Section 8 Landlord Requirements Explained: What Every Property Owner Must Know

Are you a property owner looking for a stable, reliable income stream? The Section 8 Housing Choice Voucher (HCV) program offers a unique opportunity. For landlords, participating means receiving a substantial portion of the rent directly from the Public Housing Agency (PHA)- a reliable, on-time payment you can count on. 

But what exactly do you need to do to begin? What are the section 8 landlord requirements? In this guide we will show you exactly how to become a HUD landlord and whether or not accepting section 8 as a landlord is the right business decision for you.

What Is Section 8 and How Does It Work for Landlords?

The Section 8 Program, officially known as the Housing Choice Voucher Program, is administered by HUD (the U.S. Department of Housing and Urban Development) and local PHAs (Public Housing Agencies). It assists low-income families, seniors, and individuals with disabilities in securing safe, decent, and sanitary housing within the private rental market.  

The local PHA administering the program (often a city or county housing authority) calculates the family's portion of the rent, typically 30% of their adjusted monthly income. The PHA then pays the difference directly to you, the landlord, in the form of a Housing Assistance Payment (HAP).

Under the program:

• A tenant obtains a voucher from the PHA.
• The voucher holder finds a private rental unit that meets HUD’s Housing Quality Standards (HQS).
• A standard lease agreement is signed between the landlord and tenant, while a Housing Assistance Payments (HAP) contract is executed between the landlord and the PHA.
• The PHA provides a direct rent subsidy to the landlord, and the tenant pays the remaining balance based on household income.
• The property must consistently comply with HUD and PHA inspection standards to maintain eligibility.
• The lease must include HUD’s Tenancy Addendum, which supersedes conflicting lease clauses.

In most regions, landlords may choose to participate voluntarily; however, certain states and municipalities enforce source-of-income discrimination laws that prohibit refusal of voucher tenants solely due to subsidy use.

When properly managed, participation in Section 8 can provide stable rental income while expanding housing access for vulnerable populations.

Section 8 Landlord Requirements You Must Know 

Can any landlord accept Section 8? Yes, generally. Landlord participation is voluntary in most areas, but your property and your practices must adhere to stringent federal and local guidelines. 

These section 8 housing rules for landlords fall into 5 main categories:

1. Property Requirements and Inspections

The most crucial hurdle for your property is the mandatory inspection. To qualify for Section 8 housing, your unit must meet HUD’s Housing Quality Standards (HQS). HQS requirements are extensive and cover 13 essential areas to ensure the unit is decent, safe, and sanitary.

Key HQS Requirements:

• Structural Soundness: The roof, walls, and foundation must be structurally safe.
• Essential Utilities: Functioning plumbing, heating, electrical, and ventilation systems.
• Sanitation: An adequate sewage disposal system, a clean environment free of infestation.
• Security: Working locks on all exterior doors and windows.
• Safety: The unit must be free of hazards, with working smoke and carbon monoxide detectors.
• Lead-Based Paint: Compliance with lead-based paint regulations, especially for homes built before 1978.

The initial HQS inspection must pass before the tenant can move in and the HAP contract can begin. If the unit fails, you will be given a specific timeframe (usually 30 days) to make the necessary repairs.  

2. Rent and Financial Requirements

HUD determines whether the proposed rent is “reasonable” by comparing it with similar private-market units in the area. 

Factors include:

• Unit size, amenities, and condition
• Neighborhood quality
• Local market rates

Landlords cannot charge above-market rent, even if a private tenant might pay more. HUD also sets maximum rent thresholds based on the Fair Market Rent (FMR) data updated annually. 

So what is the Maximum Rent Allowed for Section 8? Generally, the rent cap is 110% of the Fair Market Rent (FMR) published by HUD each year.

Once approved, landlords receive two payments each month:

• A portion from the tenant
• The remainder directly from the PHA

Rent collection can be simplified through secure online tools like LeaseRunner’s rent collection platform, ensuring timely payments and clear records

3. Application and Contractual Requirements

Once a landlord has a prospective Section 8 tenant, you need to initiate the official process. 

To participate, the landlord must:

• Contact the local PHA and express interest in listing the unit for voucher holders.
• Complete the “Request for Tenancy Approval” (RFTA) form and submit it along with the proposed lease and rent. 
• Enter into the HAP Contract with the PHA once the unit passes the inspection and the tenant is approved. 
• Attach the HUD Tenancy Addendum to the lease, which outlines both parties’ rights under the voucher programme.

These documents outline rent, term length, and compliance obligations. The lease must align with HUD rules,  particularly regarding eviction procedures, rent increases, and maintenance duties.

Understanding the difference between lease vs rent helps prevent contractual confusion. 

For landlords making changes mid-tenancy, using a lease addendum ensures updates remain legally compliant.

4. Fair Housing and Tenant Screening

Landlords retain the right to screen voucher tenants (credit, background, eviction history, etc.) but must apply the same criteria to all applicants to avoid discrimination. They must also comply with the Fair Housing Act and any state or local source-of-income laws.

For guidance on creating a consistent and compliant process, review our tenant screening checklist and learn how long does tenant screening take to plan your approval timeline effectively.

Landlord screening may include reference to:

• Previous rental history
• Criminal background (related to safety) — see related article on HUD criminal background check requirements. 
• Credit checks and income verification,  see what do landlords look for in a credit check.

5. Lease and Maintenance Responsibilities

Once the lease begins, landlords must abide by the HAP contract and maintain the property in compliance with HQS. 

For example:

• Repairs must be conducted in a timely manner, often within 24 hours for emergencies.
• The lease must include the HUD Tenancy Addendum and indicate responsibilities (such as utilities) clearly.
• Landlords must enforce the lease and manage tenant obligations (tenant’s share of rent, condition of property, occupancy limits). 
• Landlords are responsible for collecting security deposits, tenant rent share, and managing damage claims—within state law.

How to Become a Section 8 Landlord? 

The section 8 process step by step involves specific actions from you, the property owner, to secure your first HAP contract. This answers the question: how do I register my house for Section 8?

1. Research and Prepare Your Property

To become a Section 8 landlord, start by confirming the local participation rules with the Public Housing Agency (PHA). Each PHA may have slightly different guidelines that affect the approval process — such as specific inspection scheduling, documentation requirements, or rent calculation methods. Understanding these local variations helps landlords prepare the property correctly from the start.

The first step is to ensure the unit can pass a Housing Quality Standards (HQS) inspection, as mentioned above. This inspection checks for:

• Safe electrical and plumbing systems
• Proper heating, ventilation, and sanitation
• Secure structure and adequate lighting
• Working smoke detectors and pest-free conditions

Next, gather essential documents such as proof of ownership, property tax records, and W-9 forms, and confirm that the proposed rent is within local Fair Market Rent (FMR) limits.

For instance, landlords in Michigan can refer to the Michigan State Housing Development Authority (MSHDA) for state-specific Section 8 landlord requirements and inspection procedures.

2. Find a Section 8 Tenant

Landlords cannot simply list their property as a "Section 8 rental" and expect the PHA to send you a tenant. Voucher holders are responsible for finding their own housing.

• Advertising: List your rental on popular platforms. Many PHAs also maintain their own listing services or utilize platforms like GoSection8.com. Make it clear in your advertisement that you accept the Section 8 voucher.
• Tenant Inquiry: When a voucher holder expresses interest, ask to see their voucher and the "Request for Tenancy Approval" (RFTA) packet to verify their eligibility and bedroom size allowance.
• Landlord Screening: Screen the applicant using the same standards you would for any other tenant. The PHA screens for income eligibility and severe criminal history, but you are responsible for screening their suitability as a renter (credit history, rental behavior, etc.).  For comprehensive guidance on evaluating these applicants fairly and effectively, consult our detailed resource: How to screen section 8 tenants.

3. Complete the Approval Process

This is the key to knowing how to get approved for Section 8 landlord status.

• Submit the RFTA: The tenant submits the completed RFTA (signed by you) to the PHA.
• Rent Approval: The PHA reviews  the rent you proposed to ensure it is reasonable and within the local Payment Standard. This review typically takes 7–14 business days, depending on the PHA’s workload and whether additional documentation is required.
• HQS Inspection: The PHA schedules the Housing Quality Standards inspection. Be present or ensure your representative is there. If the unit fails, you have a deadline to complete the necessary repairs and request a re-inspection.
• Sign Contracts: Once the unit passes inspection and the rent is approved, you sign the HAP Contract with the PHA, and the standard lease (with the HUD addendum) with the tenant. The tenant pays their security deposit (up to the state-mandated maximum) directly to you, and their portion of the first month's rent. The PHA’s HAP payment starts shortly after the lease beginning date.

4. Manage Your Section 8 Tenancy

A Section 8 tenancy is still a standard landlord-tenant relationship, with the PHA acting as a co-payer.

• Communication: Maintain open and professional communication with your tenant. The PHA is generally not involved in day-to-day tenancy issues.
• Rent Collection: Collect the tenant's share of the rent on time. The PHA’s HAP payment will arrive separately, reliably. Use a service that tracks the best way to collect rent to ensure the tenant portion is consistent.
• Renewals and Rent Increases: The lease term is typically one year. When it's time to renew, you must submit any proposed rent increase to the PHA for approval well in advance of the lease anniversary.

Benefits and Drawbacks of Accepting Section 8 Tenants 

Deciding to participate in the program is a business decision. Landlords need to weigh the potential advantages against the challenges. Is Section 8 good for landlords?

Overall, is being a Section 8 landlord profitable? Often, yes - particularly in high-demand areas with low vacancy rates. However, landlords must weigh these gains against potential administrative costs and compliance work.

Common Pitfalls for Landlords and How to Avoid Them

It's common to wonder: is it hard to become a Section 8 landlord? The process isn't necessarily hard, but it requires meticulous attention to detail and patience. Here are the most common challenges and how to navigate them successfully.

Navigating Administrative Burdens

The RFTA and HAP Contract can be intimidating.

• Pitfall: Missing deadlines or incorrectly completing paperwork, leading to payment delays.
• Solution: Appoint a dedicated person (or property manager) to handle all PHA correspondence. Create a folder for the RFTA and HAP documents. Submit documents well before the deadline.

Passing and Managing Inspections

HQS inspections are the number one reason units fail the program.

• Pitfall: Failing the initial HQS inspection and losing the prospective tenant due to the delay.
• Solution: Pre-Inspect your own property. Use the HUD HQS checklist to conduct a walk-through before the official inspection. 

Handling Tenant-Related Challenges

While the PHA screens for income, you must screen for tenancy behavior.

• Pitfall: Accepting a tenant who has a history of property damage or non-payment of their portion of the rent.
• Solution: Never skip your own comprehensive tenant screening. If your rental allows animals, incorporate pet screening to ensure responsible pet ownership.

Avoiding Discrimination Claims

The source of income discrimination is a growing legal risk.

• Pitfall: Denying a Section 8 applicant based on a vague, unsubstantiated reason, leading to a fair housing complaint.
• Solution: Have a written, objective screening policy and stick to it universally. If you deny an applicant, the reason must be factual and non-discriminatory (e.g., poor credit, prior eviction, criminal history - not "because they have a voucher"). Document everything. If eviction becomes necessary due to lease violations, you must follow specific Section 8 housing eviction procedures, including notifying the PHA. 

Protecting Your Finances

Mismanaging security deposits or late rent payments can cause complications.

• Pitfall: Confusing the tenant's portion of the rent with the HAP payment.
• Solution: Be clear with the tenant about their monthly rent share and the exact due date. Enforce your lease's rent late fee policy for the tenant's portion. The PHA does not pay the security deposit—you must collect this from the tenant directly.

Conclusion

Participating in the Section 8 Housing Choice Voucher program can be a smart, financially sound strategy for property owners. While it involves a distinct set of section 8 landlord requirements, from HQS inspections to navigating PHA bureaucracy, the advantage of a reliable, government-backed subsidy payment makes the program attractive.

By following the steps for how to put your house on Section 8, adhering to all legal and financial requirements, and maintaining a robust tenant screening process (visit LeaseRunner to start tenant background screening today. 

FAQs

What is the Section 8 process step by step for a landlord?

The section 8 process step by step involves:

1. Preparation: Ensure your unit meets basic HQS standards and determine a reasonable rent.
2. Application: A voucher-holding tenant applies; you screen them using your standard criteria.
3. RFTA Submission: You and the tenant complete and submit the Request for Tenancy Approval to the PHA.
4. Inspection & Approval: The unit passes the HQS inspection, and the PHA approves the rent.
5. Contract Signing: You sign the HAP Contract with the PHA and the lease with the tenant (including the HUD addendum).
6. Move-in: The tenant pays their portion of rent and security deposit; the HAP payment begins.

Can you own property and be on Section 8?

Yes, as a landlord you can own one or multiple properties and rent to voucher tenants, provided each property meets programme requirements, passes inspections and you comply with the lease and HAP contract.

How long does it take for a landlord to get the first Section 8 payment?

The PHA begins processing the HAP payment only after the unit passes the HQS inspection and all contracts are fully executed. While subsequent payments are typically on time, the first payment can be delayed, sometimes taking 30 to 60 days from the tenant's move-in date.