I have a house, I only WANT section 8 persons to apply...
Rental Property Investor · D.C · Member since 2019 · 501 posts · 102 votes
I have a house, I only WANT section 8 persons to apply...
Most Popular Reply
Rental Property Investor · Durham, NC · Member since 2014 · 1k+ posts · 1k+ votes
7yOriginally posted by @Charlie Moore:
Let’s see WHO can help me and answer this UNIQUE question!!!!
- I have my third rental.. I want it to be SECTION 8.
How can I go about this? Is it discriminatory... to ONLY allow section 8 to apply?
List your rental on the GoSection8.com website. Each city has it's own listing section.
If you list your rental on that site and nowhere else, almost all of the people who contact you will be Section 8 voucher holders. There is no law that says you must advertise the listing everywhere.
Charlie, be aware that Section 8 is not "automatic", hands-off, guaranteed rent as some unknowing landlords assume. As a landlord, you should conduct a vigorous vetting process. Check the tenant's creditials. Credit-score won't be as important, but you should still view it. It's one thing to have a score around 610 because of prior debt. It's another to be 510 with a list of newly unpaid debt.
As part of the vetting process, pay attention to prior evictions of the applicants. It is best to rent to someone who has never been evicted via the court system. You may choose to take a chance on someone with an eviction from many years ago, but you would be foolish to approve someone with an eviction within the last 3 years.
Also, although many landlords assume Section 8 pays 100% of a tenant's rent, that is not always true. Many tenants are responsible for a portion of their rent. Sometimes Section 8 pays 90% and the tenant is personally responsible for paying the landlord 10%. Sometimes, the split is 50/50. Sometimes, the tenant pays most of the rent. For this reason, it is imperative that during the vetting process, you verify the applicant's employment status.
Lastly, as a landlord renting to a Section 8 tenant, you should definitely visit your property on a regular basis. Be it monthly, every 3 months, or every 6 months. I would not do it any less frequently than every 6 months, and actually every 2 months might be best for someone like you just starting out with the program. You must keep up with repairs, especially as the 12th month renewal period approaches. A Section 8 inspector will inspect your property and if it fails the inspection your payments will cease but the tenant will remain -- it will be your responsibility to evict the tenant. But you can avoid that by simply maintaining your rental. And you will have a more difficult time maintaining it if you fail to visit on a regular basis.
Section 8 is not a automatic win (or loss, for that matter) for landlords. The landlords who approach it the right way can find smooth success. Those that don't approach it the right way, will likely suffer.
62 Replies
- Investor · Columbus, OH · Member since 2017 · 861 posts · 1k+ votes7y
I think it technically falls under the "cannot discriminate based on source of income" , so don't advertise that its "only section 8", but you could maybe choose to only advertise it through the housing authority maybe? or "go section 8 dot com" (I'm not affiliated with that)
- Rental Property Investor · D.C · Member since 2019 · 501 posts · 102 votes7y
@Shaun J.
Honestly, my property is in the C class.... low incomes!
I have to play the cards right and take the voucher!
- Rental Property Investor · D.C · Member since 2019 · 501 posts · 102 votes7y
@Jason D.
Landlords, get shot and killed in my city going around chasing “ rent “
- Rental Property Investor · D.C · Member since 2019 · 501 posts · 102 votes7y
@Nicky Reader
Can I state,
“ All applicants welcome to apply. House Will Be accepting SECTION 8 vouchers. “
- Long Island NY · Member since 2019 · 133 posts · 104 votes7y
Originally posted by @Charlie Moore:
@Shaun J.
Honestly, my property is in the C class.... low incomes!
I have to play the cards right and take the voucher!
Been there done that down south in a D- Hood. Long story short, them people didn't realize I was from NY. Let's leave it at that. :-)
- Rental Property Investor · D.C · Member since 2019 · 501 posts · 102 votes7y
@Shaun J.
Haha! It’s dangerous to confront crazy tenants !!
- 7yPatti RobertsonBusiness MemberProperty Manager · Virginia Beach, VA · Member since 2016 · 2k+ posts · 2k+ votes
I would venture to say that HUD has never shot a landlord! LOL! @Charlie Moore - Would I be correct if I said that one benefit of you taking SEC 8 is that they are exempt from the District rent control laws?
- Rental Property Investor · D.C · Member since 2019 · 501 posts · 102 votes7y
@Thomas S.
99.99 percent of landlords have chased money some point in their careers lol
- Rental Property Investor · San Diego, CA · Member since 2013 · 3k+ posts · 4k+ votes7y
@Charlie Moore
Those who chase rent fail.
If rent isn’t recorded on a tenant ledger by the 4th late fees are auto applied and a 3 day notice is auto sent. If by the 7th-9th no rent, eviction is filed.
7 days after court if no rent is paid, a WRIT is auto ordered, and a few days later the constable comes out, possession is ours.
That’s how you make it in this business. We don’t bother with the promises. The begging. The threatening. It’s simple, bring us the rent. We are not going to ask for it. You know it’s due. If you don’t pay, your gone.
I’d rather rent to a sleazy crackhead than section 8. I don’t want the government as a tenant.
- Rental Property Investor · D.C · Member since 2019 · 501 posts · 102 votes7y
@Cody L.
Lol and this is why you have such a high eviction rate
- Rental Property Investor · Durham, NC · Member since 2014 · 1k+ posts · 1k+ votes7y
Originally posted by @Charlie Moore:
Let’s see WHO can help me and answer this UNIQUE question!!!!
- I have my third rental.. I want it to be SECTION 8.
How can I go about this? Is it discriminatory... to ONLY allow section 8 to apply?
List your rental on the GoSection8.com website. Each city has it's own listing section.
If you list your rental on that site and nowhere else, almost all of the people who contact you will be Section 8 voucher holders. There is no law that says you must advertise the listing everywhere.
Charlie, be aware that Section 8 is not "automatic", hands-off, guaranteed rent as some unknowing landlords assume. As a landlord, you should conduct a vigorous vetting process. Check the tenant's creditials. Credit-score won't be as important, but you should still view it. It's one thing to have a score around 610 because of prior debt. It's another to be 510 with a list of newly unpaid debt.
As part of the vetting process, pay attention to prior evictions of the applicants. It is best to rent to someone who has never been evicted via the court system. You may choose to take a chance on someone with an eviction from many years ago, but you would be foolish to approve someone with an eviction within the last 3 years.
Also, although many landlords assume Section 8 pays 100% of a tenant's rent, that is not always true. Many tenants are responsible for a portion of their rent. Sometimes Section 8 pays 90% and the tenant is personally responsible for paying the landlord 10%. Sometimes, the split is 50/50. Sometimes, the tenant pays most of the rent. For this reason, it is imperative that during the vetting process, you verify the applicant's employment status.
Lastly, as a landlord renting to a Section 8 tenant, you should definitely visit your property on a regular basis. Be it monthly, every 3 months, or every 6 months. I would not do it any less frequently than every 6 months, and actually every 2 months might be best for someone like you just starting out with the program. You must keep up with repairs, especially as the 12th month renewal period approaches. A Section 8 inspector will inspect your property and if it fails the inspection your payments will cease but the tenant will remain -- it will be your responsibility to evict the tenant. But you can avoid that by simply maintaining your rental. And you will have a more difficult time maintaining it if you fail to visit on a regular basis.
Section 8 is not a automatic win (or loss, for that matter) for landlords. The landlords who approach it the right way can find smooth success. Those that don't approach it the right way, will likely suffer.
- Rental Property Investor · D.C · Member since 2019 · 501 posts · 102 votes7y
@Randy E
Agreed
- Investor · Boynton Beach, FL · Member since 2013 · 2 posts · 1 vote7y
@Cody L.
Amen!
- Investor · Columbus, OH · Member since 2017 · 861 posts · 1k+ votes7y
Originally posted by @Thomas S.:
"Landlords, get shot and killed in my city going around chasing “ rent “
Your joking right, landlords do not chase rent, you send a pay or quit and then evict if necessary. Chase rent....that's funny.
There's been several shot dead during confrontations over rent. I know what you mean but just putting this here for any newbies thinking about marching into warzones to confront hardened thugs.
- Rental Property Investor · D.C · Member since 2019 · 501 posts · 102 votes7y
@Nicky Reader
Thank you! I’m glad you understand!
Landlord got blown thru the door with a 12 gauge 16 months ago!
Sad!!!
- 7yJay HinrichsBusiness MemberReal Estate Consultant · Summerlin, NV · Member since 2014 · 45k+ posts · 66k+ votes
Originally posted by @Randy E.:
Originally posted by @Charlie Moore:
Let’s see WHO can help me and answer this UNIQUE question!!!!
- I have my third rental.. I want it to be SECTION 8.
How can I go about this? Is it discriminatory... to ONLY allow section 8 to apply?
List your rental on the GoSection8.com website. Each city has it's own listing section.
If you list your rental on that site and nowhere else, almost all of the people who contact you will be Section 8 voucher holders. There is no law that says you must advertise the listing everywhere.
Charlie, be aware that Section 8 is not "automatic", hands-off, guaranteed rent as some unknowing landlords assume. As a landlord, you should conduct a vigorous vetting process. Check the tenant's creditials. Credit-score won't be as important, but you should still view it. It's one thing to have a score around 610 because of prior debt. It's another to be 510 with a list of newly unpaid debt.
As part of the vetting process, pay attention to prior evictions of the applicants. It is best to rent to someone who has never been evicted via the court system. You may choose to take a chance on someone with an eviction from many years ago, but you would be foolish to approve someone with an eviction within the last 3 years.
Also, although many landlords assume Section 8 pays 100% of a tenant's rent, that is not always true. Many tenants are responsible for a portion of their rent. Sometimes Section 8 pays 90% and the tenant is personally responsible for paying the landlord 10%. Sometimes, the split is 50/50. Sometimes, the tenant pays most of the rent. For this reason, it is imperative that during the vetting process, you verify the applicant's employment status.
Lastly, as a landlord renting to a Section 8 tenant, you should definitely visit your property on a regular basis. Be it monthly, every 3 months, or every 6 months. I would not do it any less frequently than every 6 months, and actually every 2 months might be best for someone like you just starting out with the program. You must keep up with repairs, especially as the 12th month renewal period approaches. A Section 8 inspector will inspect your property and if it fails the inspection your payments will cease but the tenant will remain -- it will be your responsibility to evict the tenant. But you can avoid that by simply maintaining your rental. And you will have a more difficult time maintaining it if you fail to visit on a regular basis.
Section 8 is not a automatic win (or loss, for that matter) for landlords. The landlords who approach it the right way can find smooth success. Those that don't approach it the right way, will likely suffer.
great post Randy much misunderstood aspect of section 8 part of that is sellers will advertise Guaranteed rent.. buyers who are not experienced with it don't know any better. I don't know about that market but section 8 in many markets pays quite a bit more than market rent.. so just stating your rent amount could be all you need.
- Rental Property Investor · D.C · Member since 2019 · 501 posts · 102 votes7y
@Jay Hinrichs
I like how I don’t have to chase people for rent
- Rental Property Investor · Durham, NC · Member since 2014 · 1k+ posts · 1k+ votes7y
Originally posted by @Jay Hinrichs:
Originally posted by @Randy E.:
Originally posted by @Charlie Moore:
Let’s see WHO can help me and answer this UNIQUE question!!!!
- I have my third rental.. I want it to be SECTION 8.
How can I go about this? Is it discriminatory... to ONLY allow section 8 to apply?
List your rental on the GoSection8.com website. Each city has it's own listing section.
If you list your rental on that site and nowhere else, almost all of the people who contact you will be Section 8 voucher holders. There is no law that says you must advertise the listing everywhere.
Charlie, be aware that Section 8 is not "automatic", hands-off, guaranteed rent as some unknowing landlords assume. As a landlord, you should conduct a vigorous vetting process. Check the tenant's creditials. Credit-score won't be as important, but you should still view it. It's one thing to have a score around 610 because of prior debt. It's another to be 510 with a list of newly unpaid debt.
As part of the vetting process, pay attention to prior evictions of the applicants. It is best to rent to someone who has never been evicted via the court system. You may choose to take a chance on someone with an eviction from many years ago, but you would be foolish to approve someone with an eviction within the last 3 years.
Also, although many landlords assume Section 8 pays 100% of a tenant's rent, that is not always true. Many tenants are responsible for a portion of their rent. Sometimes Section 8 pays 90% and the tenant is personally responsible for paying the landlord 10%. Sometimes, the split is 50/50. Sometimes, the tenant pays most of the rent. For this reason, it is imperative that during the vetting process, you verify the applicant's employment status.
Lastly, as a landlord renting to a Section 8 tenant, you should definitely visit your property on a regular basis. Be it monthly, every 3 months, or every 6 months. I would not do it any less frequently than every 6 months, and actually every 2 months might be best for someone like you just starting out with the program. You must keep up with repairs, especially as the 12th month renewal period approaches. A Section 8 inspector will inspect your property and if it fails the inspection your payments will cease but the tenant will remain -- it will be your responsibility to evict the tenant. But you can avoid that by simply maintaining your rental. And you will have a more difficult time maintaining it if you fail to visit on a regular basis.
Section 8 is not a automatic win (or loss, for that matter) for landlords. The landlords who approach it the right way can find smooth success. Those that don't approach it the right way, will likely suffer.
great post Randy much misunderstood aspect of section 8 part of that is sellers will advertise Guaranteed rent.. buyers who are not experienced with it don't know any better. I don't know about that market but section 8 in many markets pays quite a bit more than market rent.. so just stating your rent amount could be all you need.
Jay, you would think listing a $1100 rent in an area where most tenants pay $750 (or less) might work out like you said. But I've tried that before and received a lot of interest from non-S8 tenants.
Some low-income applicants simply don't understand the 3Xrent statement and/or assume they can talk the landlord into a lease without having a voucher. Sometimes, yuppies with adequate income apply because they want to live close to downtown but don't want to pay the $2K-3K price for a condo half the size of one of my SFRs, but in an admittedly already gentrified part of the near-downtown. I've learned a well-rehabbed unit will attract interest from many types.
Many middle-class renters are deathly afraid of any and every low-income neighborhood. Some middle-class renters understand the difference between low-income working-class and a truly dangerous neighborhood. Those that understand the difference are eager to enjoy the proximity to a downtown's activity without the price-gouging of already-gentrified neighborhoods. The early-adopters are not the norm, but they exist. I know, because they've called/emailed me sometimes.
- 7yJay HinrichsBusiness MemberReal Estate Consultant · Summerlin, NV · Member since 2014 · 45k+ posts · 66k+ votes
Originally posted by @Charlie Moore:
@Jay Hinrichs
I like how I don’t have to chase people for rent
that's simply systemic of your type of property and renter..
that's why the price to rent ratios are ON PAPER better than higher quality assets you have to work to actually collect rent.
we put a rental on the craigslist in Portlandia you get 30 responses first day.. all but a few over 700 fico and gainfully employed
very very little hud this way.. completely different model .. that's why you never really see west coast landlords beotching about bad tenants as much as mid west east coast low end hoody type areas.. just is what it is.. I know I had 350 section 8 doors.. I drank the cool aid then when I sold out to my partner 5 years ago it was the happiest day of my life.. juice for me is simply not worth the squeeze..
I had a client I sold a big Trophy Ranch to in northern CA in 1990.. he was kind of a slum lord in Alameda CA.. which today there is nothing under 500k.. but he collected properties from the early 50s and mainly converted SFRs into one bed apartments he had 165 doors all free and clear. And his technique was quite simple.. you put the rent pinned to the front door on the 1st for half of his props the other half the 15.th those two days he drove around and collected rent.. no rent pinned to the door he then pinned a 3 day notice.. and the front doors looked like dart boards LOL
When U drove around town the worse looking props were his LOL.. but at the end of the day I suspect when he died his props were worth north of 50 million. the ranch I sold him in 90 was 1.2 mil and he paid cash for that.. funny dude.
- Rental Property Investor · East Wenatchee, WA · Member since 2014 · 10k+ posts · 16k+ votes7y
The HUD-VASH program should also be on your radar. Veterans division. Help a Vet. Your local HUD office should have a coordinator in-house.
- Rental Property Investor · D.C · Member since 2019 · 501 posts · 102 votes7y
@Jay Hinrichs
Jay rephrase it for me
“ just stating rent amount is all you need “
Basically, I should LOOK at all my options, instead of section 8?
Price it like a section 8 voucher but see if a normal working guy will pay the rent price?
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