Notice that your Section 8 voucher may be terminated: how to ask for a hearing

A termination notice means time is short

When your local public housing agency (PHA) sends a termination notice, it means the PHA plans to end your Housing Choice Voucher assistance. The notice includes a deadline. If you miss that deadline, you may lose the right to challenge the decision. Acting quickly is the most important thing you can do right now.

HUD rules give participants the right to an informal hearing before assistance is terminated. That right only protects you if you use it before the date on the letter. While your hearing request is pending, your assistance often continues until the hearing officer makes a decision. That means asking for a hearing is almost always worth doing.

Why this happens and who can help

Why do vouchers get terminated? Why vouchers get terminated: Common reasons include income or household members you did not report, a missed recertification appointment, a lease violation, a failed home inspection that was not fixed in time, or being away from the unit for too long.

How does the hearing work? How the informal hearing works: You submit a written request to the PHA by the deadline on the letter. At the hearing, you can bring documents that support your case and bring a representative, such as a lawyer or advocate. A hearing officer who was not involved in the original decision reviews everything.

Where do I get free help? Where to get free help: Contact your PHA first, because all vouchers run through the local PHA. HUD-accepted housing counseling agencies and local legal aid organizations can help you prepare your request and gather documents at no cost.

How to request an informal hearing

Read the termination letter carefully before you do anything else. Find the deadline to request a hearing and write it down. Every step below must happen before that date.

Your written request does not need to be long or use legal language. It needs to say clearly that you are requesting an informal hearing and that you disagree with the termination. Keep a copy of everything you send.

• Step 1 — Write your request. Put your name, address, voucher number if you have it, and a sentence saying you want an informal hearing. Date the letter and sign it.
• Step 2 — Deliver it before the deadline. Send your request the way the letter tells you to, such as by mail, fax, or in person. If you hand-deliver it, ask the PHA to stamp or sign your copy as received. If you mail it, use a method that gives you proof of delivery.
• Step 3 — Gather your documents. Collect anything that supports your side: pay stubs, bank statements, award letters for SSI, SSDI, or Social Security, a signed lease, inspection records, or written statements from your landlord. Bring copies to the hearing, not your originals.

What to do this week

Three actions this week can protect your housing assistance. Do them in order, and do not wait.

• Find the deadline on your termination letter and put it on your calendar today. Call your PHA to confirm they received any past paperwork you think you submitted and to ask exactly how they want you to send the hearing request.
• Contact a HUD-accepted housing counseling agency or local legal aid office. Tell them you received a Section 8 termination notice and need help requesting a hearing. These services are free and can help you write your request, understand the reason for the termination, and prepare the documents you will need.
• Send your written hearing request before the deadline. Keep a copy for yourself. Once your request is in, ask the PHA in writing whether your assistance will continue while the hearing is scheduled. The PHA is required to tell you your rights under HUD rules.