What you need to do to accept Section 8 tenants

To rent your home to Section 8 tenants, you must register your property with your local Public Housing Authority (PHA), pass a housing quality inspection, and sign a contract with the PHA. The PHA is the government agency in your county or city that runs the Section 8 program. You do not go through a private company or middleman — you work directly with the PHA.

The process takes roughly four to eight weeks from start to move-in, though timing varies by location. Some PHAs have long waitlists of tenants looking for housing; others have more properties than tenants. Either way, the steps are the same: contact your local PHA, list your property, pass inspection, and sign the Housing information Payments (HAP) contract.

Section 8 tenants pay a portion of rent themselves (usually 30 percent of their income), and the PHA pays the rest directly to you. You receive a may provide monthly payment from the government, not from the tenant. This is the main reason landlords participate — the payment is reliable and does not depend on the tenant's financial situation.

Key Takeaways

  • Contact your local Public Housing Authority to register your property; you can find it by searching "[your county] PHA" or calling 211.
  • Your home must pass a housing quality inspection covering safety, sanitation, and basic maintenance before the PHA will approve it.
  • You and the PHA sign a Housing information Payments contract that sets the rent amount, your responsibilities, and the PHA's payment terms.
  • The PHA pays you directly each month; the tenant pays their portion separately, and you keep the full amount regardless of whether the tenant pays theirs.
  • You can refuse to renew the contract when it ends, but you cannot evict a Section 8 tenant without cause or without following PHA procedures.

Finding and contacting your local Public Housing Authority

Your first step is to locate the PHA that serves your address. PHAs are organized by county or city, so the one you contact depends on where your property is located, not where you live. If your rental property is in Cook County, Illinois, you contact the Cook County PHA. If it is in Denver, you contact the Denver Housing Authority.

Search online for "[your county name] Public Housing Authority" or "[your city] Housing Authority." You can also call 211 (a free referral line) and ask for the PHA contact information for your property's address. Once you have the phone number or website, contact them and say you own a property and want to participate in Section 8. They will send you an owner information packet or direct you to an online portal where you can register.

Some PHAs require you to attend an owner orientation meeting before you can list a property. Others allow you to register online. Ask the PHA what documents you need to bring — typically a property address, proof of ownership, and a photo ID. A few PHAs also require proof that you do not owe back taxes or have outstanding code violations on the property.

The housing quality inspection and what it covers

Before the PHA will approve your property, a PHA inspector visits and checks that the home meets Housing Quality Standards (HQS). This is a federal checklist, so the standards are the same nationwide, though inspectors may interpret them slightly differently. The inspection usually takes 30 to 60 minutes and covers safety, sanitation, and basic maintenance.

The inspector checks that doors and windows lock, that there is no lead paint hazard (or that it has been properly contained), that the roof does not leak, that plumbing and electrical systems work, that heating and cooling function, and that there are no pest infestations or mold. They also verify that the unit has a working kitchen, a bathroom with hot water, and adequate natural light. The standards are not luxurious — they are baseline habitability.

If your property fails inspection, the PHA gives you a list of repairs needed and a important date (usually 30 days) to fix them. Common failures include broken locks, non-functioning appliances, water damage, or peeling paint. Once you complete the repairs, you request a re-inspection. If you pass, the property is approved. If you do not complete repairs by the important date, your registration is denied and you must reapply later.

Setting the rent amount and signing the HAP contract

You and the PHA negotiate the monthly rent amount, called the contract rent. This is not the same as what the tenant pays — it is the total amount the PHA will pay you each month. The PHA will not pay more than the fair market rent for your area, which it calculates based on comparable properties. You can propose a rent amount, but the PHA has final say.

Once you agree on rent, you sign a Housing information Payments (HAP) contract with the PHA. This contract runs for one year and automatically renews unless you or the PHA choose not to renew. The contract spells out your obligations: you must maintain the property to HQS standards, you cannot discriminate against the tenant, you must give proper notice before ending the tenancy, and you cannot charge the tenant fees beyond the lease agreement.

The contract also states that the PHA will pay you on a set date each month (usually the first or fifteenth), and that you are responsible for collecting the tenant's portion of rent. If the tenant does not pay their share, you still receive the PHA's payment, but you must follow your state's eviction laws to remove the tenant. The PHA does not evict on your behalf.

How rent is split between you and the tenant

The tenant pays approximately 30 percent of their gross monthly income toward rent, though this varies slightly by PHA and by the tenant's circumstances. The PHA pays the remainder. For example, if the contract rent is $1,200 and the tenant's income-based share is $300, the PHA pays you $900 and the tenant pays $300.

The tenant's share is recalculated once a year when the PHA reviews their income. If their income increases, their share goes up and the PHA's payment to you goes down. If their income decreases, their share goes down and the PHA's payment goes up. You always receive the difference between the contract rent and the tenant's share, so your total payment changes as the tenant's income changes.

The tenant pays their portion directly to you, just like a regular tenant would. You are responsible for collecting it. If the tenant stops paying their share, you must follow your state's eviction procedures to remove them. The PHA will not force the tenant to pay or remove them on your behalf.

Your responsibilities as a Section 8 landlord

Once you sign the HAP contract, you must keep the property in compliance with Housing Quality Standards for the entire contract period. This means maintaining the roof, plumbing, electrical, heating, and cooling systems; keeping the property free of pests and mold; and ensuring locks, windows, and doors work. If an inspector finds a violation during a re-inspection (which happens annually or when a tenant moves out), you have a set time to fix it or the PHA can terminate your contract.

You must also follow fair housing laws and cannot discriminate based on race, color, national origin, religion, sex, familial status, or disability. You cannot charge the tenant fees beyond what is in the lease (no process fees, pet fees, or other add-ons). You must give the tenant proper notice before ending the tenancy — usually 30 days in writing, and you must have a legal cause (nonpayment of their share, lease violation, or end of contract).

You cannot evict a Section 8 tenant without following your state's eviction process, even if the PHA stops paying you. If the PHA terminates your contract, you must give the tenant 30 days' notice and cannot remove them until that period ends. This is different from a regular tenancy — the PHA contract adds an extra layer of protection for the tenant.

When you can stop participating and what happens to the tenant

You can choose not to renew your HAP contract when it expires (usually after one year). You must give the PHA written notice, typically 30 to 60 days before the contract end date. The PHA will then notify the tenant that the contract is ending and give them time to find new housing or to work with the PHA to find a different property.

You cannot evict the tenant before the contract ends just because you decided not to renew. The tenant has the right to stay until the contract termination date. After that date, if they do not leave, you follow your state's eviction process like you would with any tenant.

If you want to end the contract early because the tenant violated the lease or stopped paying their share, you must follow your state's eviction laws and give the PHA notice. The PHA will not terminate the contract on your behalf — you handle the legal eviction, and the PHA's involvement ends once the tenant is gone.

Frequently Asked Questions

Can I choose which Section 8 tenant moves into my property?

No. The PHA refers tenants to you, and you cannot refuse based on their income, family size, or other protected characteristics. You can verify that the tenant's income and family size match the unit size (a studio for one person, a two-bedroom for a family of four, etc.), and you can conduct a background check for criminal history or prior evictions, but you cannot pick and choose among approved tenants.

What if the tenant damages the property or stops paying their share?

You handle it the same way you would with a regular tenant. If they damage the property beyond normal wear, you can deduct from their security deposit or pursue a damage claim in small claims court. If they stop paying their share of rent, you must follow your state's eviction process — file with the court, give proper notice, and obtain a judgment. The PHA continues paying its portion during the eviction.

Do I have to accept every Section 8 tenant the PHA refers?

You can conduct a background check and verify income and family size, but you cannot refuse based on protected characteristics like race, disability, or family status. If a tenant has a history of property damage or criminal activity, you may be able to decline, but policies vary by state and PHA. Ask your PHA what grounds allow you to refuse a referral.

What happens if the PHA stops paying me?

This is rare, but if the PHA fails to pay, you must still allow the tenant to stay until you follow your state's eviction process. You cannot evict based on the PHA's nonpayment. Contact your PHA when ready to find out why payment stopped and when it will resume. If the issue is not resolved, you can file a complaint with your state housing authority or consult a lawyer.

Can I raise the rent after the first year?

You can propose a rent increase when the contract renews, but the PHA must approve it. The new rent cannot exceed the fair market rent for your area. If the PHA denies your increase, you can choose not to renew the contract, but you must give proper notice and allow the tenant to stay until the contract ends.