Denying s8 because of low (by Jason [PA]) Dec 2, 2023 10:30 PM
Denying s8 because of low (by Robin [WI]) Dec 2, 2023 10:44 PM
Denying s8 because of low (by BRAD 20,000 [IN]) Dec 3, 2023 1:10 AM
Denying s8 because of low (by Mapleaf18 [NY]) Dec 3, 2023 2:41 AM
Denying s8 because of low (by don [PA]) Dec 3, 2023 4:06 AM
Denying s8 because of low (by plenty [MO]) Dec 3, 2023 7:26 AM
Denying s8 because of low (by mapleaf18 [NY]) Dec 3, 2023 7:33 AM
Denying s8 because of low (by Mark P [MA]) Dec 3, 2023 8:31 AM
Denying s8 because of low (by plenty [MO]) Dec 3, 2023 9:19 AM
Denying s8 because of low (by tryan [MA]) Dec 3, 2023 9:35 AM
Denying s8 because of low (by Frank [NJ]) Dec 3, 2023 10:20 AM
Denying s8 because of low (by Ken [NY]) Dec 3, 2023 11:03 AM
Denying s8 because of low (by Alan [CA]) Dec 3, 2023 11:04 AM
Denying s8 because of low (by Busy [WI]) Dec 3, 2023 12:14 PM
Denying s8 because of low (by mapleaf18 [NY]) Dec 3, 2023 12:39 PM
Denying s8 because of low (by Ken [NY]) Dec 3, 2023 12:39 PM
Denying s8 because of low (by Busy [WI]) Dec 3, 2023 12:47 PM
Denying s8 because of low (by Phil [OR]) Dec 3, 2023 1:25 PM
Denying s8 because of low (by zero [IN]) Dec 3, 2023 1:34 PM
Denying s8 because of low (by Oregon Woodsmoke [ID]) Dec 3, 2023 1:44 PM
Denying s8 because of low (by Jason [PA]) Dec 3, 2023 2:10 PM
Denying s8 because of low (by Jason [PA]) Dec 3, 2023 2:10 PM
Denying s8 because of low (by Jason [PA]) Dec 3, 2023 2:10 PM
Denying s8 because of low (by plenty [MO]) Dec 3, 2023 2:27 PM
Denying s8 because of low (by Ken [NY]) Dec 3, 2023 3:36 PM
Denying s8 because of low (by Gene [OH]) Dec 3, 2023 4:01 PM
Denying s8 because of low (by Robert,OntarioCanada [ON]) Dec 3, 2023 5:45 PM
Denying s8 because of low (by tryan [MA]) Dec 3, 2023 6:19 PM
Denying s8 because of low (by Ray-N-Pa [PA]) Dec 3, 2023 6:29 PM
Denying s8 because of low (by Phil [OR]) Dec 3, 2023 10:13 PM
Denying s8 because of low (by Phil [OR]) Dec 3, 2023 10:22 PM
Denying s8 because of low (by Mapleaf18 [NY]) Dec 4, 2023 2:22 AM
Denying s8 because of low (by TenantWhisperer [MA]) Dec 5, 2023 5:49 PM
Denying s8 because of low (by Jason [PA]) Posted on: Dec 2, 2023 10:30 PM Message:
Im asking this question to people that live in areas where they are not allowed to deny s8 based on source of income.
I am sure many do this,but can you tell people upfront, or even in your advertising i deny s8 because i refuse inspections,or because i refuse to wait a month,which is literally about what i wait to find out if the unit will pass and inspection AND IF the rent amount is approved. Might as well take the s8 fmr chart and throw it in the garbage as half the time due to tenant family size,income etc and rental comps,i guess you are lierally forced by local laws, to have to wait weeks just to find out if your rent will be permitted.
Can you refuse s8,upfront,for these reasons,what do you do? --71.207.xx.xx |
Denying s8 because of low (by Robin [WI]) Posted on: Dec 2, 2023 10:44 PM Message:
I own properties in two different cities that both have made it illegal to refuse section 8. I know Brad's approach is to say "We encourage everyone to apply." That said, I'm a softie and hate for people to spend their hard-earned money applying for properties that they won't qualify for.
What I told people who inquired about my most recent rental was, "We do not currently have any section 8 tenants, but we consider all applicants." If they came to the open house and asked, I would tell them the same thing and add, "The reality is that by the time we've jumped through all the hoops, someone else usually qualifies." They get it.
--73.65.xxx.xx |
Denying s8 because of low (by BRAD 20,000 [IN]) Posted on: Dec 3, 2023 1:10 AM Message:
Jason,
some thoughts...
Raise your screening criteria - credit score, time on the job, Facebook, 2 LL verifications, no animals,
List limit on persons by bedroom size and codes.
Remove the locking knob so it does not qualify as a bedroom.
Require the deposit be paid upfront to submit Sec8 paperwork.
Our policy is the rent starts when we take it off the market. This keeps us square with Fair Housing.
BRAD
--73.103.xxx.xxx |
Denying s8 because of low (by Mapleaf18 [NY]) Posted on: Dec 3, 2023 2:41 AM Message:
I tell them S8 is "considered." So if there is a polkadot 5 legged unicorn that speaks Norweigan holding a S8 voucher (someone that would qualify as a market rate tenant who just happens to be on S8) then fine.
--64.246.xxx.xxx |
Denying s8 because of low (by don [PA]) Posted on: Dec 3, 2023 4:06 AM Message:
Demand the same requirements as your other applicants. Credit score of a certain number. No evictions. No judgements. Two months security. Not many Sec 8 will even try to qualify. "Checkers" will go after the low hanging fruit, the uninformed LLs who just reply with "I do not take Sec 8." --73.141.xxx.xxx |
Denying s8 because of low (by plenty [MO]) Posted on: Dec 3, 2023 7:26 AM Message:
Thinking I would just let them apply and fail. Let the voucher holder deal with the office and scheduling. Mean while back at the ranch, I'd be hitting the marketing hard to find a market rent tenant and get them settled. Suddenly I don't have a house to offer. Let THEIR own system fail them. I would not wait around waiting for inspections and negotiating if rent. That's too long. --172.59.xxx.xx |
Denying s8 because of low (by mapleaf18 [NY]) Posted on: Dec 3, 2023 7:33 AM Message:
Plenty, Coming soon: BLUE states will derive some sort of paperwork/contract which states that once you've filled out the initial S8 paperwork and start the ball rolling, you can't accept any other market rate tenant even IF the unit fails inspection. This will soon spread to BLUE cities in RED states and then if the current regime continues to rule, the entire country. --64.246.xxx.xxx |
Denying s8 because of low (by Mark P [MA]) Posted on: Dec 3, 2023 8:31 AM Message:
Section 8 is pretty fussy here, would it work to have a relatively minor problem that doesn't pass inspection but could be easily fixed? Letting the applicant that we have a unit but unfortunately it wont pass sect 8 inspection. --73.159.xxx.xxx |
Denying s8 because of low (by plenty [MO]) Posted on: Dec 3, 2023 9:19 AM Message:
Interesting. Following. --172.59.xxx.xxx |
Denying s8 because of low (by tryan [MA]) Posted on: Dec 3, 2023 9:35 AM Message:
As I've said before if you don't want S8 call the housing authority and ask what they pay for your unit (based strictly on BR count). Then set your rent higher.
Nobody can tell you to take less.
Easy-peasy. --198.168.xx.xxx |
Denying s8 because of low (by Frank [NJ]) Posted on: Dec 3, 2023 10:20 AM Message:
In our last turnover I did what I always and Sec to to ask what the going rate is. Normally I got an answer in a professional and polite manner
Last time the call was answered w "tude" and a demand for name and address not just a zip code and them a refusal coupled with 'apply and we'll let you know.
2 days later I call and got professional treatment.
They were surprisingly close to market --173.63.xx.xxx |
Denying s8 because of low (by Ken [NY]) Posted on: Dec 3, 2023 11:03 AM Message:
In NY i cant deny section 8 and i cant fail an inspection to get around it,i answer yes of course we take section 8,that takes the wind out of there sails,it seems like they want to fight more than they want a unit.I do 2 things, I say have your caseworker call me and i stop leading the conversation which leads to an awkward pause and they say ok and hang up,i never hear from the caseworker --74.77.xx.xx |
Denying s8 because of low (by Alan [CA]) Posted on: Dec 3, 2023 11:04 AM Message:
Here in our county we have to consider S8 applicants, and we do so. They get screened and are subjected to the same requirements as all others. Fortunately, our local S8 office is landlord friendly and works quickly on processes, including inspections. We participate because they are supportive and efficient. After 10 years of participation on the program we have been pleased with our S8 tenants. However, we do screen robustly and not all S8 applicants qualify. --71.198.xxx.xxx |
Denying s8 because of low (by Busy [WI]) Posted on: Dec 3, 2023 12:14 PM Message:
What a tenant I had, in a two bedroom house, once she got approved for Section 8 voucher did was: beef up her income to just squeak into being approved for a property, then completed the Section 8 mess once she moved in. She did this with full knowledge by the new landlord that she was doing this; new landlord got the unit filled quickly, the house passed Section 8 at their s..l..o..w timeline, and now my former tenant is at a comfortable level.
My tenant was very annoyed with spending money for two adult applications, just to hear that another tenant got everything completed first. And, did hear that sometimes it was another tenant with a voucher. She lost out on a place once when the caseworker was on vacation for two weeks. Sheesh!
Section 8, if you are reading this, perhaps a better way might be to get the tenants in a place, do maintenance inspections AFTER tenant is in, AND give landlords an incentive to pass the first time. You could call it First-time Pass Incentive, or come up with some clever name. Ten, twenty, forty buck a month extra if the house passes first time. ( I'm easily motivated, just the challenge would get me going. ) Then re-inspect, oh, maybe annually, to see if the house keeps that incentive. And, while you are at it, Section 8, how about some sort of incentive for tenants with the goal of education tenants to proper care and cleaning of a house? Groom Section 8 tenants to become future homeowners. ( talking to Section 8 agencies). --72.135.xxx.xx |
Denying s8 because of low (by mapleaf18 [NY]) Posted on: Dec 3, 2023 12:39 PM Message:
Busy, having WORKED for an HA in the S8 program, I can tell you they are NOT interested in making tenants better nor steering them toward home ownership. They would be out of a job if they did that. No, they make the most money by continuing to facilitate horrid tenants. Typical gov't business plan. --64.246.xxx.xxx |
Denying s8 because of low (by Ken [NY]) Posted on: Dec 3, 2023 12:39 PM Message:
Busy, you are talking like a productive member of the private sector,i doubt anyone at section 8 would think any of that is a good idea --74.77.xx.xx |
Denying s8 because of low (by Busy [WI]) Posted on: Dec 3, 2023 12:47 PM Message:
Oh, I get that! --72.135.xxx.xx |
Denying s8 because of low (by Phil [OR]) Posted on: Dec 3, 2023 1:25 PM Message:
Treat them like any other applicant. One of my best tenants is S8. Two of my worst were S8 (inherited when I bought the properties). Screen like everyone else. First qualified ready to rent wins. We have a great working relationship with our local housing authority.
A bonus that some of you may be missing out by not working with S8: low income weatherization programs. May not be available in all areas-but they are here in Oregon. I just had a duplex have all new windows, new high efficiency furnaces, insulated attic and crawl space --BOTH sides--probably 30K of work done. My cost...a signature giving permission to have the work done.
--76.138.xxx.xxx |
Denying s8 because of low (by zero [IN]) Posted on: Dec 3, 2023 1:34 PM Message:
Phil, you still paid for it, just with money prior to hitting your wallet. --107.147.xx.xxx |
Denying s8 because of low (by Oregon Woodsmoke [ID]) Posted on: Dec 3, 2023 1:44 PM Message:
The only way to make Section 8 attractive to all landlords is for the government to pay for all damages and all needed repairs caused by the tenants, and to pay for a deep cleaning every time a Section 8 tenant moves out.
They do that and I might think about it a little more seriously. Not for my good houses, but I might think about buying some cheaper junkers and putting Section 8 into those. --76.178.xxx.xxx |
Denying s8 because of low (by Jason [PA]) Posted on: Dec 3, 2023 2:10 PM Message:
Thanks for the good answers. I know a lot of people just say ignore it or whatever but my question is if you can't ignore it can they really make you take it off the market to wait 3 weeks to find out that the tenant does not qualify or that the house doesn't pass inspection? How do you get away without taking it off the market I mean I make a commitment to wait for Section 8 and wait a couple weeks then I do that, I take it some of you just don't so how do you not take it off the market --172.56.xxx.xxx |
Denying s8 because of low (by Jason [PA]) Posted on: Dec 3, 2023 2:10 PM Message:
Thanks for the good answers. I know a lot of people just say ignore it or whatever but my question is if you can't ignore it can they really make you take it off the market to wait 3 weeks to find out that the tenant does not qualify or that the house doesn't pass inspection? How do you get away without taking it off the market I mean I make a commitment to wait for Section 8 and wait a couple weeks then I do that, I take it some of you just don't so how do you not take it off the market --172.56.xxx.xxx |
Denying s8 because of low (by Jason [PA]) Posted on: Dec 3, 2023 2:10 PM Message:
Thanks for the good answers. I know a lot of people just say ignore it or whatever but my question is if you can't ignore it can they really make you take it off the market to wait 3 weeks to find out that the tenant does not qualify or that the house doesn't pass inspection? How do you get away without taking it off the market I mean I make a commitment to wait for Section 8 and wait a couple weeks then I do that, I take it some of you just don't so how do you not take it off the market --172.56.xxx.xxx |
Denying s8 because of low (by plenty [MO]) Posted on: Dec 3, 2023 2:27 PM Message:
OrganWood... Our office has recently added such a benefit. Up to $3k. There are some rules and stipulations but overall I'm guessing they are trying such as a test. It's not for everyone and it for a limited time --172.59.xxx.xx |
Denying s8 because of low (by Ken [NY]) Posted on: Dec 3, 2023 3:36 PM Message:
Jason, I dont see how they can make me take it off the market for a maybe, i treat everyone the same so that means it is on the market till someone gives me money which means they havent committed until after the inspection is complete and they pay me, i will fill the unit before that. --74.77.xx.xx |
Denying s8 because of low (by Gene [OH]) Posted on: Dec 3, 2023 4:01 PM Message:
I was told that when you take Section 8 that you have to sign one of their contracts. Is that accurate? If so, my question is how can the government make me sign one of their contracts if I don't want to sign it? --99.165.xx.xxx |
Denying s8 because of low (by Robert,OntarioCanada [ON]) Posted on: Dec 3, 2023 5:45 PM Message:
If can find a market rent tenants than rent where why bother with delays. It is difficult to prove discrimination when rental house or rental unit is rented. Most jurisdictions vacancy rates are really low or none at all where rentals come up on and off. Be sure to run thorough credit checks on all adult applicants. Ask for three pieces of photo copied identity to avoid the one letter change in surname. Discrimination is based on income, ethnic background, sexual orientation where had said she was going to take me to the human rights tribunal as this was market rent unit where on the credit check there was unpaid cell phone bills and cable bill where that already set precedent on how rent is going to be paid. Unpaid utility bills and unpaid rent goes hand in hand together. In the province of Ontario it is minimum credit score of 700 or above or you keep looking. In the end would offer rental unit if rent came directly from social assistance where she called back or took me to the human rights tribunal. What section 8 needs to understand is there no compensation for leaving rentals vacant as this costing money. A business is not a social operation end of story. Oh I lost my birth certificate which is a complete lie. Go to the government office then come back later. Never called or came back On line credit reports where only have to sign up for utilities. It is better to have separate utilities as governments want all inclusive so that makes rentals less feasible to subsidy rentals. --207.236.xxx.xxx |
Denying s8 because of low (by tryan [MA]) Posted on: Dec 3, 2023 6:19 PM Message:
one recent benefit of S8 .... rent was paid in FULL thru COVID.
Had one peep say she didn't need to pay her portion. To which I said "If you want to put your S8 certificate at risk ... go ahead. Don't pay." She ran to the bank the next day. --198.168.xx.xxx |
Denying s8 because of low (by Ray-N-Pa [PA]) Posted on: Dec 3, 2023 6:29 PM Message:
For most S8 clients, they are expected to pay 1/3 of their income towards rent.
Set your criteria in a manner where these folks would not qualify and apply that standard to all that apply for the unit. Something as simple as 3.5 times the rent for income makes multiple but not all S8 applicants become Non-quals.
If you set this standard on the unit, it has to be applied evenly. --24.101.xxx.xxx |
Denying s8 because of low (by Phil [OR]) Posted on: Dec 3, 2023 10:13 PM Message:
Zero: yes it was my money--and a lot of others. Trick is; I got the use of it-- you did not
There is a new program where they will pay for damages -- for a limited amount of time ( first two years???) Have to do inspections and boot them if there is damage. Tenant will lose their section 8 if this happens.
I will say that there are a fair percentage of S8 that will not pass the initial criteria --same with non S8. The ones who do can be wonderful. BTY Section 8 is depositing my rents the day before the 1st.
Gene (OH) - yes you have to sign their contract--but you can use YOUR rental agreement ( as long as it is valid and doesn't have anything illegal in it) Contract just says you agree to keep the rental in a habitable condition bla bla bla... notify the local section 8 authority of rent increase or and copy of any notice to tenant etc .NOT a big deal --76.138.xxx.xxx |
Denying s8 because of low (by Phil [OR]) Posted on: Dec 3, 2023 10:22 PM Message:
You DO NOT need to take it off the market just because there is a section 8 applicant---as long as you treat them them same as a no S8. Until the contract is signed, it is still on the market.(At least that is how we treat everyone)
If the local S8 drags their feet and you place someone else--that is THEIR problem, not yours. We make this clear with our local housing authority. No problem.
I don't court S8 tenants ( some landlords do), but I don't deny them either. --76.138.xxx.xxx |
Denying s8 because of low (by Mapleaf18 [NY]) Posted on: Dec 4, 2023 2:22 AM Message:
Phil, oh you can use your RA but the point is that the govt HAP contract SUPERCEDES your RA.
I used to work for S8 and part of my job was going through LL's RAs and pointing out what they COULDN'T do according to the HAP contact. I can tell you that the HAP contact puts LLs at a disadvantage. Most HAs treat the LL as the enemy, not a biz partner. --64.246.xxx.xxx |
Denying s8 because of low (by TenantWhisperer [MA]) Posted on: Dec 5, 2023 5:49 PM Message:
When applicants ask "Do you accept S8?"
I reply:
Yes, I accept S8 but S8 doesn't accept me. You see S8 requires a 1 year lease for the first year and I only do Month to Month.
OR
Are you sure your Housing Authority would approve a rent this high? Please contact your Housing worker and ask them to pre-approve that rent. (I've never had even one S8 applicant call back).
--24.2.xxx.xxx |
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