State Specific Question About: ARIZONA (AZ)

With these hard times, I am considering renting my apartment to section 8 people.

I am wondering if some of the people on this forum would tell me about the good and bad things to consider. In renting to section 8 people. Comments such as -- what happens when they trash the place and I get all my money back if I take them to court? -- what particular things due my apartment physically have to pass that might be a problem to rent to section 8 people? -- what percent does HUD pay and what percent does the renter have to pay?

Please give me any thoughts that you think are important in considering renting to these type of people. People that rent my apartments are middle-class.

This varies greatly by area and by person, so a lot of that can't be answered.

Do a search here on "section 8", "sec8", and "suc8" and read what everyone says -- you'll find most are opposed to taking it if you can at all avoid it.

I usually tell people to do this test: Call your local Sec8 office and leave a message saying that you are a LL considering Sec8 for the first time and would like more information about the program.

If you actually get through that day or get a call back within 2 days, then I'd say continue to look into it. This probably happens at 10% of the Sec8 offices is my guess.

If you don't get a call back within 2 days, then dealing with your Sec8 office is likely not going to be pleasant down the road -- and you should probably avoid it if it all possible. This is probably the other 90% of Sec8 offices.

- John...

I have one sect. 8 tenant and she has been with me for over 3 years. She is clean, has minimal repair issues and pays her part on time. I have had a two non sect. 8 tenants that were terrible renters. One I inherited from the previous owner and another was my mistake.

The bottom line is to screen them thoroughly whether they are Sect. 8 or not. That is why a seasoned landlord is better at it than an inexperienced one. We have only been doing this for 5 1/2 year but I am definitely better at it now than when I started. Mostly because of trial and error and alot of good advice from this website.

How much Sect 8 pays differs from case to case as it is dependent upon factors such as location, income and # of dependants. It changes during the year as well.

As for the inspection, that can be a pain. My Sect. 8 house has to be in better condition than my own..come to think of it...all my rentals are!!!! :-) hmmmm... Seriously, they have very high standards considering that if you aren't picky when screening, many will trash your house during the year. The tenant is held responsible for the damage they inflict. The landlord is held responsible for whatever is normal wear and tear, appliances working and any of their wacky standards that they have come up with during the year.

After you take John's advice, if they call you back, ask them if you can get a copy of the inspection and their standards. Otherwise just wait till you get inspected and see what doesn't pass.