The Rental Assistance Program (RAP) is the major state-funded program for assisting very-low-income families to afford decent, safe, and sanitary housing in the private market. Participants find their own housing, including apartments, townhouses, and single-family homes. The participant is free to choose any private rental housing that meets the requirements of the program, as described below. RAP certificates are funded through the Department of Social Services (DSS) and are administered statewide by DSS and its agent, J. D’Amelia & Associates (JDA). JDA subcontracts operation of the housing choice program to seven local Public Housing Authorities (PHAs) and one Community Action Agency throughout Connecticut.

A family that is issued a RAP certificate is responsible for finding a suitable housing unit of the family's choice where the owner agrees to rent under the program. This unit may include the family's present residence. Rental units must meet minimum standards of quality and safety as defined by the State of Connecticut, which has adopted the federal Housing Quality Standards (HQS) as determined by the U.S. Department of Housing and Urban Development (HUD). A housing subsidy is paid by JDA to the landlord directly on behalf of the participating family. The family then pays the difference between the actual rent charged by the landlord and the amount subsidized by the program.

Eligibility for a RAP certificate is determined based on the household's annual gross income and the state's definition of a family. Participation is limited to U.S. citizens and specified categories of non-citizens who have eligible immigration status. In general, the family's income may not exceed 50% of the median income for the county or metropolitan area in which the family chooses to live. Connecticut has adopted the median income levels published by HUD, and these vary by location throughout the state.

During the application process, information on family composition, income, and assets will be collected by the PHA. The PHA will verify this information and use it to determine the family's eligibility and the amount of their housing assistance payment. If the PHA determines that a family is eligible, the PHA will place the family on a waiting list, unless it is able to assist them immediately. Once a family is chosen from the waiting list, the PHA will contact them and issue them a certificate.

The Department of Social Services will re-open the waiting list to accept applications when most people on the waiting list have been served. When the list is about to be opened, a notice and pre-application form will be placed in local newspapers as well as on the DSS web-site.

The waiting list -- what is it and how does it affect me?

Since the demand for housing assistance often exceeds the limited resources available, long waiting periods are common. In fact, the state may close the RAP waiting list when it has more families on the list than can be assisted in the near future. The waiting list is closed and not expected to reopen for at least two years.

The Rental Assistance Program places the choice of housing in the hands of the individual family. A very-low-income family selected by JDA to participate is encouraged to consider several housing choices to secure the best housing for its needs. A certificate holder is advised of the unit size for which their family is eligible, based on family size and composition. The housing unit selected by the family must meet an acceptable level of quality and safety before the PHA can approve the unit. When the certificate holder finds a unit that she or he wishes to occupy and reaches an agreement with the landlord over the lease terms, the PHA must inspect the dwelling and determine that it meets housing quality standards (HQS).

The PHA determines a maximum allowable rent (MAR) that is the amount generally needed to rent a moderately-priced dwelling unit in the local housing market. This MAR is used to calculate the amount of housing assistance a family will receive. The MAR does not limit the amount of rent a landlord may charge, but it does limit the amount of rent a tenant may pay. A family receiving a certificate can select a unit with a rent that does not exceed the MAR.

The PHA calculates the maximum amount of housing assistance which a family may receive.

A family's housing needs change over time with changes in family size, job locations, and for other reasons. The Rental Assistance Program is designed to allow families to move without the loss of housing assistance. Moves are permissible as long as the family notifies the PHA ahead of time, terminates its existing lease within the lease provisions, and finds acceptable alternate housing. Under the Rental Assistance Program, new certificate-holders may choose a unit anywhere in Connecticut.

Once a PHA approves an eligible family's housing unit, the family and the landlord sign a lease. At the same time, the landlord and the PHA sign a housing assistance payments (HAP) contract that runs for the same term as the lease. This means that everyone - tenant, landlord and PHA -has obligations and responsibilities under the Rental Assistance Program.

Tenant's Obligations: When a family selects a housing unit, and the PHA approves the unit and lease, the family signs a lease with the landlord for at least one year. The tenant may be required to pay a security deposit to the landlord. After the first year, the landlord may initiate a new lease or allow the family to remain in the unit on a month-to-month lease. When the family is settled in a new home, the family is expected to comply with the lease and the program requirements, pay its share of rent on time, maintain the unit in good condition, and notify the PHA of any changes in household income or family composition.

Landlord's Obligations: The role of the landlord in the Rental Assistance Program is to provide decent, safe, and sanitary housing to a tenant at a reasonable rent. The dwelling unit must pass the program's housing quality standards and be maintained up to those standards as long as the owner receives housing assistance payments. In addition, the landlord is expected to provide the services agreed to as part of the lease signed with the tenant and the contract signed with the PHA.

Housing Authority's Obligations: The PHA administers the Rental Assistance Program locally. The PHA provides a family with the housing assistance that enables the family to seek out suitable housing. The PHA also enters into a contract with the landlord to provide housing assistance payments on behalf of the family. If the landlord fails to meet the owner's obligations under the lease, the PHA has the right to terminate assistance payments. The PHA must reexamine the family's income and composition at least annually and must inspect each unit at least annually to ensure that it meets minimum housing quality standards.

DSS's Role: The Department contracts with John D'Amelia & Associates to administer RAP for the state. DSS also develops policies and procedures, provides technical assistance to JDA and its subcontractors, and monitors administration of the program to ensure that program rules are properly followed.

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