for landlords - renting to section 8 tenants

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:I have a Section 8 tenant and it's worked out fairly well so far. However, currently they pay 100% of the rent. The thing you have to be careful about is when you have a split in the rental share between the housing authority and the tenant. The formula they use doesn't leave the tenants much wiggle room if the tenant makes a poor financial decision or has an unexpected expense.

The one advantage you have as a landlord is the leverage that if they don't pay or trash the place their section 8 benefits can be terminated and most people on section 8 will try to avoid that.

Can you clarify this? We have a section 8 renter next door who has completely trashed the place. Landlord wants her out but says he can't because rent is up to date because section 8 is paying it. It is so badly trashed I can't even begin to describe it.

The landlord is probably lying to you about wanting her out and is just happy the rent is being paid. If he really wanted her out he would call her case worker and report the issues and they would come out and perform a home inspection. If tenant isn't abiding by the terms of the program they can terminate her assistance and then she won't be current with her rent and he can evict her. For obvious reasons he probably doesn't want to go this route.

I commented up thread but my guess is your idea of "trashed" and the current renter's idea of "trashed" are vastly different.

For example, one of the tenants my owner rented to split bleach over carpet that was 2 years old. It of course stained large sections of the carpet down a hallway and into room. The carpet of course was trashed but the renter didn't see it that way and thought the owner was being "stupid" (the renter's word choice) for wanting the carpet replaced.

[Anonymous]

Anonymous wrote:We have a rental property and have never had anyone with housing vouchers inquire about it in years past. This year, we've had two interested parties who are on housing vouchers. I frankly don't care about where the $ comes from (plus - that would be descrimination). I'm more interested in is how long the process to get approved by the housing authority? Anything I should know about the process? Our property is in decent shape (but not fancy), so we should pass the inspection ok. The rental is in VA if that matters.

In DC the approval process takes a month. The move out process took a month too, and we ended up with an extra month rent at the end, which offset the one we lost during lease-up.

The great thing about section 8 is that you get almost all the money direct deposit (the city portion). Usually the tenant is required to pay 30% of own income to landlord and HCVP pays the difference to equal the rent amount. I ran into problems a few years ago with an inherited tenant who had utilities included and ran up huge heating bills. IME it is not worth it to do utilities included.

[Anonymous]

Anonymous wrote:I have a Section 8 tenant and it's worked out fairly well so far. However, currently they pay 100% of the rent. The thing you have to be careful about is when you have a split in the rental share between the housing authority and the tenant. The formula they use doesn't leave the tenants much wiggle room if the tenant makes a poor financial decision or has an unexpected expense.

The one advantage you have as a landlord is the leverage that if they don't pay or trash the place their section 8 benefits can be terminated and most people on section 8 will try to avoid that.

Former section 8 landlord here. I think there are provisions for landlords to kick out any tenant who has truly ruined a property and created unsafe conditions, but you won't get help from the housing authority to do this. At least that is my experience in DC. There is some provision that applies to public housing participants who get a drug conviction on the premises that can cause people to lose a voucher.

[Anonymous]

Anonymous wrote:There are many good tenants on the Section 8 program, but there will be some who will not respect your property/pay their rent (just like with any tenant). There is nothing materially different between a section 8 tenant and a non-section 8 tenant.

The unit does have to pass an inspection at initial lease and at least annually afterwards; these can be somewhat strict, especially if you have an older unit. Also, the maximum rents are set by the housing authority, to some extent, and can lag in hot rental markets.

I was just approved for section 8 housing in Eugene Oregon and I have found that landlords either love or hate the program and its too bad that people have got to give it a bad name I am a very clean and domestic person have never been evicted nor do I have any black marks to speak of! I do not believe its Section 8 tenants versus non section 8 tenants, I think its just some people don't care. And these folks that are destroying the rental properties they live in were just not raised right! And believe me there Section 8 voucher will be taken away from them. I am so grateful to be approved for the program and also grateful my mama raised me right! So Landlords please know there are some of us out there that will care for and respect your property! Please don't bunch us all together as there are a few of us that still have a little common sense and some integrity!

[Anonymous]

Anonymous wrote:That's nice of you OP but...

I am a renter and in two units I have rented over the years each time the owner who was well meaning took a Section 8 voucher their home maintained heavy damage. In each case, the renters brought a letter for a pastor to encourage the owners to rent to the renter.

It's not that I think Section 8 renters are bad people, it's just their standards are different. They aren't going to have the money to fix up a home and certainly don't understand the real cost of repairs and replacement and why that needs to be done in order to maintain the house value.

I don't like you

[Anonymous]

Anonymous wrote:Did section 8 for a a house in woodbridge...it was great because the majority of the rent comes from the County (Not Federal or State). HUD Gives the county money to distribute.

Tenant was generally good. She had a small co pay which I had to chase down but it was nice having an ACH for 90 percent of the money.

House was in ok shape when she moved out. I honestly think any tenant would have had it in the same shape as her as there was a lot of wear and tear on the house from tenant turnover not her negligence. Just make a judgment. Do they have pets? Do they have young kids? To discriminate on whether or not they have kids is illegal but occurs all the time. See how their kids behave when you interview as an example.

Keepin it Klassy with discrimination. Niiice

[Anonymous]

Anonymous wrote:You don't have to follow discrimination laws if you have under 4 units.

This is correct... So no Jews or Blacks either.. If you don't want them

[Anonymous]

Anonymous wrote:

Anonymous wrote:You don't have to follow discrimination laws if you have under 4 units.

This is correct... So no Jews or Blacks either.. If you don't want them

Actually, discrimination on the basis of race is never allowed under any circumstances, Mrs. Murphy's boardinghouse or no Mrs. Murphy's boardinghouse.

[Anonymous]

Anonymous wrote:

Anonymous wrote:There are many good tenants on the Section 8 program, but there will be some who will not respect your property/pay their rent (just like with any tenant). There is nothing materially different between a section 8 tenant and a non-section 8 tenant.

The unit does have to pass an inspection at initial lease and at least annually afterwards; these can be somewhat strict, especially if you have an older unit. Also, the maximum rents are set by the housing authority, to some extent, and can lag in hot rental markets.

I was just approved for section 8 housing in Eugene Oregon and I have found that landlords either love or hate the program and its too bad that people have got to give it a bad name I am a very clean and domestic person have never been evicted nor do I have any black marks to speak of! I do not believe its Section 8 tenants versus non section 8 tenants, I think its just some people don't care. And these folks that are destroying the rental properties they live in were just not raised right! And believe me there Section 8 voucher will be taken away from them. I am so grateful to be approved for the program and also grateful my mama raised me right! So Landlords please know there are some of us out there that will care for and respect your property! Please don't bunch us all together as there are a few of us that still have a little common sense and some integrity!

Good luck to you and I mean that sincerely. Your Landlord will be lucky to rent to you.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:I have a Section 8 tenant and it's worked out fairly well so far. However, currently they pay 100% of the rent. The thing you have to be careful about is when you have a split in the rental share between the housing authority and the tenant. The formula they use doesn't leave the tenants much wiggle room if the tenant makes a poor financial decision or has an unexpected expense.

The one advantage you have as a landlord is the leverage that if they don't pay or trash the place their section 8 benefits can be terminated and most people on section 8 will try to avoid that.

Can you clarify this? We have a section 8 renter next door who has completely trashed the place. Landlord wants her out but says he can't because rent is up to date because section 8 is paying it. It is so badly trashed I can't even begin to describe it.

The landlord is probably lying to you about wanting her out and is just happy the rent is being paid. If he really wanted her out he would call her case worker and report the issues and they would come out and perform a home inspection. If tenant isn't abiding by the terms of the program they can terminate her assistance and then she won't be current with her rent and he can evict her. For obvious reasons he probably doesn't want to go this route.

I commented up thread but my guess is your idea of "trashed" and the current renter's idea of "trashed" are vastly different.

For example, one of the tenants my owner rented to split bleach over carpet that was 2 years old. It of course stained large sections of the carpet down a hallway and into room. The carpet of course was trashed but the renter didn't see it that way and thought the owner was being "stupid" (the renter's word choice) for wanting the carpet replaced.

I'm the PP who asked for this and I think the landlord is torn because the rent is being paid. I'm sure that he's telling the truth about "wanting" her out, but he's not motivated enough to do anything about it yet. (His previous tenant wasn't even paying the rent and it took him months to take action and then he basically got lucky because she just left). The house is utterly trashed. She or her kids have torn and ripped all the blinds and all the screens on the windows and doors. They have thrown toys and debris out of each of the windows (including second floor) and clogged the gutters. That's all I can see because I've not been inside, but he tells us it's even worse in there. He has also received numerous complaints (from us and other neighbors) about her noise, cruelty to her children (she has been reported) and animals (humane society seized her dog due to neglect). She is a huge source of stress for him and yet his rent is paid.

Next time she causes problems for us I'll suggest he contact her case worker about the condition of the house. He may not know that is an option. He may also not want the hassle of dealing with an eviction. The guy is only focused on the short term. He's a slum lord and even when not trashed the house isn't a prime residence. However, it's in a great close-in location and he could get in decent, reliable tenants that would bring in a lot more money if he invested a little to renovate.

[Anonymous]

Anonymous wrote:

Anonymous wrote:Did section 8 for a a house in woodbridge...it was great because the majority of the rent comes from the County (Not Federal or State). HUD Gives the county money to distribute.

Tenant was generally good. She had a small co pay which I had to chase down but it was nice having an ACH for 90 percent of the money.

House was in ok shape when she moved out. I honestly think any tenant would have had it in the same shape as her as there was a lot of wear and tear on the house from tenant turnover not her negligence. Just make a judgment. Do they have pets? Do they have young kids? To discriminate on whether or not they have kids is illegal but occurs all the time. See how their kids behave when you interview as an example.

Keepin it Klassy with discrimination. Niiice

This poster actually RENTED to a section 8 mom, FYI. Not sure why you feel the hate.

[Anonymous]

Anonymous wrote:

Anonymous wrote:You don't have to follow discrimination laws if you have under 4 units.

This is correct... So no Jews or Blacks either.. If you don't want them

Uh, my experience is that they are the biggest discriminators.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Did section 8 for a a house in woodbridge...it was great because the majority of the rent comes from the County (Not Federal or State). HUD Gives the county money to distribute.

Tenant was generally good. She had a small co pay which I had to chase down but it was nice having an ACH for 90 percent of the money.

House was in ok shape when she moved out. I honestly think any tenant would have had it in the same shape as her as there was a lot of wear and tear on the house from tenant turnover not her negligence. Just make a judgment. Do they have pets? Do they have young kids? To discriminate on whether or not they have kids is illegal but occurs all the time. See how their kids behave when you interview as an example.

Keepin it Klassy with discrimination. Niiice

This poster actually RENTED to a section 8 mom, FYI. Not sure why you feel the hate.

You also said : Do they have young kids? To discriminate on whether or not they have kids is illegal but occurs all the time. See how their kids behave when you interview as an example <This is your truth. Just own it. See yourself in the mirror.

Th

[Anonymous]

I'm the PP who asked for this and I think the landlord is torn because the rent is being paid. I'm sure that he's telling the truth about "wanting" her out, but he's not motivated enough to do anything about it yet. (His previous tenant wasn't even paying the rent and it took him months to take action and then he basically got lucky because she just left). The house is utterly trashed. She or her kids have torn and ripped all the blinds and all the screens on the windows and doors. They have thrown toys and debris out of each of the windows (including second floor) and clogged the gutters. That's all I can see because I've not been inside, but he tells us it's even worse in there. He has also received numerous complaints (from us and other neighbors) about her noise, cruelty to her children (she has been reported) and animals (humane society seized her dog due to neglect). She is a huge source of stress for him and yet his rent is paid.

Next time she causes problems for us I'll suggest he contact her case worker about the condition of the house. He may not know that is an option. He may also not want the hassle of dealing with an eviction. The guy is only focused on the short term. He's a slum lord and even when not trashed the house isn't a prime residence. However, it's in a great close-in location and he could get in decent, reliable tenants that would bring in a lot more money if he invested a little to renovate.

If the place is already trashed he will already have the expense of cleaning it up, it's just a matter of when so there's not a huge incentive to kick her out while the money is coming in especially since the next tenant might trash it too or not pay their rent. I guess the question is how much more damage the tenant could possibly do to the place.