have you had good luck renting to sect.8?

what are your rental rules of conduct for tenants?

In my town, Los Angeles, the City makes a 25% commission taking money from the State and handing it over the a landlord of a Section 8 Tenant each month. That's like $250 to write a check, insane.

So each time landlord have issues with Section 8 tenants, the City passes a new law to prevent cancellation of a contract or quick eviction.

Now when a tenant causes problems or refuses to pay their share of the rent, and landlord has to give the Section 8 tenant a 90 day notice and a copy to Section 8. And during that 90 days while we go through the court to evict the tenant, Section 8 stops paying their share of the rent. You are guaranteed to loose money in Los Angeles with a Section 8 tenant if there are any issues.

I had a Section 8 tenant request/demand I repaint their unit after being in the property for only 18 months. It was professionally painted before the tenants moved in.

The reason why the unit needed to be re-painted is that the children put finger prints all over the walls. A condition that requires the tenant to use 409 or Fantastic and clean the walls. But Section 8 didn't bother to read their own Manuel and I had to sue the City, Section 8 and my tenants to get back rent and have them clean their walls.

Rita, if you have to ask about Sec-8, then you have not been a LL long enough to learn how/when/why(or not) to do it!

Go to the top of this screen, and in the blank space next to "subject" type in Section-8, Sec-8, Housing vouchers, Housing inspections,etc, and you will get a list of previous posts about this subject. And if the 8 months of 2017 doesn't curl your hair, change the year to 2016 and get a bunch more.

Basically it isn't easy even for long time LLs. The program administrators are as bad as the low-level clients. You shd only go to Sec-8 if your property is a dump in the 'hood.

Rita,

I do not recommend Sec8 for casual or hobby LLs.

Pros: ask other local LLs about the local office before giving it a try.

It can work well for some LLs, is awful for others. It IS extra work.

The LL must not only satisfy local codes and inspectors, but will take on the United States government as a business partner. Gotta follow rules made in Washington too.

Local offices vary greatly. Some are good some are awful.

And the rent is NOT guaranteed. They can shut off their part at anytime but we cannot evict for non-payment. Now you have a resident with little or no income you must evict.

One of our good Sec8 people lost her support because a deadbeat brother gave the police HER address when he was arrested. Govt says "Zero tolerance if arrested - you're out". Ex's like to snitch on their Sec8 ex so they lose their support.

We used to have a ton of Sec8. I did a 5 year study and found we were spending an average of $400/year per Sec8 lease MORE than normal leases just to satisfy the Sec8 inspector.

Even with perfect inspections they can reduce the rent at any time due to "govt cutbacks" or "they want to reach more people."

And believe it or not, it is not unusual for residents to skip their yearly appointment to keep free rent. "Too much hassle".

To keep the rent flowing you must keep the following people happy:

Resident

Case worker

Inspector

5% re-inspects to audit the inspector

A re-inspect any time the resident makes a complaint

Local director

State director

Washington director

BRAD

By PROS I mean PRO LLs.

"I saw a bug" is sufficient to trigger an immediate inspection which will find something the res broke and a letter to the LL, with a follow up inspection.

Another thought: the Sec8 Manual for Inspectors tells them to require upgrades to the home such as new carpet if the market is down and the LL wants to keep the resident.

The biggest problem with Section 8 is dealing with the Housing Authority. They can be very difficult.

I would take a Section 8 tenant if one ever met all my written criteria that I apply evenly and fairly to all applicants. None of them ever has, so I have never had a Section 8 tenant.

It is against the law for me to advertise "no Section 8" so I meet a few of them and see a lot of welfare fraud on their applications. I also see a lot of dirty people and a few homeless that have gotten themselves a voucher.

I had a neutral experience with the one time I did Sec 8 in 2006-2007. From start to finish the viewing, application, and inspection process took 6 weeks during which I received no rent, and the Housing Authority messed up her rent payment at renewal when she went month to month. I finally got the money, but no late fees.

Charge extra deposit? I don't know if Sec 8 allows that. I do it all the time with open market tenants who have no land lord references or semi-sketchy credit.

Regarding customized rules of behavior: if the tenant isn't the type of person who follows rules then the lease is not going to change them. Better to screen for a good tenant. Minimum of 2 positive land lord references who are not relatives or friends.

For the hassle, it's not worth it in my view. Unless your market is a slum and Sec 8 is the only one paying, find a working tenant who has money to pay and can have wages garnisheed if you have to evict. I know some very strict land lords have made good money using Sec 8, but it is not the easy, "guaranteed" rent that they try to sell the program to land lords. Back in 2009 the Govt mandated "hair cuts" of 10% on some markets due to shortage of funding. Also, if you recall the Govt sequestration of funds and our inability to pass a budget thru Congress the past 6 years or so. Any political hiccups along the way means your paycheck gets frozen indefinitely, and the lease Sec 8 forces you to sign may not allow you to evict them if the Govt fails to pay their part of the rent.

Many years ago, S8 would pay above market rents = you were paid for the extra hassle of dealing with the Housing Authority and the "marginal" tenants.

Now however, S8 pays no such premium. So, you still get the hassle but are no longer paid for it.

IMHO, S8 is no longer a good landlord option.

I've been landlording for 45 years and have dealt with s8 off and on for all that time.