All Forum Posts by: Diane S.

Hud allows a rent increase of no more than 10% and have written guidelines in certain areas of how much allowed, you can get up to FMR but must certify that you charge the same as for your non section 8, housing authorities can go to 110% but does require local PHA approval and fha notification, usually if another suitable unit not available, this way if consistent they know where FMRs are too low, section8 has variable tenant contribution, based on their income and type, some have 0%, 30%, or50% there is also a cap on how much they may pay above FMR, FMR rents may vary greatly between suburb and city, a 3br could vary 790s to 1290s city easy enough to look up

https://www.huduser.gov/portal/datasets/il.html#2017

from hud  training guidebooks

Acceptability Criteria

• There must be at least one window in both the living room and each sleeping room

• The living room and each sleeping space must have at least two electrical outlets in proper

operating condition. Permanent overhead or wall-mounted light fixtures may count as one of

the required electrical outlets.

Any sleeping room must have at least one window. If the window was designed to be

opened, it must be in proper working order.

• During initial and annual inspections of pre-1978 units that are occupied or will be occupied

by families with children under 6 years of age, the inspector must conduct a visual

assessment for deteriorated paint surfaces and the owner must stabilize deteriorated surfaces.

Applicable areas include painted surfaces within the dwelling unit, exterior painted surfaces

associated with the dwelling unit, and common areas of the building through which residents

must pass to gain access to the unit and areas frequented by resident children under six years

of age, including play areas and child care facilities.

most likely with no egress will not be approved as 5br because they wont know for sure who will occupy each room, fire codes and all , just probably was a nonissue with current family make up, also basement railings spacing as opposed to living space

on the other hand if she buys it, she can put who she wants where after they are no longer inspecting

HUD has a program that the voucher amount goes to mortgage, but homeownership vouchers are not available everywhere, she would still have to qualify for a mortgage based on disability payments, there are local and state agencies that may help her also

Is she currently qualified for a 3br with just her and her son? she may have a 2 br voucher and the 3 br rent was in that range

so the question is can you charge more ..no, requesting any documentation is questionable in many forms, even that form asks for some info that a dr can not answer such as the particular dog weight etc, the patient is all the dr can certify to and ADA doesn't allow requests for medical records, the  tenant is in, leave it be unless you are having a problem then address the problem, service or emotional support animals can not be disturbing or aggressive but no there is no legal limit number and can have an animal for each disability if needed, double that if more than one disabled occupying,  the added insurance expense has been addressed and too bad , added damage should be treated as if it done by tenant not the disabled persons appliance(dog) and can not be more than normal wear and tear, just require they are properly licensed by local laws which will require shots etc all service dogs must follow that and undercontrol no roaming outside

you got the property with the tenants in and the dogs, status quo generally wins out

nothing takes pee out of carpet because probably not in it but in padding and subfloor, when you do pull up you will see, may be able to pull up a corner to check, I bleach floor underneath first before sealing because of bacteria, then install vinyl without seams or will seep again or waterproof surface,  no pets is not always the solutions as you should see what damage including urine humans of all ages could do, at least with pets easier to collect for damages

which section 8 free listing? go section 8 ? the are a few other sites around to avoid free to landlord but charge tenants, try contacting local pha office or putting a rental flyer there or contact your local va as they are always  looking for veteran housing thru section8 called vash, a sign in the yard there may not help and looks like the rent amount is good, just exposure, remember you don't need 20 calls but one good tenant

by the way great blog

https://www.biggerpockets.com/blogs/9232/55313-intro-to-section-8---your-perceptions-vs-my-realities

section 8 project based? or housing that has section 8 vouchers holders, 2 different things

I am thinking if you need advice probably not ready for it unless as a silent investor

you should not be in violation if you are genuinely providing the pest service , but read your hoa rules to make sure you are doing every thing correct there for the rental, and what happens if hoa fee goes up? which is out of your or tenants control, my opinion would to keep it straight lease for x amount, because an hoa lien could be worse than a tax lien, say if tenant lease says hoa $45 and amount goes up, you will have to pay the difference not the tenant even if its only $5 hoa could lien against condo so you may want to keep that as your business cost not tenant paid

If you have not cashed check talk to new tenants asap , they most likely have given notice where they are if good people, and maybe they will agree to a m/m with notice if sells or want to purchase if you delay likely to cost them loss and cause more trouble, never destroy checks but send back certified or hand deliver with notice as to what ever is agreed to, remember also flipping may not sell right away and investor may want a good tenant depending on location having occupied might be a plus or minus, depending on your market target, if you list with agent always exclude your tenant on listing from commission

when you are renting section 8 has very specific guidelines as to how many adults may occupy the rental, and must give their blessing to the changes, they will do income and rental adjustments, but family size v rental amount is protected class, no you may not raise the rent based on family size but .... if there will be too many people to the bedroom count may not be your problem if she adds them to her voucher she may qualify for a larger unit and want to move or HUD may require her to move to a larger unit... she needs to understand she may not have this place to fall back on if her extra family moves out and she returns back to the lower voucher size and cant afford her bigger place, if she is a good tenant and you have a larger place great, HUD will pay more for additional brs not necessarily more people because they also account for extra income which could LOWER hud amount

if voucher is for a 2 br it cannot be used for 5 adults and child

although wear and tear might be an issue to consider try thinking HUD is paying for a br count not # people, you may have down time if she moves out but hud may have a new tenant for you

A good place to start is the housing commission where the property is, seriously consider getting home section 8 certified, it opens up a wider pool of applicants and you don't have to accept who ever they send over but can still screen tenant applicants, if in Philly try here, a good tenant doesn't reflect to no section 8 anymore there are good and bad in many income brackets, there may be also forms for disclosures that you can print to hand out, section 8 just means and extra source of income to pay the rent, some are disabled so have lower incomes, but a steadier , more reliable income source, consider VASH section 8 which visits the home every month to monitor for tenant violations, more than a landlord could and the tenant is a veteran so their benefits tied to rental contract and they do the background/criminal checks

on another note yes you can collect up to 2 months security but after first year may only hold    1 month  , so last month must be applied to last month in tenants first year, Penn considers all prepaids as security, including pet deposit etc...easier to put security in escrow account from start, banks will help you set up, and paper work easier to document, if you can build into rent amount of last month security you can actually use it, such as just charge 815 for rent instead of 750 if market will bear it for unit, less paperwork and yours to keep before last month

750*12=9000 1500 security but after first year must give back 750 even with out inspecting for damage

815*12=9780 800 security

after first year adds up even better

http://www.phila.gov/fairhousingcommission/Pages/default.aspx