Top Benefits for Landlords of Work Advantage Program

1. Rent level based on family size
2. Up to one year of assured rental payments regardless of tenants' Public Assistance status
3. Competitive market rates
4. Payments up front - pro-rated rent, three month's rent, one month's security and a 15% broker's fee at lease signing
5. Electronic Funds Transfer for rent payments
6. Quick apartment registration and inspections
7. Access to the citywide Homebase aftercare program to support tenants while in apartment
8. Helping homeless families leave shelter for permanent homes, self-sufficiency and independence

Landlords may rent their apartments through the Advantage NY program by following a few simple steps:

REGISTERING AN APARTMENT

Download the Advantage NY Program Apartment Registration Form  and fax the completed form to 917-637-7378 or call the Office of Re-Housing (OOR) Call Center at 212-607-5310.

Prior to certification of an apartment, DHS performs several clearance checks, including reviewing the Department of Housing Preservation and Development (HPD) and the Department of Buildings (DOB) databases for open lead paint violations, vacate orders, and/or illegal creation or conversion of an apartment. If any of these issues are present, DHS will not process the apartment. In addition, DHS will verify legal ownership with the Department of Finance Automated City Register Information System (ACRIS) database.

APARTMENT INSPECTIONS

Once an apartment passes clearance, DHS staff will contact the landlord to schedule an inspection. This inspection will be a Section 8 quality inspection and follows Federal Department of Housing and Urban Development (HUD) Housing Quality Standards.

Please take a moment to review the following Tips for Passing Inspection to ensure that the apartment is ready for an inspection:

TIPS FOR PASSING INSPECTIONS

Before your apartment is inspected, please review the following common reasons that apartments do not pass inspection. In order for your apartment to pass inspection, you must be able to answer "yes" to all of the following questions:

Is the apartment equipped with window guards, window stoppers, and one-way screws (if necessary)?

By law, all units with children 10 years of age or younger are required to have properly installed window guards. If the unit is intended for a family with children, window guards and stoppers must be in place and secured with one-way screws. The stoppers must be placed to prevent the window from rising above the window guard. Windows also need to open and close smoothly.

Are walls, ceilings and radiators freshly painted and free of holes?

All walls and ceilings must have a fresh coat of paint and have no holes or other severe damage upon inspection. Radiators also must be painted.

Are heat risers insulated?

All heat risers must be insulated at least five (5) feet from the floor to prevent injury. Insulators must be present at time of inspection for an apartment to pass.

Is the apartment free of exposed electrical wiring?

Exposed electrical wiring must not be present in the apartment (exceptions may be made for secured telephone and television cables). Light switches and outlets must have cover plates to prevent injury. Sometimes these plates are removed for painting purposes and then not replaced by the inspection date. Although this is an easy fix, apartments without these cover plates cannot be passed.

Is the apartment equipped with working smoke and carbon dioxide detectors?

Smoke detectors and carbon monoxide detectors are required by law on each floor of a rental unit; in NYC, smoke detectors and carbon monoxide detectors require hard wiring (NYC Bldg. Code Chapter 9 §§901-912.4 (2004)).

Does the apartment have a working refrigerator and stove?

Refrigerators and stoves must be present and in working condition upon inspection. Gas stoves must be connected to running gas lines and fully operable.

Is there working heat and hot water?

Hot water must be turned on at the time of the inspection and everything that requires running water (i.e., sinks and bathtubs) must be connected to running water and operable. Heat must be working during inspections conducted between October 1 and May 31. Please note that the landlord is responsible for heat and hot water payments, as outlined in the Program Guidelines and the Advantage Lease Rider.

Does the apartment being inspected match the unit that was registered?

If an apartment is registered incorrectly (i.e., incorrect street address or unit number), the apartment cannot be passed until it is correctly re-registered. Units must have the correct apartment number (i.e., 3A) on the front door. Sometimes these are covered when the door is repainted, but must be present for the inspection.

Is there a valid Certificate of Occupancy for the building?

Units constructed or having undergone renovations on a building or house that was built after 1938 may need to provide a certificate of occupancy to verify the legality of construction or renovation.

In addition to ensuring that the apartment meets the above criteria, the apartment must also meet the following standards in order to pass inspection:

• No construction is in progress in the apartment
• Apartment is vacant (i.e., no furniture)
• The building is decent, safe, sanitary, and vermin free (this includes the area immediately outside the building)
• Building and apartment entrances are sound and secure (with a lock)
• Apartment has working mailbox and buzzer (if applicable)
• Floors and coverings are in good condition with no cracks or holes
• All living quarters have at least one heat source and at least one window
• Apartment has at least one avenue of escape (exit windows with gates must be Fire Department-approved gates)

To view a complete record of inspections standards and criteria that will be reviewed during your inspection, view the HUD Housing Quality Standards (HQS) form.

LINKING AN APARTMENT

Once a landlord and an Advantage NY program client agree to enter into a lease, the landlord/broker should fax a completed Linking Information Fact Sheet to 718-688-8631.

Once eligibility has been verified, a lease signing representative will contact the landlord/broker and the client's housing specialist with information about the lease signing date and location.

PAYMENT INFORMATION

Please note that legal ownership of the property will be verified before checks are issued.

At lease signing, DHS will pay:

• Pro-rated portion of the current month's rent to landlord
• One month's security deposit to landlord
• Three month's advanced rent to landlord
• 15% broker's fee (if applicable)
• Furniture allowance to cover basic furniture expenses to client

Side deals and additional charges beyond the Advantage NY program monthly scheduled rent for the family or individual are prohibited.

RENTAL PAYMENTS

The Work Advantage program rental payments will be made directly to the landlord on a monthly basis until the expiration of the one-year lease. Following is a chart outlining the rental supplement amount.

Amount of Rental Supplement
(Not to Exceed Legal Rent)

Electronic Funds Transfer (EFT) for Rent Payments
Landlords who are interested in receiving rent payments through the Electronic Funds Transfer (EFT) Direct Deposit Program, can click here to learn more. This program provides an efficient method of payment to vendors funded through City agencies. Vendors enrolled in this program will receive payment directly to an authorized bank account.

Please note, DHS will verify legal ownership prior to lease signing and check cutting.

AFTERCARE SERVICES

Tenants and landlords will have access to Homebase, DHS' nationally-recognized homelessness prevention program, for aftercare services including:

• Tenant conflict resolution
• Tenant recertification assistance
• Good neighbor education
• Payment resolution

For all questions concerning Homebase aftercare services in your area, call 311 or the DHS Prevention hotline at 212-607-6200.

PROGRAM DOCUMENTS

Apartment Registration and Inspections

The Advantage NY Program Apartment Registration Form
To register an apartment with the Advantage NY program, fax a completed Apartment Registration Form to 917-637-7378, or call 212-607-5310. Once an apartment passes clearance checks, the inspections office will contact the broker to schedule an apartment inspection. Please view the Tips for Passing Inspection to ensure that the apartment is ready for an inspection.

Linking

Linking Information Fact Sheet
Once a landlord and an Advantage NY program client agree to enter into a lease, the landlord/broker should fax a completed Linking Information Fact Sheet to 718-688-8631. Once eligibility has been verified, a lease signing representative will contact the landlord/broker and the client's housing specialist with information about the lease signing date and location.

Lease Signing
The following forms and documents must be brought to the lease signing:

Landlord/Broker Documents:

• Landlord's Statement
• IRS Tax Form W9
• NYC Substitute Form W9
• Landlord Address Verification Form
• Landlord Information Modification Form
• Accurate tax identification number or Social Security Number (28% of the monthly rent will be held if the landlord does not provide information)
• Photo identification is required from landlord, agent, broker and tenants
• Copy of 147c letter (all corporations and registered companies, call 1-800-829-4933 for a copy)
• Copy of Social Security card (individual landlords using Social Security Numbers)
• Notarized Power of Attorney is required to request rent payment to be made out to someone not listed on the Deed
• Notarized letter is needed from all parties listed on Deed requesting rent payment to be made out to one party only
• Current, valid Broker's License 
• Broker's Request for Fee on firm's letterhead 
• Standard one-year Lease (three copies) 
• Deed to property/attorney's closing letter (if deed is not registered)

Clients'/Housing Specialists' Documents:

• Participant's Statement of Understanding (Work Advantage, Children or Fixed-Income Advantage Form ) 
• Move Authorization Form