If you are currently a tenant on the Rent Assistance program, the following information will be helpful to you. Although it is not feasible to list all the rules and regulations of the Section 8 Rent Assistance program on this website, we have provided basic information to give you answers to the most frequently asked questions. If you have additional questions, please refer to your Orientation Handbook, or contact your Case Manager for specific concerns.
The Wisconsin rental housing industry is an important part of the Wisconsin economy and provides a vital housing option for consumers. It is important to both tenants and landlords that rules ensure transactions are conducted fairly. The Wisconsin Way is a guide for landlords and tenants which provides information you need to be an informed tenant or landlord. To download the state "Wisconsin Way," click here.
The Housing Authority has two case managers who work directly with the clients and the landlords.
Kim Mangione works with tenants whose last name begins with A - L. Contact information is 608-373-3442 or firstname.lastname@example.org.
Linda Moses works with tenants whose last name begins with M - Z. Contact information is 608-755-3068 or email@example.com.
Participating Landlords in the Section 8 Program
Some of the area landlords currently working with the Section 8 program are:
- Crown Ridge Apartments - (608) 756-0221
- DD&R Johnson * - (608) 757-1255
- First Senior Housing * - (608) 741-2308
- Parkview Apartments - (608) 756-0121
- Janesville Regency House * - (608) 757-2566
- Janesville Wall Street Apartments - (608) 752-4887
- Jim Arndt - (608) 295-7368
- McLay Properties - (608) 756-2926
- Michael & Abigail Scieszinski - (608) 436-6881
- River Terrace Apartments - (608) 754-6868
- Ronda Weber - (608) 201-0072
- Village Green East - (608) 756-0078
- Wesley Avenue Apartments * - (608) 758-3737
- RiverPlace Apartment Homes* - (608) 757-9456
* Indicates housing complex that is reserved for the elderly or disabled.
The Neighborhood and Community Services office maintains a binder at the front counter which lists units that are available. Please see below for a list of units that are currently being advertised.
Units Currently Advertised for Rent in the Rent Assistance Office
Efficiency, $550 rent w/$550 security deposit. Included stove, refrigerator, washer/dryer, some pets ok, section 8 welcome. Landlord pays all utilities. 317 N. Washington Street. Available November 1st. Trudy Hicks 608-289-8022
1BR/1Ba, $600 rent w/$600 security deposit. Included stove, refrigerator. Landlord pays all utilities. 514 S. High Street. Available January 1, 2018 . Joe 608-345-7261
2BR/1Ba, $830 rent w/$830 security deposit. Included stove, refrigerator, washer/dryer, section 8 welcome. Tenant pays utilities. 2705 E. Milwaukee Street. Available December 1st. Virginia Ray 608-563-5730
2BR/1Ba, $600 rent w/$850 security deposit. Included stove, refrigerator, section 8 welcome. Landlord pays water, tenant pays electricity and heat. 32 S. Main Street #A. Available asap. Joe 608-345-7261
4BR/2Ba, $1050 rent w/$1050 security deposit. 814 Thomas Street. Available December 1. Oanhna Tran 815-621-5865
In addition, please visit Craigs List for current listings.
How is Voucher Size Determined?
Families participating in the Rent Assistance program are assigned a Voucher with a specific number of bedrooms. The number of bedrooms assigned depends on several factors: Number of family members, gender of family members, and age of children. Bedroom size will be issued so that:
- 2 individuals in a marital type relationship share a bedroom
- 2 females share a bedroom, regardless of relationship
- 2 males share a bedroom, regardless of relationship
- Children less than 5 years of age, 2 children per bedroom, regardless of gender
Each year, in order for an assisted family to continue to receive Section 8 Assistance, the head of the household, along with all household members 18 years of age and older, must come into the office and complete annual paperwork. This includes reporting family composition, income and asset information, and if disabled and/or over the age of 62, providing out-of-pocket medical expense information. The paperwork must be completed whether the family continues to live in their current unit or if they wish to move. Tenants will be notified by mail when it is time for their annual review. To view a copy of the annual questionnaire, click here.
Beginning January 1, 2015, the Janesville Housing Authority will be transitioning from an annual re-inspection of each assisted property to a variation of annual and biennial inspections. Inspections will be scheduled throughout the year on a geographic basis to maximize the efficiency of the inspection process, rather than as part of the assisted household's annual re-evaluation process. If a tenant chooses to move to a new address, an inspection will be done at the new location prior to the move-in. Click here to obtain a copy of the HQS checklist which details the items that will be covered during inspection of a unit. Feel free to use this document for a self-inspection of your unit. Please note that housekeeping issues may also be addressed. The unit must pass inspection in order for us to continue to assist with rent and/or utilities.
Family Members - Adding New Members
You must obtain written landlord permission to add any additional family members to your household before they move in.
In addition, you must obtain authorization from your Case Manager to add any additional family members to your household before they move in. If the addition would cause an increase in your Voucher size, there are certain conditions that must be met.
The approval process will consist of the following:
- Any potential new members must come into the office in person.
- New members to the household will need to provide a copy of their Social Security card and complete a Declaration of Citizenship Status .
- If over 18, the new members will need to sign an authorization for the release of criminal history in order for us to run a criminal background check. The requirements will be the same that we use for all existing adult members.
- If over 18, the new members will need to sign documents stating that they will comply with all program rules and provide us with their income and asset information.
Tenants must report all income that all household members, regardless of age, receive. Changes in income MUST be reported within 10 days of the start of income. CHANGES MUST BE REPORTED IN WRITING. If you are starting a new job, you must report your employment within 10 days of your orientation or start date. Please do not wait until you receive your first check stub. Be prepared to supply the Housing Authority with the complete name and address of the income source and any supporting documentation.
Click here to obtain a Change Form. You may print this document, complete and sign it and either mail it or bring it into the office at 18 N. Jackson Street within 10 days of the income change. You may also report changes to your case manager via the email addresses listed at the top of this page.
Examples of reportable income:
- Child Support Payments
- Spousal Support Payments
- Lottery Winnings
- Employment (Report within 10 days of hire)
- Plasma Donations
- Insurance Settlements
- Cash Payments for Care of a Child
- Income from odd jobs such as lawn mowing, or shoveling, even if it is irregular
- Working for the landlord in place of paying rent portion
- Cash payments from family members or friends for help paying bills
- Temporary Employment Jobs
- W2 Payments
- Any other cash coming into the household, whether it is regular or not
- Changes in Assets, Inheritances, etc.
- Social Security
If you are in doubt - Report it. It is to your advantage to report income changes within 10 days. If you report income increases within 10 days from the beginning of the increase, as required, your rent portion will not be adjusted until your next scheduled review.
If you fail to report income increases within 10 days of the start of the increase, your rent portion will be adjusted immediately. You may also end up being required to repay money to the Neighborhood and Community Services for overpayment of rent, depending upon how long the income increase remained unreported. In addition to being required to repay the housing authority, non-reporting of income changes may result in termination from the program.
The City of Janesville will make every effort to accommodate a person with disabilities who may need a reasonable accommodation in order to take full advantage of the Section 8 Rent Assistance program. When granting an accommodation, we do not confer special treatment or advantage to a person with a disability; rather, we make the program fully accessible to them in a way that would otherwise not be possible due to their disability.
The Housing Authority will use a broad definition of a person with a disability for the purpose of granting a reasonable accommodation. This definition defines a handicap as a physical, mental or emotional impairment that substantially limits one or more of a person's major life activities; has a record of such impairment; or is regarded as having such an impairment. The following categories are excluded from Fair Housing Act protections: current drug users, people whose alcohol use interferes with the rights of others, a person with any disability whose tenancy poses a direct threat to the health or safety of others unless the threat can be controlled with a reasonable accommodation, and juvenile offenders and sex offenders.
You may request a reasonable accommodation by completing the form here and returning the form to your Case Manager.
No one may live in or visit your household overnight for more than 14 days in any 6 month period. Tenants may not allow others (individuals not on their lease) to use their address for mailing purposes. This will be considered a violation of program rules and may be cause for termination.
Tenants Moving Within Janesville
If you are currently in a 12-month lease, you will not be eligible to move until your lease term is up unless your landlord agrees to release you from your lease and a Mutual Termination of Lease form is filled out and signed by both the tenant and the landlord. Tenants must be in good standing with the Housing Authority, the landlord and the utility companies. Click here to download a Mutual Termination form.
If you are at the end of your lease term or are in a month-to-month tenancy, you must take the following steps:
- Give your landlord proper written notice, and present a copy of that notice to the Neighborhood and Community Services office. Your Case Manager will then process your request to move by:
- Performing a criminal background check on all adult household members
- Verifying that you are current on all rent and utility payments
The approval process takes 3-5 business days. Once you are approved, you will be contacted to visit the Neighborhood and Community Services office to sign and receive your Voucher and Request for Tenancy Approval form, which you will present to the new landlord of your choice.
We suggest that you begin this process approximately 6 weeks before you wish to move in order for there to be time to search for a unit, and complete the inspection process.
Tenants Moving Outside of Janesville
The Department of Housing and Urban Development, who funds the Section 8 Housing Choice Voucher program, allows Voucher holders the option of moving and taking their assistance to any location within the continental United States.
You must have lived within the city limits of Janesville when you applied in order to exercise this option right away. If you did not live within the city limits of Janesville when you applied, you must live within the city limits for the first 12 months of program participation before Portability is an option for your family.
If you are planning on taking your Section 8 Rent Assistance outside the City of Janesville, please complete the Request for Portability form and submit it to your Case Manager as soon as possible.
If you have questions concerning landlord/tenant issues, please contact the Department of Justice (1-800-362-8189); or the Wisconsin Department of Agriculture, Trade, and Consumer Protection (1-800-362-3020).
Fair Housing Complaints
We may be able to help if you feel that you have been discriminated against based upon race, color, religion, ancestry, sex, national origin, disability, sex or marital status of the person maintaining a household, lawful source of income, age, sexual orientation, or family status. For assistance in filing a complaint contact Neighborhood & Community Services at 755-3065.
Please click on the links below to review information that applies to the Section 8 Rent Assistance program.
- Rental Housing Integrity Improvement Project (RHIP) - What You Should Know About Enterprise Income Verification (EIV)
- EIV Brochure
- U.S. Department of HUD - Office of Inspector General - Things You Should Know
- Applying for HUD Housing Assistance? - Think About This.....Is Fraud Worth It?
- Landlord-Tenant Handbook