not accepting Section 8 (by Rick [IL]) Sep 17, 2017 3:34 PM
not accepting Section 8 (by Vee [OH]) Sep 17, 2017 4:52 PM
not accepting Section 8 (by Vee [OH]) Sep 17, 2017 4:55 PM
not accepting Section 8 (by Tom [VT]) Sep 17, 2017 5:10 PM
not accepting Section 8 (by Jim in O C [CA]) Sep 17, 2017 5:19 PM
not accepting Section 8 (by OPM [OR]) Sep 17, 2017 5:24 PM
not accepting Section 8 (by Barb [MO]) Sep 17, 2017 5:27 PM
not accepting Section 8 (by NC INVESTOR [NC]) Sep 17, 2017 8:36 PM
not accepting Section 8 (by LindaJ [NY]) Sep 18, 2017 5:02 AM
not accepting Section 8 (by WMH [NC]) Sep 18, 2017 5:32 AM
not accepting Section 8 (by WMH [NC]) Sep 18, 2017 5:34 AM
not accepting Section 8 (by J [FL]) Sep 18, 2017 5:45 AM
not accepting Section 8 (by Blue [IL]) Sep 18, 2017 6:25 AM
not accepting Section 8 (by S i d [MO]) Sep 18, 2017 6:49 AM
not accepting Section 8 (by WMH [NC]) Sep 18, 2017 6:53 AM
not accepting Section 8 (by Ken [NY]) Sep 18, 2017 7:32 AM
not accepting Section 8 (by RR78 [VA]) Sep 18, 2017 7:41 AM
not accepting Section 8 (by NC INVESTOR [NC]) Sep 18, 2017 7:59 AM
not accepting Section 8 (by Chris [CT]) Sep 18, 2017 10:50 AM
not accepting Section 8 (by S i d [MO]) Sep 18, 2017 11:14 AM
not accepting Section 8 (by NC INVESTOR [NC]) Sep 18, 2017 11:19 AM
not accepting Section 8 (by Vee [OH]) Sep 18, 2017 4:54 PM
not accepting Section 8 (by kt [IL]) Sep 19, 2017 7:38 AM
not accepting Section 8 (by Oregon Woodsmoke [OR]) Sep 19, 2017 2:23 PM
not accepting Section 8 (by Sue [MI]) Sep 19, 2017 6:41 PM
not accepting Section 8 (by Brad [IL]) Sep 20, 2017 10:10 AM
not accepting Section 8 (by Rick [IL]) Posted on: Sep 17, 2017 3:34 PM Message:
State Specific Question About: ILLINOIS (IL)
Wondering if anyone knows if Champaign IL landlords can legally not accept section 8 vouchers. --173.25.xx.xxx |
not accepting Section 8 (by Vee [OH]) Posted on: Sep 17, 2017 4:52 PM Message:
In the screening process there is often a non garnishable income, felony arrest, unpaid court scenario that prevents them from passing, also the continuously variable water bills has stopped several prospects from getting agency approval besides the animal policy enforced with visiting or pet sitting scenarios. --76.188.xxx.xx |
not accepting Section 8 (by Vee [OH]) Posted on: Sep 17, 2017 4:55 PM Message:
I forgot to add something that many folks need to be alerted on is the policy in effect in 2017 regarding -public funded housing must be --smoke free-- -, so many are gonna get calls from sec8 clients and a existing house visit needs to be used to screen the pets - smoking - busted whatever. --76.188.xxx.xx |
not accepting Section 8 (by Tom [VT]) Posted on: Sep 17, 2017 5:10 PM Message:
Absolutely Not! You are setting yourself up for a lawsuit. Section 8 is a protected class and your CAN NOT discriminate against it.
I used to have a woman rent my apartments and she got advice from this site that told her she did not have to accept Section 8. It cost me $17,000 in legal battles and paying off the denied applicant and it cost her her job. --64.222.xx.xx |
not accepting Section 8 (by Jim in O C [CA]) Posted on: Sep 17, 2017 5:19 PM Message:
In Taxifornia we can still say we do not participate in section 8 but you're welcome to apply nine section 8.
We don't know what will happen with another year and a half of Governor Moonbeam Brown. --75.22.xx.xxx |
not accepting Section 8 (by OPM [OR]) Posted on: Sep 17, 2017 5:24 PM Message:
Gee Jim... it just occured to me Moonbeam has a sister, the Oregon
Gov. Kate Brown.. all alligns to the left --162.247.xx.xx |
not accepting Section 8 (by Barb [MO]) Posted on: Sep 17, 2017 5:27 PM Message:
Tom in VT, was that in Illinois? If so, what part?
--64.251.xxx.xxx |
not accepting Section 8 (by NC INVESTOR [NC]) Posted on: Sep 17, 2017 8:36 PM Message:
There are states that require a LL to accept Sec 8 BUT they do not require you to change your normal screening process and standards to accept a S-8 tenant. Even the states that require you consider S-8 allow you to reject them for the same reasons as any other applicant; bad credit, previous issues with prior LL's, etc.. In essence state or municipal requirements are intended to prevent discrimination towards low income tenants.
I require 2 month's SD for credit under 650 and S-8 strictly prohibits more than 1 month's SD so that almost guarantees that they won't qualify.
--75.181.xxx.xx |
not accepting Section 8 (by LindaJ [NY]) Posted on: Sep 18, 2017 5:02 AM Message:
The section 8 in my area requires an inspection by them. I chose not to allow them to inspect (since I would fail anyway, wink wink), and therefore do not participate in section 8. --96.236.xx.xx |
not accepting Section 8 (by WMH [NC]) Posted on: Sep 18, 2017 5:32 AM Message:
Tom/VT source of income is not a protected class in all states. NC, for instance, only recognizes the federal classes.
As Vee always says, you've got to know your STATE laws as well as federal. --173.22.xx.xx |
not accepting Section 8 (by WMH [NC]) Posted on: Sep 18, 2017 5:34 AM Message:
Vee, thanks for that info about smoke-free housing! I didn't know that. Not that I take Section 8, but it's still good to know. People in NC smoke! Going to be an issue for some people. --173.22.xx.xx |
not accepting Section 8 (by J [FL]) Posted on: Sep 18, 2017 5:45 AM Message:
It seems to me that NC Investor & LindaJ's approach is best. Rather than putting "no section 8" in your ads and potentially having an issue, there are more subtle ways of avoiding renting to them.
Besides, back when I used to put "no S8" some of them would still call me anyway. --72.188.xxx.xxx |
not accepting Section 8 (by Blue [IL]) Posted on: Sep 18, 2017 6:25 AM Message:
Champaign had its own set of laws, but In IL overall, income is not a protected class.
I couldn't find it with a quick Google search, call a local landlord Association in your area, or even one of the larger apartment complexes they'll let you know. --75.132.xxx.xxx |
not accepting Section 8 (by S i d [MO]) Posted on: Sep 18, 2017 6:49 AM Message:
Don't ever post reasons you deny folks. If the law changes and you forget to change your ads, you are guilty of illegal discrimination.
I have 2 suggestions that in my view are easier/better.
First, develop criteria people must meet to be accepted. Instead of "No Section 8" your criteria (that isn't published) should be "garnisheable income equal to 3x the monthly rent". If your state doesn't allow garnisheeing (I believe TX doesn't...possibly others too) or says you must count the amount of the voucher, this might not work. However, you can still implement other criteria that do not run a foul of the law such as positive current and past land lord reference from non-relative/family or must have minimum credit reference of X (whatever is acceptable to you). Most Section 8 have a substantial history of bad LLs and/or poor credit, so this will probably be all you need. If not...
Second, Section 8 has specific criteria that a property must meet for it to be approved for a lease. Also, the time line from initial contact of an applicant to completing a Section 8 inspection is about 2-3 weeks in my area. You can either A) make sure your property doesn't meet those criteria, or B) market like crazy (which you should do anyway) and get a non-subsidized tenant moved in within a week or two. To my knowledge, Sec 8 cannot require me to hold a unit vacant with no rent being paid while they lumber through their lengthy bureaucratic process. Ya snooze, ya lose. --173.19.xx.xxx |
not accepting Section 8 (by WMH [NC]) Posted on: Sep 18, 2017 6:53 AM Message:
Just had someone ask me publicly on Facebook if we accept HUD payments.
I guess I'm going to have to say, "This unit has not been qualified by HUD." Does that sound okay? --173.22.xx.xx |
not accepting Section 8 (by Ken [NY]) Posted on: Sep 18, 2017 7:32 AM Message:
WMH,Who says you even have to respond? --72.231.xxx.xxx |
not accepting Section 8 (by RR78 [VA]) Posted on: Sep 18, 2017 7:41 AM Message:
I hate to say the property has not been qualified or has not passed a section 8 inspection. Makes me sound like they are below average properties.
No section 8 is going to have a good credit score which takes care of most.
You can also tell them that there is a non refundable holding fee required within 2 days from the date we approve their application.
And how they will lose that fee if the tenant or the property does not get approved by section 8 for them to rent. For any reason.
No one will take the risk. --73.177.xxx.xx |
not accepting Section 8 (by NC INVESTOR [NC]) Posted on: Sep 18, 2017 7:59 AM Message:
"HUD also encourages private property owners participating in the project-based Housing Choice Voucher program to adopt smoke-free policies for their buildings, but does not require them."
The above quote is from the HUD handbook. The no smoking policy is only enforced in their public housing facities.
--75.181.xxx.xx |
not accepting Section 8 (by Chris [CT]) Posted on: Sep 18, 2017 10:50 AM Message:
I have no problem with section 8, I have just yet to find anyone with a voucher who meets our other screening criteria like credit.
Also my rentals tend to be higher end so even with the voucher they would still owe a fair amount above that,($600ish) most have not wanted to pay the difference.
I don't get the big deal, establish a legal and fair set of screening criteria, and go apply it fairly to everyone. Frankly I have a good tenant now who I wish would get on section 8. She is the kind of person the program was started for and it could really help her out. --24.45.xxx.xx |
not accepting Section 8 (by S i d [MO]) Posted on: Sep 18, 2017 11:14 AM Message:
I'm surprised it has to be said, but do NOT get into potential fair housing discussions with tenants on social media. You post it and it's there forever even after you delete it, and if there's even a whiff of something wrong it will be shared, re-posted, copied & pasted all over the InterWebz in hours!
I do not engage in two ways postings on my FB page. I have it locked down to where only I can post. Anything they want to say to me is done offline.
Chris, unfortunately high-end rentals like yours receiving a Govt-based subsidy is one of the reasons many land lords here are not fans of Section 8. I cannot fathom why someone who doesn't pay their (full) way is entitled to housing nicer than those who do. Say what you will, but in my book Section 8 should only be used to provide very basic, functional housing in a low cost-of-living area (COLA). The market, left to its own devices, will gradually encourage folks to move from higher COLAs to lower COLAs...unless we consistently meddle with it, which is what we see today. I think NY, CA, and New England would long ago have become more affordable markets, but we subsidized them heavily which props up rents.
Furthermore, I think there should a life time cap of somewhere around 2 years on all housing subsidies, and any loss of bennies due to eviction, criminal conviction, and/or defrauding the system should be permanent.
Today, we are paying people to stay in high COLAs and punishing them if they dare to make something of themselves. No wonder we have rampant generational poverty!
Rant complete. --173.19.xx.xxx |
not accepting Section 8 (by NC INVESTOR [NC]) Posted on: Sep 18, 2017 11:19 AM Message:
I agree with Chris. The truth is I would not have made it through the housing crisis if it wasn't for Sec 8.
Charlotte is the 2nd largest banking center in N. America and over 50% of my tenants before the market crashed were bank employees. Most of them were laid off and I had 10-12 empty properties. So I turned to Sec 8 out of sheer desperation.
The truth is they were neither better nor worse than the average tenant. Some took great care of the property others not as clean as I would prefer. They all worked and some had 2 jobs to make ends meet. Some required a little more handholding to get the rent paid on time but no one ever left with a balance and most got their SD's back in full.
Would I do it again? Probably not since I don't want to be limited to a 2% annual increase if that is under market rent and few if any would meet our credit and SD requirements. --75.181.xxx.xx |
not accepting Section 8 (by Vee [OH]) Posted on: Sep 18, 2017 4:54 PM Message:
I always suggest downloading --local-- federal and state tenant laws, and I am sorry to hear about the VT landlord who struggled with housing - here they require a 12 month lease and based on water usage the rent cost is always floating. --76.188.xxx.xx |
not accepting Section 8 (by kt [IL]) Posted on: Sep 19, 2017 7:38 AM Message:
Just say we are not approved for sec 8 --173.167.xxx.xx |
not accepting Section 8 (by Oregon Woodsmoke [OR]) Posted on: Sep 19, 2017 2:23 PM Message:
I wouldn't respond on social media, but if you really feel you must, just reply that you comply with all fair housing laws --70.199.xxx.xxx |
not accepting Section 8 (by Sue [MI]) Posted on: Sep 19, 2017 6:41 PM Message:
"At this time we have not had this unit approved by Section 8" --97.95.xxx.xx |
not accepting Section 8 (by Brad [IL]) Posted on: Sep 20, 2017 10:10 AM Message:
In my county we have to be certified by the county to accept Section 8. I have never pursued the certification so I am not able to accept Section 8. --24.106.xxx.xxx |
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