances annually, ensures rent reasonableness, and abates units that fail to meet inspection standards. Every file is audited for accuracy, and every decision is made with the goal of preserving the program's long-term viability. 

A Model of Shared Accountability 
The Housing Choice Voucher Program works best when all parties understand their roles and take them seriously. At the Tampa Housing Authority, we have built a culture of shared accountability-one that has earned us recognition as a best-in-class agency. Our success is not accidental; it is the result of clear communication, rigorous compliance, and a commitment to public service. 

Housing professionals across the country can replicate this model by investing in stakeholder education, enforcing standards, and fostering mutual respect among tenants, landlords, and the agency. When everyone does their part, the result is housing that works for the whole community.