Updated 23 days ago on . Most recent reply
Section 8 Tenant Update
I try and give updates on the good and bad of Section 8 tenants as I have 9 tenants on Section 8 now.
I will start by saying for the most part I have 5 of those tenants who are no problem, they always pay their portion and are not a problem. The other 4 are varying degrees of what the world expects of a Section 8 tenant.
I have 6 tenants who are not on Section 8 and are not included below as they are just normal lease and so far so good but if your in real estate you take a risk no matter what.
Yes I do know that I lose $1000-$2000 a year by being lax on the small portions not being paid but considering the guaranteed portions are so large It is a situation I am ok with. It's not for everyone but I can work with it.
Tenant 1 - Her portion is $50 a month. She has not paid her portion in over a year. I let it go as she is never a problem and that $50 only accounts for 4% of her rent. I will say that whenever we do push for something she does get mildly problematic and noisy until we go away. As she keeps to herself and keeps the unit in good shape and isn't a problem, I let it be. This is the best type of "problem" section 8 tenant you can have.
Tenant 2 - Her portion is $600 (honestly highest ive ever seen on the program and I didnt think it could account for so much of the rent but here we are). She stopped paying her portion 2 months ago, as her portion makes up about 60% of her rent (again still surprised they went this high) thats definitely a problem for me. She is also very unclean, moved a dog in against the lease AND brought in 3 people who are not on lease who are straight up trash. So she is currently in for eviction. I hope to have her out in the next month. She also has a warrant out for her arrest so thats a fun side piece. Otherwise she is actually a nice person, I just think she is a product of her upbringing and unwell.
Tenant 3 - Her portion is $93. She has not paid her portion in 4 months and likes to go radio silent when pushed. Again, this is VERY normal with section 8 tenants. Her portion only accounts for 6% of her rent so it's not a huge deal but I did end up going to Section 8 and complaining because well, I hate being ignored. She is now communicating towards paying her portion. All in all, annoying but really not huge for me. She keeps it clean, is never an issue and her portion is small.
Tenant 4 - His portion is $300 which is 31% of his rent. He ALWAYS pays within the first week. He is older, single, super clean, mows the lawn and takes care of the property. I would do anything for this man honestly. He is on my list to give a good discount to at the end of the year for being amazing. I did this last year and he was super thankful and honestly he deserved the break.
Tenant 5 - She has been my tenant for 2.5 years (since I started) and all in all she is good! Goes through about 8 phones a year which is odd but a normal Section 8 situation. Her portion has been about 200 for the last year and usually pays on time. Have to hunt her down a good bit but she always pays her debt so I respect it. Now she pays $0 so im even happier. She speaks her mind but is a good tenant and im happy to have her.
Tenant 6 - Lord have mercy. This one is a handful but as long as I dont reach out to her about her responsibilities she is quiet as can be. She moved in 2 years ago and hasn't paid her portion in 1.5 years. Her portion is $50 a month and accounts for 3% of the total rent so I never cared in insane amount. Every once in a while I would get a bug on principal so I would turn it into the Section 8 people and they would write a letter. Her rent portion went up this month (got a job) and her new rent is 30% of the rent. So I did what any landlord would do, I wrote enough to Section 8 and she ignored their process enough that they kicked her off the program. I would feel bad but she has the newest toys in her apartment so she could have paid the $50 a month if she wanted and I would have been all good. She had ten days to pay her debts before they kicked her off the program for good. Wouldn't you know it, I got allllllllll the back pay within 8 days. I am now happy as can be and section 8 is now allowing her to stay on. I might get some flak on this one but I stand by my decision. I believe I will have to play the eviction game every month to get her to pay her portion but I think she just played the game for as long as allowed. Otherwise she is a nice clean tenant.
Tenant 7 & 8 - Never a problem and pays $0 so we go about our life.
Tenant 9 - She pays about 38% of her rent and she moved in 5 months ago and has never been late with her portion, never has to be hunted down for it and has never been a problem. She is another one who I think I will give a discount at the end of the year.
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@Jamie O'Connell all I can say is I am glad it is you. But this really illustrates why people are on and stay on section 8. so many don't or won't pay a regular bill like rent no matter how small. they wait until something forces the issue.