Section 8 Increase (by Britt [NC]) Jul 18, 2021 6:10 PM|
Section 8 Increase (by Bonanza [NC]) Jul 18, 2021 6:34 PM
Section 8 Increase (by plenty [MO]) Jul 18, 2021 6:48 PM
Section 8 Increase (by MAP [NY]) Jul 18, 2021 8:27 PM
Section 8 Increase (by Bill [IN]) Jul 18, 2021 9:53 PM
Section 8 Increase (by Robert,OntarioCanada [ON]) Jul 19, 2021 1:30 AM
Section 8 Increase (by Oregon Woodsmoke [ID]) Jul 19, 2021 9:34 AM
Section 8 Increase (by S i d [MO]) Jul 19, 2021 9:47 AM
Section 8 Increase (by MAP [NY]) Jul 19, 2021 10:00 AM
Section 8 Increase (by TenantWhisperer [MA]) Jul 19, 2021 10:43 AM
Section 8 Increase (by Scott [IN]) Jul 19, 2021 11:03 AM
Section 8 Increase (by Bob [NH]) Jul 19, 2021 1:04 PM
Section 8 Increase (by Scott [IN]) Jul 19, 2021 2:27 PM
Section 8 Increase (by Britt [NC]) Jul 19, 2021 2:31 PM
Section 8 Increase (by tryan [MA]) Jul 20, 2021 8:32 AM
Section 8 Increase (by plenty [MO]) Jul 20, 2021 9:27 AM
Section 8 Increase (by Tarheel T [NC]) Jul 22, 2021 11:09 AM
Section 8 Increase (by Britt [NC]) Jul 22, 2021 11:20 AM
Section 8 Increase (by plenty [MO]) Jul 22, 2021 2:10 PM
Section 8 Increase (by dino [CA]) Jul 22, 2021 2:57 PM
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Section 8 Increase (by Britt [NC]) Posted on: Jul 18, 2021 6:10 PM
I have a Section 8 property. I inherited the tenant and the lease when I bought condo. I instructed PM to request an increase. They claim it was denied (four months later). How does this work? Is there a specific person that handles each property? It is way under market value and previous owner never asked for an increase in 5 years. If I don't get a better answer soon I am going to contact them myself. PM not handing over contact info as I requested so I am skeptical she even inquired. --24.211.xxx.xx
Section 8 Increase (by Bonanza [NC]) Posted on: Jul 18, 2021 6:34 PM
Tell them you are giving notice to stop taking section 8. They will give you a better offer (at least that is what happened here). This owner still took it off section 8 so as to allow the free market to work as it was intended to. --65.188.xxx.xxx
Section 8 Increase (by plenty [MO]) Posted on: Jul 18, 2021 6:48 PM
In my area an increase is asked for on written paper and within a certain timeframe. I would ask your management company for proof they asked. And I would find our the "rules" when submitting for an increase. I've increased $200 and been granted! But the paperwork has to be submitted within 60 -90 days of renewal. And there should also be communication the management company can share with you on the denial. --172.58.xx.xxx
Section 8 Increase (by MAP [NY]) Posted on: Jul 18, 2021 8:27 PM
I used to work for Section 8. I would do Fair Market Analysis... basically rent comparables averaged taking into consideration utilities, appliances and family composition. Amenities were usually not taken into consideration.
These figured would determine what the max rent could be and/or any increases.
Section 8 Increase (by Bill [IN]) Posted on: Jul 18, 2021 9:53 PM
All of this stimulus the government keeps pumping out is running rental rates up. On top of that homes are selling as well as any time in my life at record prices. Rents have to go up and where do you think the money is going to come from, low interest rates and all that free money. Well, for a short time now they will think its free, NOTHING IS FREE! --68.39.xxx.xx
Section 8 Increase (by Robert,OntarioCanada [ON]) Posted on: Jul 19, 2021 1:30 AM
A economically depressed rent then there will be no capital for renovations or improvements. Governments have a cap on how much the maximum rent should be. Found governments prefer all inclusive rental units which are only in very large apartment buildings which is not sustainable as here there is 13 per cent on utilities along with carbon tax that is going to rise every year. Now is the time if it is not worthwhile then the government will have to find the tenant another rental unit. It is not about a race to the bottom where when the tenant moves renovation will be required where depending on the condition of the rental unit. Most jurisdictions vacancy rates are really low or nothing at all in a rent controlled jurisdiction where problem tenants are screened out. Private sector rental housing providers can not run rental units or houses at a loss where government can as the taxpayer pays. --99.236.xxx.xxx
Section 8 Increase (by Oregon Woodsmoke [ID]) Posted on: Jul 19, 2021 9:34 AM
Good management companies are rare, so it is possible that your manager isn't doing a good job for you.
It is also possible that your tenant is receiving hundreds of dollars every month for her child benefit that is being freely tossed about and doesn't qualify for as much rental assistance.
It's not easy to be a successful landlord without being hands-on, at least enough to keep on top of your management to make sure they are doing their job correctly.
Rentals are not really a "no input" business. They are work and someone has to be doing the work and if you yourself are not doing any of the work, you need to supervise the people who are supposed to be doing the work, to make sure they are doing the work correctly. --76.178.xxx.xxx
Section 8 Increase (by S i d [MO]) Posted on: Jul 19, 2021 9:47 AM
My call would go something like this....
Me: "Hi, Mr. Case Manager. It is my understanding that you are denying our rent increase request?"
Case Manager: "That is correct."
Me: "Okay, you may not be aware but rents have been rising a lot recently. You have 24 hours to send me a letter approving our increase, or I'm seeing your clients a 30/60 day notice of non-renewal. They can attempt to find a unit anywhere comparable to mine for the below market rent your offering, but my guess is soon they will be downgrading significantly. Bye."
None of my homes qualify to participate in the Section 8 program, and I'm not planning on trying to get them to qualify any time soon. The red tape, the delays, the hassles....and the "guaranteed rent" (wink, wink...except when the Govt shuts down, politicians posture on budget issues, etc) are simply not worth it.
Section 8 Increase (by MAP [NY]) Posted on: Jul 19, 2021 10:00 AM
Personally I would ask to see the comparables used. --72.231.xxx.xx
Section 8 Increase (by TenantWhisperer [MA]) Posted on: Jul 19, 2021 10:43 AM
S8 Case Managers have a single focus - securing housing for their "clients".
They are, in fact, your ally in getting a rent increase. Give them printed out comps that support your rent increase. With that ammo, they will usually lobby/fight to get that increase approved to keep their "client" housed.
The S8 beancounters will resist an increase, while the Case Workers are more in touch with the current rental market.
Section 8 Increase (by Scott [IN]) Posted on: Jul 19, 2021 11:03 AM
If you've never done S-8 before, you are learning to swim by jumping into the deep end of the pool. Don't trust your property manager to know S-8 rules. Learn them yourself. Start by finding HUD fair market rents in your area:
Section 8 Increase (by Bob [NH]) Posted on: Jul 19, 2021 1:04 PM
I just looked at the website that Scott provided to the HUD website and it lists the "Fair Market rent" (FMR) for many different locations. Does the FMR values include utilities like heat, electric in the FMR value or is the FMR just the rent ?
Section 8 Increase (by Scott [IN]) Posted on: Jul 19, 2021 2:27 PM
FMR includes essential utilities: gas, water, electric. Not cell phones.
Also, it is a maximum or ceiling. You would not expect to collect the full FMR as rent, even if LL pays utilities. I believe the exception to that is if the tenant is willing and able to make up the difference. --107.141.xx.xxx
Section 8 Increase (by Britt [NC]) Posted on: Jul 19, 2021 2:31 PM
The FMR in this county is about $1200+ for a 3 bed unit. Their numbers, not mine. I can show comps around $925/950. This tenant is getting $695 and she pays a portion of it. She will be a room mate for a comparable property. I don't need Section 8 to get a serious increase. I can easily kick her out and get a huge increase. But she is a good stable tenant, not likely to move, so I do want to try to work with Section 8. To a point. --24.211.xxx.xx
Section 8 Increase (by tryan [MA]) Posted on: Jul 20, 2021 8:32 AM
Having done dozens of S8 over 30 years, here's a couple things to know:
1. They do not pay fair market rent for your property. They pay fair market rent for the family structure. So if you put a great grand mother in a 4 BR house, you'll recieve the 1 BR housing rate. Ask me how I know.
2. They can and will bow to pressure. Moving people around is harder for them than paying $40-50 per month more.
Hope this helps. --72.71.xxx.xx
Section 8 Increase (by plenty [MO]) Posted on: Jul 20, 2021 9:27 AM
Britt, have you found out the process for asking for an increase. Cause if you ask for an increase outside of those parameters it will be denied regardless of if the unit is below what they will pay. --172.56.xx.xx
Section 8 Increase (by Tarheel T [NC]) Posted on: Jul 22, 2021 11:09 AM
Britt, what county? All i do is sec 8. My rent increases are in writing to tenantís sec 8 case worker and dated within 60-90 days prior to tenants annual recertification. You cannot ask for an increase outside the tenants recert date. Lately ive been getting some really big increases. Like 200-350. They do a market analysis and as long as my requested increase is not way above market it is granted. If it is above market they come back with an offer so shoot high.
Hope anything i said helps. --172.58.xxx.xxx
Section 8 Increase (by Britt [NC]) Posted on: Jul 22, 2021 11:20 AM
Cumberland County. She is on M2M. Which is strange bc I would have thought they would require a renewed lease every year? --24.211.xxx.xx
Section 8 Increase (by plenty [MO]) Posted on: Jul 22, 2021 2:10 PM
Britt in my area they are not requiring renewals. Every years they are inspection. It would be wise of your management company to learn the new way housing is operating and please tell me you found out the window of opportunity to raise the rent. I am patently waiting with expectations that you will discover this window of opportunity! --172.58.xx.xxx
Section 8 Increase (by dino [CA]) Posted on: Jul 22, 2021 2:57 PM
Really should talk to property management company and get feel as to whether they just ignored you or not. Many prop mgmt companies try to get by doing as little work as possible. Interview some other prop mgmt companies ahead of time to be prepared if it looks like your PM is a loser.
When I dealt with Section 8 (no more), I made certain to follow their procedure to the letter but it was still time consuming and frustrating due to the poor quality of worker at Section 8 and the fact that they are also given more work than they can handle in a reasonable period of time.
Nevertheless, you really need to know if PM just let it slide and then told you it was denied to get you to leave them alone. Some PM companies are good but many really stink bad.
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