Resources for Property Owners and Operators
FAQs for Property Owners and Operators
“While owners and operators will always be subject to market conditions, Threshold was designed to make it as easy as possible for owners and operators to lease your units in whatever state the market is in.
As a member of the Threshold network, you have access to:
- Padmission, our exclusive internet-based listing system (ILS) for Threshold partners and voucher-holders. Padmission makes it easy, convenient, and fast to list your units, add their details, and update their availability as often as you’d like.
- We also have a Padmission Specialist on-hand 24/7 to help you quickly get into Padmission and lease up your units fast.”
No, Threshold is not a voucher program, but it enhances and lies atop voucher programs to make them stronger and work better for property owners and operators. Threshold is a service designed specifically for property owners and operators. It 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 intervention for clients of HOM, Inc.
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.
Qualifying programs include:
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. It is a software that connects participants to current vacancies in properties that have agreed to accept housing programs supported by Threshold. To sign up yourself or another participant for Padmission, visit www.thresholdaz.com/padmission and click Sign Up Now.
While Permanent Supportive Housing serves tenants with the most severe housing and service needs, such as those with disabilities and long or repeated episodes of homelessness, who need more support to live stably, RRH helps individuals and families with moderate housing and service needs get into housing and find stability quickly by offering short-term assistance until the tenant is self-sufficient (usually 6 to 9 months). Once back in housing, people are in a better position to address other challenges that may have led to their homelessness, such as finding a new job or attending to health issues.
During the short-term assistance period, tenants receive financial rental assistance and supportive services provided by our services provider partners. This means that tenants themselves pay a pre-determined amount toward rent and utilities they can afford in accordance with applicable program guidelines. The tenant’s share of the rent increases as their income increases until they can afford the entire monthly rent without rental subsidy.
To the property owner and operators, HOM Inc. pays:
- The remaining portion of the contract rent, directly to the property owner and operator.
- All move-in fees and deposits, excluding pet fees.
- One-time signing bonus up to 1.5 times the monthly rent.
Property owners and operators will also be reimbursed for up to 3x monthly rent for arrears and damages, and an additional 1x monthly rent for vacancy loss. Even if the RRH voucher expires during the tenancy, owners and operators can still make damage claims for 30 days after the lease expires, for up to one year after the voucher expires.
While tenants receive support from our partners, the Threshold team is fully dedicated to supporting our owners and operators. We’ll remain responsive to your needs, mitigate any risk to you where possible, and do all we can to create a positive experience for you when renting to tenants transitioning off the streets. You always have access to our 6-person team of rental property experts, who can provide any support needed and answer any questions or concerns you might have. Feel free to call the 24-hour hotline at 602.507.6737 to speak to a Threshold team member at any time of day.
Permanent Supportive Housing vs. Rapid Rehousing
| Permanent Supportive Housing | Rapid Rehousing | |||
| Who the program is for |
People with the most severe housing and service needs; including those with disabilities and long or repeated episodes of homelessness who need more support to live stably in their communities. | Individuals and families with moderate housing and service needs to quickly exit homelessness and return to permanent housing. | ||
| Tenant pays | 30% of their adjusted monthly income towards rent and utilities. | A pre-determined amount toward rent and utilities they can afford in accordance with applicable program guidelines. The tenant’s share of the rent increases as their income increases, until they can afford the entire monthly rent without rental subsidy. | ||
| HOM Inc. pays |
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| Program duration | Participants are assisted for as long as they remain eligible for the assistance. Indefinite. | Participants are assisted for as long as is necessary for them to become financially self-sufficient and able to afford the entire Contract Rent with their own income. On average, assistance lasts approximately 6 to 9 months. | ||
| Loss reimbursement |
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Example of Permanent Supportive Housing
| Months | Tenant Portion | HOM, Inc. Portion | Total Rent |
| 1-3 | 240 | 960 | 1,200 |
| 4-6 | 240 | 960 | 1,200 |
| 7-9 | 240 | 960 | 1,200 |
| 10-12 | 240 | 960 | 1,200 |
| 13+ | 240 | 960 | 1,200 |
Example of Rapid Rehousing
| Months | Tenant Portion | HOM, Inc. Portion | Total Rent |
| 1-3 | 0 | 1200 | 1,200 |
| 4-6 | 400 | 800 | 1,200 |
| 7-9 | 800 | 400 | 1,200 |
Property owners and operators can earn $4,800 more in financial benefits on a rent contract of $1,200 when renting to a Threshold renter vs. a market renter.
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:
- 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.)
- Alternate Screening Criteria incentives will be awarded when using 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.
- 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:
- 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 the lease is signed.
If you are a private owner, the incentive is provided to the entity that 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.
Risk Mitigation Funds are funds available to assist owners cover move-out charges that exceed the security deposit, such as damages above and beyond normal wear and tear, unpaid tenant rent, and even vacancy loss due to unforeseen vacancies. The maximum amount of funding available per claim will be 3x the monthly contract rent for damages and 1x the monthly contract rent for vacancy loss.
Submitting a damage claim is as straightforward as visiting our website. To submit a claim, simply visit ThresholdAZ.com, then 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 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.
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 Property Owners Prefer Threshold
“My first tenant became my permanent tenant, and the system worked well for us both.”
-Anonymous Property Owner | 4+ Years with Threshold/HOM, Inc.
“Amazing team and impressively high level of efficiency. The best agency I have ever worked with so far.”
-Frank R. | Property Owner
“Incredible service. Professional, courteous, efficient. Enables us to get veterans off the streets and into safe housing quickly.”
-Eli G. | Property Owner
“Always there when I need them. Threshold is my own personal support team.”
-Jessi N. | Property Owner
“Excellent services.”
-Anonymous Property Owner | 4+ Years with Threshold/HOM, Inc.
“Exceptionally kind and responsive. I can tell they have my best interests at heart.”
-Lorraine A. | Property Owner
“Great organization. Thanks!”
-Anonymous Property Owner | 3+ Years with Threshold/HOM, Inc.
“I appreciate HOM, Inc. and all of what the Threshold program does for property owners and landlords. Without HOM, Inc. incentives and assistance, it would be very difficult to manage tenancy at my properties. I am very grateful for the staff at HOM, Inc.”
-Anonymous Property Owner | 4+ Years with Threshold/HOM, Inc.
