FAQs
Threshold is not a voucher program, but it enhances and lies atop voucher or rental subsidy programs to make them stronger and work better for property owners and managers. Threshold is a new service designed specifically for property owners and managers and is tailored to provide comprehensive solutions that meet their needs, including financial incentives, easy-to-use software, and financial and technical resources. It is not itself a program or housing intervention for clients of HOM.
Qualifying programs include:
• Rapid Rehousing (RRH)
• Permanent Supportive Housing (PSH)
• Supportive Services for Veteran Families (SSVF)
• HOME Tenant Based Rental Assistance (HOME TBRA)
Threshold does not currently support Section 8/HCV vouchers. Threshold supports tenant-based rental assistance vouchers intended for people exiting homelessness. Similar to Section 8/HCV, these vouchers provide rental assistance for low-income people. Different from Section 8/HCV, Threshold-qualifying vouchers also provide financial move-in assistance, in-home and ongoing case management services, assistance navigating and qualifying for community resources, employment and workforce development, and risk mitigation funds.
Note: other permanent housing placements eligibility is at Threshold’s discretion given the program’s requirements based on the population housed, ongoing rental assistance, and ongoing case management services.
Similar to a market tenant, owners and operators use the standard application, approval process, and tenant screening criteria normally used for that specific property. Threshold simply helps connect tenants with rental assistance to your vacancies.
Threshold operates a closed Internet Listing System (ILS) where you can list your properties and available units. Voucher holders and supportive service providers can search for currently available units by location, rent amount, program, and more. The Threshold team will assist you in the listing and updating process to ensure accurate, timely information in the system.
Padmission is just one of the tools we offer to property owners and managers to make your participation easy and seamless. To register, visit www.thresholdaz.com/padmission and click Sign Up Now.
Threshold knows rental property owners and operators have many considerations when weighing whether to work with tenant-based rental assistance programs or not. Threshold is proud to offer cash incentives to make voucher programs competitive with the market, along with acknowledging and satisfying the considerations behind tenant screening criteria.
These incentives are awarded at the rate of 1.5x the monthly contract rent, so they scale proportional to the size and value of each unit. Incentives are paid up front with the other move-in items like security deposits and rent. Any initial lease signed with a Threshold-supported participant can qualify for an incentive by meeting any combination of the following criteria:
1. New Property Owner or Operator incentives will be awarded for the first 5 leases a new partner executes, regardless of the timeframe the move-ins occur. (This replaces the 6-month introductory period and enables operators to fully take advantage of incentives.)
2. Alternate Screening Criteria incentives will be awarded when using an alternate screening criteria after the initial 5 tenants. Alternate Screening Criteria is any criteria that would typically screen out a specific tenant for a unit, such as:
-the unit usually screens out anyone with criminal history on record
-the unit usually screens out anyone with a previous eviction
but the owner/operator partner will reduce screening criteria for the specific tenant.
No/Low Income incentives for accepting tenants with no/low income will only apply to Rapid Rehousing programs, as PSH program tenancies are fully subsidized, even for tenants with zero income.
3. Rent Reduction incentives will no longer be awarded solely for lowering rents to FMR/PS except for Rapid Rehousing Programs. New rental amounts and risk mitigation funds totaling 4 times the monthly rent make Threshold-supported tenants the smart business choice for property management portfolios.
We want to make it as easy as possible to receive payment for signing bonuses. As such, Threshold only requires documentation showing the lease qualifies for an incentive. Most of the time, rent reasonableness or comps alone will not suffice unless they are for the same style unit on that exact property, rented to a market tenant at a rate that is over Fair Market Rent (FMR) or Payment Standard (PS).
When working with the HOM Housing Specialist, be sure to provide documentation with the RFTA that verifies the lease’s eligibility. Examples of such documentation are:
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- A copy of an executed lease for the same floorplan on the property that is above FMR/PS
- A copy of the property’s tenant screening criteria that would normally have screened this tenant out
- A report from the typical screening software that shows the tenant should have been denied
- A copy of the previous lease for that unit at a rate above FMR/PS
After accepting a Threshold-supported applicant, complete the move-in paperwork for that specific program (PSH, RRH, others can be found here) and submit it to RFTA@HOMInc.com. You will work directly with a HOM Housing Specialist during the lease-up process, who will reach out after you submit the move-in paperwork. Be sure to fill out all documents in this packet and include a copy of a voided check to expedite approval and payment!
The signing bonus will be paid with the other move-in assistance after these documents are processed and lease is signed.
If you are a private owner, the incentive is provided to the entity who receives the rental payments via their tax identification number.
If someone is able to lease-up through a real estate broker, the broker will receive the incentive, even though they don’t own the property.
Threshold has a full team of rental property experts to answer questions about payments, tenant concerns, contacting supportive services partners, filing damage claims, and any other inquiries you might have along the way. Call the 24-hour hotline at 602.507.6737 to speak to a Threshold team member today!
In the event of an emergency – as with any other tenant, we do not expect you to be social workers or crisis response experts. Please prioritize the health and safety of all community members by using your property’s standard crisis measures in the event of a health or safety emergency.
To submit a claim, simply complete the Damage Claim and Vacancy Loss Worksheet and submit it to HOM for approval and processing. Once you’ve requested risk mitigation protection funds, a member of our professional owner support team will be in touch shortly.
Threshold is a new service for all housing programs geared toward providing homes for those experiencing homelessness in Maricopa County. It is not just for those who are partners of HOM, although there will be many service providers within the Threshold network who use HOM to administer housing subsidy and related housing program operations. Like HOM, Threshold is building a community that is safe and healthy because everyone has a home. Threshold is operated by HOM, meaning it can rely on our unique housing and real estate expertise and role in the system.
Thank you for finding new folks who want to operate a profitable, well-maintained property while ensuring our communities have a home for everyone. Please fill out and submit the form on the Contact Us page to refer any potential owners or managers interested in joining the Threshold network.
Why Our Partners Prefer Threshold
Why Our Partners
Prefer Threshold
“Amazing team and impressively high level of efficiency. The best agency I have ever worked with so far.”
“Incredible service. Professional, courteous, efficient. Enables us to get veterans off the streets and into safe housing quickly.”
“Always there when I need them. Threshold is my own personal support team.”
“Exceptionally kind and responsive. I can tell they have my best interests at heart.”
