patrick.net

I rent to many Sec 8 folks. they can be as good a people as anyone. some times they are even on best behavior .do not judge.

The downside is if you want to make them leave. They'll may make trouble.

Trouble...like how?

033 says

So what is the downside with having section 8 tenants vs. other tenants?

You'll have to define what "other" means.

In a nutshell, renting to section 8 tenant is very similar to renting to low income households. From the perspective, if your rental attracts low income households, it is green since there is no difference anyway and you get guaranteed rents. If you rental attracts mid to high end households, the landlord will not care for it at all.

Let's say I'm renting out a SFR at 2400.
The voucher comes to me at 1800. If these people don't come up with 600, can they just skate with excuses?
Or can you UD them just like a non-sec 8 tenant?

you got to stop trouble before it starts, when i sign these folks i do it with a model 60 in my jeans to wheres they can see it an my weatherby MK V magnum rifle loaded in a rack on the wall behind my desk. there is a CONVERSATION what goes on where i do not have to say a word. i have never had a problem,

but kindness is your best alliy always. i provide my people with fresh jug of spring water every rent day and i charge half rent on they birth months. i am good to my people iand if you do same i GAURANTEE you not to have problems when they come or go.

pet policy is also important. no big dogs. turst me on this one. i learned by mistake

033 says

So what is the downside with having section 8 tenants vs. other tenants?

If you're slumlording, Section 8 isn't a bad way to do it. A large portion of rent gets paid by Uncle Sam and is guaranteed. The tenants are screened for the program, and there is some incentive not to be a thug because you will get kicked out of the Section 8 program if you are. This doesn't mean you don't need to screen tenants yourself, obviously. The problem is that lots of the Section 8 recipients are single mothers, and while the mothers and their kids generally behave, sometimes the boyfriend is the one who doesn't behave. You should make sure the lease limits the number of people who can live there without notice to you because Section 8 recipients often try to move someone else in (e.g. relative).

You can't slumlord it fully though. You must keep the property in livable condition. As the article mentions, the landlord must voluntarily submit the property to inspections. If you do not maintain the property adequately, the tenant can report you, and your property can be de-certified. Your tenants may have better access to Legal Aid, so they are better able to sue over the landlord's violations of landlord-tenant law than the typical tenant. Those free lawyers will also sue for attorney's fees if the statute allows it.

Your tenants will generally be good at working the system, although some are just down on their luck. If you are lucky, you will get a long-term tenant who pays rent like clockwork (especially if the tenant is an immigrant). If not, you'll have a revolving door of bums. I've heard some interesting stories about Section 8 landlording over the years. It can be a challenge in some ways.

One thing you may want to do is "fortify" your property against Section 8 tenants. You should focus on having durable materials that you don't care whether they are beat to hell after your tenants leave. Everything should be cheap to fix. You might have additional wear because there could be somewhat frequent turnover. I hate to say it, but you sort of want to make the house into a durable prison cell.

For example, you may even want to tile your floors (instead of carpet) and maybe even tile part way up the walls. Much easier to replace a few broken tiles, patch a few drywall holes, and hose off the rest of the tile rather than to replace destroyed carpet and destroyed drywall more than once a year. You want the cheapest fixtures you can find and ones that are relatively easy to fix if possible. You may even want to use Lexan windows instead of glass because you will get some broken windows otherwise. You may want to pave over the yard because the tenant will make it into a mudhole otherwise (hiring your own gardener works for a very nice property but will kill your margins for Section 8).

corntrollio says

ne thing you may want to do is "fortify" your property against Section 8 tenants. You should focus on having durable materials that you don't care whether they are beat to hell after your tenants leave.

this is true. damn good avdise. i have one unit near to me here tat has all concrete floors and walls. all the inside doors are sheet metal. no bath tub in the head, just a room with a drain in teh middle of the floor for grey watter what feeds back into the garden and utility sink and the toilet are prison isssue stainless steel, had to do that after one old boy took to cleaning his fish int the tub. big mess. salton sea fish at that. desgustin. the kitchen counters are 2 stainless steel cadaver tables i bought from the hospital supply butt together. unused okay! i snipped out a space for a drop in sink which is all brass. cabinets are military footlockers bolted to the walls lights in the place are barn lamps heavy duty. glass is all triple thick glass brick. door is from a walk in freezer. no lawn, all rocks and glass

indestructible. cleans up nice. way to go. i wood like to get all my place bout to where this one is.

i must confess to you that i have never had a real problem or attitude but for one fellow and his four bull terriers and it was not his fault really. long story but strong pet policy is a must as offten these folk ex cons and are not able to purchase a firearm and so they use vicsious dog breeds

the one house is really low maintainance . it actually does look good. photos are the daughter department. i will ask her tomorrow

I have been a section 8 renter for 10 years and have never left my property in poor condition. I have a credit score in the mid seven hundreds and great rental history. During the years I have met several responsible people on section 8. Please don't doom every person that receives the subsidy and lock them into renting in the slums.

i must agree with Ms Carolyn. the majorty of Sec 8 renters i have rented to are warm and trustful but some times at first they think you are gonna judge them so they got there defense up, if your wise to that and you disarm them by letting them know you do not judge them it goes a long way. remember also some were left hi n dry by hustling husbands and some are simpley trying to re build after losing they job or a sickness that leff them unable to work like they used to. be sensitive. they are good people.

Jody, Those cadaver tables are a really good idea. Stainless is naturally antibacterial.

Is violation of pet policy/occupant policy enough to void the lease? Can't they say it was just a guest?

the table are in expensive and hold up real well. i am pleased so far. they do look good in there way.

the whole place can be washed out with a pressure wahser and Borax. no painting or hard scrubbing to be done between renters. the dude I got in there now is your body builder type. real quiet and clean lifts his weights and goes to work. best tennant i think i have had.

it was my fault on that pet policy. i messed up and was to easy on it. nightmare. never again. you learn on it as you go