Whether you’re a new landlord or thinking about converting your property to accept housing vouchers, this guide explains how to become a Section 8 landlord. Landlords often misunderstand the Section 8 program and may miss out on its numerous benefits by not enrolling in it.
In this guide, we’ll discuss the benefits of becoming a Section 8 landlord, the process of applying to become a part of the program, and tips to ensure your property qualifies and stays compliant.
If you’ve ever wondered how to become a Section 8 landlord, you’re in the right place.
Starting as a part of the Housing Act of 1937, Section 8 (also known as the Housing Choice Voucher Program) is a federal assistance program designed to help low-income individuals and families afford safe and decent housing in the private rental market.
Rather than placing low-income families in government-run housing, Section 8 allows participants to choose their own rental unit, provided that the landlord accepts Section 8 vouchers and the unit meets the minimum HUD standards for the program.
To qualify for Section 8 assistance, renters must earn less than 50% of the local median income; individuals who earn less than 30% have priority. Once approved for the vouchers, Section 8 renters typically pay about 30% of their income for rent costs, with the remaining fair-market rent paid for by the program.
While Section 8 is a federal program, it’s typically run by local governments who have a better understanding of the local needs of the community.
While there are some steps you’ll have to take to become a Section 8 landlord, there are several benefits that can make a real impact on your real estate investment. These include:
Before applying for the program, there are a few key considerations landlords should be aware of:
The tips in the list above aren’t just “good-to-knows.” They’re critical parts of the Section 8 program, and as such, we’ll review them in more detail in the sections below.
As mentioned above, a key component of learning how to become a Section 8 landlord is to make sure your property qualifies to accept voucher tenants. The first step in doing so is to ensure your property meets the minimum standards set by the Department of Housing and Urban Development, known as Housing Quality Standards (HQS).
HUD requires all Section 8 homes to be in good physical condition, with functional plumbing, heating, and electrical systems, and free from structural hazards or clear signs of damage. Section 8 properties must also have working smoke detectors, functioning locks, and proper ventilation.
Depending on the location of the rental unit, some housing authorities may also require Section 8 units to be near public transportation or schools. Each PHA, however, will set its own guidelines for such requirements. The best way to confirm that your property meets the standard to become a Section 8 home is to get in touch with your local PHA.
Pro tip: If you use property management software like TurboTenant, you can streamline your maintenance and upkeep tasks to make preparing the unit for safety inspections easier than ever before.
Once you feel like your unit is up to Section 8 standards, it’s time to reach out to your local Public Housing Authority to start the process. The best way to find your local PHA is to visit the HUD website, which features a handy database of every local PHA throughout the country.
When you contact them, they’ll provide the necessary criteria and required paperwork, help you schedule your HQS inspection, and give you resources on how to list your unit to market the property directly to voucher holders.
Many PHAs also hold meetings and orientations for experienced landlords and those new to the program, providing information and resources to help them find success while participating.
Most PHAs won’t ask you to complete an application or schedule an HQS inspection until you’ve found a tenant to fill the unit. Regardless, the application process is straightforward and will require to provide the following information:
Once you submit this information to the PHA, you’ll schedule the HQS inspection to ensure your property meets the standards for a Section 8 rental.
Before a Section 8 tenant moves in, you’ll need to pass the HQS inspection. Your utilities must be functioning, and you’ll likely need to be present as the inspector conducts their evaluation. The PHA inspector will use a standardized checklist to make sure the property meets specific standards.
The inspector will review the following:
If the property is in good condition, the inspector will confirm that you pass, and you’ll be one step closer to your first Section 8 tenant moving into the property.
Since the government predominantly funds Section 8 housing, there are rules governing the amount a Section 8 landlord can charge their tenants. Typically, the PHA will perform a “rent reasonableness” assessment to understand the local market and compare that to the rent you’re asking.
PHAs also use Fair Market Rents (FMRs) to determine the standard, which are adjusted annually. HUD provides this tool for landlords to gain a better understanding of their local area.
As long as your rent falls within the PHA’s parameters, you’ll receive approval for the rental and sign a Housing Assistance Payments contract, which will allow you to collect rent checks for the percentage the tenant owes you or set up online rent collection for the percentage.
Many popular landlord software platforms offer rental property accounting software tools to let you easily track your cash flow and margins so you can stay on top of your finances.
Marketing your property effectively to approved Section 8 voucher holders is an integral part of learning how to become a Section 8 landlord. Local PHAs often allow you to list your property with them, and they can quickly and easily connect you with folks who are ready to rent.
Additionally, using property management software like TurboTenant can help you with comprehensive rental advertising on dozens of popular listing sites, allowing you to customize your listing to mention that you’re seeking Section 8 tenants specifically.
Even though PHAs will conduct a basic background check on eligible tenants who apply to Section 8 programs, landlords still have the right to conduct a full tenant background check on an applicant.
As a landlord, you can establish your own criteria for eligibility as long as you follow state and federal law regarding your approval and denial process. In many states, it’s illegal for a landlord to deny a rental application solely based on their status as a Section 8 participant.
Once you’ve approved the applicant, they’ll sign a lease agreement just the same as a non-Section 8 tenant would, with all of the necessary state disclosures as dedicated by the state’s landlord-tenant laws. The lease the tenant signs should be the same lease that you submitted to the PHA to avoid any complications down the road and to stay in compliance.
Now that you’ve learned how to become a Section 8 landlord, you understand that while the process may take a few more steps than usual, it can be a lucrative proposition.
When you participate in the program, you gain access to a pool of applicants who are eager to sign a lease, leading to less rental marketing on your part and fewer long-term vacancies for your units.
And with Section 8 housing vouchers hitting your account every month reliably, you’ll feel more secure in the steady income and save time by not having to chase down your tenants to collect rent.
If you’re willing to learn the process and rules for your local PHA and put in the effort to maintain the property’s condition, you’ll find that becoming a Section 8 landlord can be an enriching and worthwhile experience.
The process of becoming a Section 8 landlord is straightforward but requires a few extra steps. You’ll need to connect with your local Public Housing Authority (PHA), pass a Housing Quality Standards (HQS) inspection, negotiate rent prices, and submit an application. Contact your local PHA to determine the specific steps applicable to your area.
While rent must be “reasonable,” according to local PHAs, Section 8 landlords can see reliable rent payments hitting their accounts on time and reduced vacancies due to the high pool of Section 8 housing tenants in most parts of the country.
Most Section 8 housing vouchers cover up to 70% of the rent payment, leaving the remainder as the responsibility of the tenant. The exact amount depends on the location and the renter’s income status.
The most significant downsides of becoming a Section 8 landlord are the increased inspections and paperwork required to remain compliant with the local Public Housing Authority. However, you can easily manage many of these issues with proper preparation and experience.
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