Our Experience with Section 8 Landlords
Hello, my name is Jay Reulet, I’m a Section 8 consultant and an expert on low-income housing. You’re probably here because you want to find out how to become a Section 8 landlord.
I have been providing professional advice to Section 8 landlords and tenants alike for the last two decades. Throughout my career I’ve worked with almost a thousand landlords to help them get set up to provide subsidized housing to the people who need it most.
I’m an expert on every facet of low-income housing law and procedure, having read every piece of HUD legislation passed in the last 10 years, as well as hundreds of thousands of pages of Housing Authority documents. Once we’ve had some initial consultations to get you set up as a Section 8 landlord, I charge a minimum of 8 billable hours per week. In return, you’ll get a business partner who has an in-depth knowledge of the low-income housing system from every possible angle.
There are several Section 8 landlord requirements that you must meet before you can start taking on tenants. You have to apply to become a Section 8 landlord and submit your property for an inspection to ensure it’s habitable. Should you pass both of these steps, HUD will start sending prospective tenants your way. These requirements are covered in more detail below and can be discussed in-depth in a one-on-one Section 8 consulting session.
Becoming a landlord for low-income tenants is a fantastic thing to do, both for yourself and your community. The demand for subsidized housing is so high that you’ll always be able to find new tenants when your current ones leave. At the same time, you can help some of your city’s most vulnerable people find an affordable place to live. You can get started today, by getting in touch to book a Section 8 consulting session.
How to Become a Section 8 Landlord
Everything you need to know in one place
Section 8 has been around since the mid-1970s, but a large proportion of landlords have never been involved with the housing choice voucher program and may not understand how HUD housing works – and they’re not entirely to blame. Section 8 of the Housing Act has been amended and updated several times since it was passed by Congress in 1974, and unless you’re already involved in the scheme, it can be difficult to find information online about how to be a Section 8 landlord.
Not only that, but in my years of experience as a Section 8 consultant, I’ve heard many myths and misconceptions from landlords about the program that may be dissuading them and others from getting involved. Though there are rules and regulations to follow – and the process can be complex – landlords should be aware that Section 8 can be a blessing rather than a burden, helping you to rent out properties faster to oftentimes more reliable tenants. But before we begin, for the uninitiated, what exactly is Section 8?
What is Section 8 Housing?
Section 8 is a federal rent assistance program designed to help low-income families, the elderly and the disabled move into safe and decent housing which they couldn’t otherwise afford. Many people confuse Section 8 with the public housing program, but the two are fundamentally different. For one, public housing projects are built and managed by the housing authority, with prices set below the market rate to allow low-income renters to live in or near cities rather than move away in search of cheaper rent. Section 8, however, allows recipients to find their own rental properties and then receive a portion of the rent in the form of government-subsidized housing vouchers.
These vouchers are sent by the US Department of Housing and Urban Development, and they now serve more than twice the number of people than does public housing – 5.2 million to be exact. Just as this represents an exciting opportunity for tenants, Section 8 also poses an exciting opportunity for landlords. With more people signing up to the program each year, the pool of prospective tenants and the potential source of rental revenue continues to grow. So why do so many landlords see Section 8 as a bad thing rather than a good thing? The answer is rooted in misinformation and misunderstanding, so let’s break it down!
Section 8 Landlord
- Professional Advice
- Landlord Packet
- Housing Authority Incentives
- Owner’s Certification
- Taxpayer Identification Number and Certification
- Housing Assistance Payments Contract (HAP)
- Management Agreement
- Tenancy Addendum
- Housing Quality Standards Inspection (HQS)
- Rent Reasonableness
- Tenant Eligibility and Rent Procedures
- Family Obligations Agreement
- Housing Choice Voucher (HCV)
- Request for Tenancy Approval (RFTA) packet
- Payment Standards
- Housing Discrimination
- HQS Inspection Deficiencies Request
- Re Certification Dates
- Notice for Contract Termination
- Move In /Move Out Inspection Forms
- Notice of intent to Vacate /Move
Misconceptions about Section 8: What Landlords Need to Know
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Section 8 Tenants are Problem Tenants
Many landlords worry that by signing up to the Section 8 program, they’ll be handing over their properties to unreliable or unruly tenants. In my experience, this couldn’t be further from the truth. The majority of Section 8 tenants I’ve worked with are cooperative and respectful, spanning a wide spectrum of low-income families, senior citizens, the disabled and even veterans. Furthermore, Section 8 tenants are subjected to many rules and regulations beyond the standard lease agreement, meaning landlords are more protected, not less. -
Section 8 Landlords Have No Control Over Who Rents Their Properties
This is the question I get most often, and the short answer is this: landlords have the final say over who rents their properties – no ifs, no buts. Tenants are screened and approved by Section 8 workers before they receive their housing vouchers, so you don’t have to worry about applicants with extensive criminal records or substance abuse issues knocking at your door. And even once tenants have been awarded housing vouchers, landlords are still within their rights to reject them if they don’t meet their requirements. -
The Rent May Be Late or Inconsistent
Another misconception about Section 8 is that rent payments are often late or missed altogether. It’s important to remember here that Section 8 tenants come from all walks of life and many are wage earners themselves. They’re also incentivized to stay on top of rent, as falling behind on payments can mean that their vouchers are taken away. Furthermore, Section 8 provides several protections to landlords to ensure they’re never left out of pocket, and HUD housing vouchers are always delivered on time. -
The Housing Authority Has Tough Inspection Requirements
The housing authority completes a check on every home that is rented to Section 8 tenants, and this understandably makes some landlords apprehensive about listing their properties. In reality, the Section 8 inspection requirements are fairly painless, with inspectors checking for things like heat, running water and electricity and making sure there’s no mold, rodents or structural defects. The home has to be in a safe and liveable condition, but it doesn’t have to be a palace. If you’d like me to conduct a housing quality standards inspection, please get in touch here -
Section 8 Means More Paperwork for Landlords
Again, the reality here is that most of the paperwork is handled by the housing authority themselves and the Section 8 landlord requirements are not overly demanding. Forms like the W-9 and the Lease Agreement are all completed at the very beginning of the process, and the housing authority will make themselves available to help with their completion. You may receive letters, reports and other program materials from time to time, but nothing that you have to complete and return.
As you can see, most Section 8 landlord problems are not problems at all – merely misconceptions that can easily be debunked. Which begs the question: why do landlords not accept Section 8? Though the majority now do, there are many out there who continue to reject the program. If you have a questions or concerns that weren’t answered above, feel free to contact me here and let’s unpack them together. Otherwise, read on to find out exactly how section 8 works for landlords!
How Does Section 8 Work for Landlords?
The first thing you need to do before you can join the Section 8 landlords list is get yourself and your property approved. To do this, simply contact your local housing authority and request an information pack to set the process in motion. You may find that different housing authorities have different requirements, but generally speaking, any landlord is welcome to join the program. From there, it’s as simple as 1-2-3.
1. Complete Your Application: This is where you provide all of your personal information as well as that of your property (or properties). A Section 8 worker will check over your documents and review your rental rates to make sure they’re comparable with other properties in your area. This figure is known as the payment standard, and it’s also used to dictate the share of rent the housing authority will cover. For more information about Section 8 payment standards, check out my homepage here.
2. Submit to an Inspection: Before anyone can move into your property, a Section 8 inspector will need to make sure it is in a safe, sanitary and liveable condition. They will start by checking for basic things like heating, water and electricity before moving onto the finer details (e.g., working locks on windows and doors, trip hazards, smoke and carbon monoxide detectors, structural soundness, etc.). There may also be local requirements to meet, such as air conditioning in regions with high summer temperatures.
3. Find a Tenant: Or rather… sit back and wait for them to come to you! One of the main benefits of being a Section 8 landlord is that demand for Section 8 housing far exceeds the supply. That means once you’ve been approved, it won’t be long before prospective tenants are lining up at your door. Another key benefit for landlords is free advertising. HUD and many local housing authorities run free websites to advertise housing for Section 8 tenants, saving you time, money and resources when getting your property out there.
Should You Become a Section 8 Landlord?
Though becoming a Section 8 landlord offers many benefits and opens you up to a whole new group of renters, there are always costs to consider and further questions that need answering. ‘How much does section 8 pay landlords?’. ‘What states require landlords to accept Section 8?’. ‘Can a Section 8 landlord rent to family member?’. As an experienced Section 8 consultant, these are questions I get asked every day, so if you’re unsure about whether or not you want to join the program, get in touch today for professional advice you can trust. I can’t wait to hear from you!
