From the Housing Authority of the City of Milwaukee (HACM)

No Housing Payments due to late Recertification and Lease Renewal Processing

We understand that some of you have now exceeded the 90-day extended payment period. Property owners will continue to receive payments for up to three (3) months after the lease expiration date. We are working diligently to complete these recertifications and resume regular payments as quickly as possible, and we appreciate your patience. Once a tenant's lease renewal is finalized, a copy will be sent to both you and your tenant. At that time, any necessary payment adjustments, retroactive to the renewal date, will be made.

Preventing HAP Abatement

Proactive Maintenance: It is recommended that owners inspect their units before the annual inspection and correct any deficiencies found. Consider the following:

• Functioning smoke detectors
• Safe electrical systems
• Adequate heating and plumbing
• No lead-based paint hazards
• Structurally sound walls, floors, and ceilings

Deficiency Correction: If deficiencies are found during an inspection, owners are typically given a specific timeframe to make repairs (e.g., 24 hours for life-threatening issues, 30 days for non-emergency issues).

Monitor Inspection communication: Owners are notified of inspection appointment and results in various ways; mailed notices, automated calls, CVR inspection portal, and Rent Cafe owner portal. Owners should monitor these channels to keep abreast of inspection dates and results. Automated reminder calls and emails remind owners of upcoming appointments, results, and pre-abatement enforcement. Please make sure your phone number and email are up to date in our system, you can change them through the landlord portal.

Re-inspection: The unit will be re-inspected after the repair period. If repairs are not made, HAP payments will be suspended (abated) beginning the first of the proximate month.

HAP Contract Breach: Failure to maintain the unit according to HUD inspection standards is a common landlord breach of the HAP contract. The HAP contract outlines the owner’s obligations, including:

• Maintaining the unit in accordance with HQS
• Not charging more rent than allowed
• Not engaging in fraud or criminal activity

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.

Use a Clear Lease

• Spell out rules, rent terms, and penalties.
• Avoid illegal clauses.

Screen Tenants Carefully

• Check background, credit, and references.
• Follow Fair Housing laws.

Inspect Regularly (with 12-hour notice)

• Document unit condition.
• Use checklists at move-in/out.

Communicate & Document Everything

• Keep records of payments, repairs, and notices.
• Use written or certified communication.

Enforce Lease Terms

• Charge late fees (if in lease).
• Serve proper notices for violations (5-day or 14-day).

Handle Security Deposits Properly

• Return or itemize within 21 days.
• Only deduct for unpaid rent or damages.

Know What You Can’t Do

• No retaliation, illegal entry, or unfair deductions.

Use State Resources

• Wisconsin Landlord-Tenant Guide
• Legal aid and best practice sites.

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