Housing Payments to continue for 6 months for all late Recertifications

As we announced on October 10, 2025, HACM has temporarily changed its policy so that payments are not placed on hold unless the income recertification is more than six months past due.

What that means is for those of you with tenant recertifications due 6/1/25 or earlier, you should have received payments through the first 6 months in the new contract year by November 1st.

When the tenant's lease renewal is finalized, a copy will be sent to both you and your tenant to the email we have on file, and any missing payment and adjustments for approved rent increase will be released.

Using the landlord portal to see when your tenant recertifications are due

We encourage all landlord partners to utilize the Landlord Portal. At the "Unit Info" icon, you can access all your voucher family contracts, what the tenant pays, what the Housing Authority pays, and when the lease renews. When you see a re-exam date is in the past, it means we have not completed certifying tenant's household income, however we will continue to make payments for up to 6 months under the terms of the expired lease.

Recertification Requirements

All Section 8 voucher families are required to complete an annual recertification of their household income and other relevant household details. This process ensures continued eligibility and accurate subsidy calculations. Families are contacted 90–120 days prior to their lease anniversary date and asked to complete the recertification online, including submitting current income documentation and updating household composition if applicable.

A Housing Specialist then reviews the submitted information, verifies supporting documents, and recalculates the family's portion of rent, typically 30% of their adjusted income. These updated figures are used to prepare the lease renewal and ensure the housing assistance remains aligned with the household’s current financial situation.

HACM Notification of Family Non-Compliance

When a Housing Choice Voucher (HCV) participant is found to be non-compliant with program requirements such as failing to complete the annual recertification, HACM is responsible for initiating enforcement procedures. This includes issuing the family a formal 30-day Intent to Terminate (ITT) notice. At the same time, HACM will notify the property owner of the tenant’s noncompliance and the pending termination of the Housing Assistance Payment (HAP) contract. This notification allows the owner to take appropriate action under the lease agreement and fulfill their obligations under the HAP contract, including reporting any enforcement efforts to HACM.

Tenant Accountability

While the Housing Authority of the City of Milwaukee (HACM) administers the Housing Choice Voucher (HCV) program, lease enforcement is solely the responsibility of the property owner or landlord. Owners must take appropriate and timely action to address lease violations in accordance with Wisconsin law and the terms of the lease agreement.

To ensure coordinated support, please report any lease violations, including notices of termination or eviction, immediately to compliance@hacm.org. This allows HACM to appropriately address the matter with the program participant.

New NSPIRE Inspection Standards Effective October 1, 2025

As a reminder, HACM has adopted the new NSPIRE inspection standards as of October 1, 2025. Under these updated guidelines:

• Carbon Monoxide Detectors: A 10-year sealed battery carbon monoxide detector must be installed on each floor of the unit and within 21 feet of any gas appliance.
• Smoke Detectors: Beginning December 29, 2024, all units participating in the Housing Choice Voucher (HCV) Program must have 10-year sealed battery smoke detectors installed in:
• • Every sleeping room
  • Living rooms
  • Dining rooms
  • Rooms adjacent to any bedroom
  • Each floor of the unit

These requirements must be met in order for a unit to pass a HACM-conducted inspection.

We will continue to discuss the new inspection standards at the next several monthly meetings, and we strongly encourage all property owners/managers to attend to gain knowledge about these new inspection standards.

November Virtual Information Session

• Date: Wednesday, November 12, 2025
• Time: 10:00 AM - 11:00 AM
• Location: Microsoft Teams

Click here to join the meeting

• Meeting ID: 291 278 921 882
• Passcode: WUuwKK

Prefer to call-in only (no video)?

• Phone Number: 414-251-0392
• Phone Conference ID: 252 725 593