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Can we refuse Section 8 tenants? - Landlord Forum thread 247433








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Can we refuse Section 8 tenants? by Stephen (Florida) on February 7, 2012 @17:55

                              
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Re: Can we refuse Section 8 tenants? by Anonymous on February 7, 2012 @18:25 [ Reply ]
From what I have read here at LPA you need to get an inspection and go through much paper work in order to accept section 8. That said, if you don't go through the process laid out by the government then you can not accept section 8.

Also you will be required to have inspections and basically lose control over your property.

If you have not done the extra work to accept section 8 then I would simple state that. Its not so much refusing but rather a choice not to do the work required to become a section 8 landlord.
Re: Can we refuse Section 8 tenants? by Anonymous on February 7, 2012 @18:40 [ Reply ]
Are you authorized to accept Sec. 8 ?

If not, just say you are not authorized to accept Sec. 8 if that is the legal thing to say in your state.
Re: Can we refuse Section 8 tenants? by Anonymous on February 8, 2012 @03:29 [ Reply ]
Just tell them in the ad, or over the phone when they call inquiring about the place that you do not accept section 8.

It is my property, and last time I checked the property owner has the right to rent or not rent. You are not refusing section 8, you are not inspected to be able to rent to section 8.
Re: Can we refuse Section 8 tenants? by Anonymous on February 8, 2012 @07:01 [ Reply ]
Honey, you can refuse not to rent to whomever you want. There is no law that says you must say why you will not rent to a person, but there are laws that prohibit you from discrimination. Don't be stupid! Be careful. OK?
Re: Can we refuse Section 8 tenants? by P-Bone in WNY (NY) on February 8, 2012 @07:31 [ Reply ]
Be careful what you say with regard to some of this advice. There are some local municipalities that consider not renting to Section 8 or having a policy of not renting to Section 8 as an illegal form of discrimination. I know in my locality, I can't advertise that I don't accept Section 8, even though I'm not inspected or haven't gone through any of the processes. The simple way to avoid Section 8 is set good standards for your screening policies. Generally, people are on Section 8 for a reason, they can't afford their own expenses. Set screening criteria in such a way that it would avoid those that can't afford their own expenses. Simple was is a minimum of 3x the rent in verifiable income.
Re: Can we refuse Section 8 tenants? by Shaun (FL) on February 8, 2012 @08:30 [ Reply ]
You have to be approved for Section 8 Tenants.

When I get calls from applicants asking if I take Section 8, I explain that I have not filled out the paperwork, therefore my properties not approved for Section 8.

Once I had an applicant ask if I would consider getting approved for Section 8. I replied "It is my understanding that with Section 8 that I would have to abide by their rules and regulations and that the idea of an government agency telling me what I can and can not do on my own property just doesn't sit well with me. I am so sorry.
But, thank you for calling".
Re: Can we refuse Section 8 tenants? by Anonymous on November 10, 2012 @14:42 [ Reply ]
I would like to write on behalf of persons who have a personal housing Voucher (section 8 Certificate. Just like ALL populations- there are responsible and irresponsible people. Just because a person has Housing Voucher to assist them with their monthly renal payments does not make them undesirable to rent to. I have a Housing Voucher and I am an ideal renter. I care for and maintain my home in the up most manner, pay my rent on time 100% of the time and the property owners have no difficulty or problems with their requirements. The paper is simple and straight forward, and the inspections are basic and minimal .
PLEASE, please be flexible and open minded when a potential renters has a Housing Voucher for their use. We are not
Section 8 tenants, we are people who are renters who have a Housing Voucher to help assist us with our monthly rental payments. Thank you
Re: Can we refuse Section 8 tenants? by Anonymous on November 10, 2012 @14:43 [ Reply ]
I would like to write on behalf of persons who have a personal housing Voucher (section 8 Certificate. Just like ALL populations- there are responsible and irresponsible people. Just because a person has Housing Voucher to assist them with their monthly renal payments does not make them undesirable to rent to. I have a Housing Voucher and I am an ideal renter. I care for and maintain my home in the up most manner, pay my rent on time 100% of the time and the property owners have no difficulty or problems with their requirements. The paper is simple and straight forward, and the inspections are basic and minimal .
PLEASE, please be flexible and open minded when a potential renters has a Housing Voucher for their use. We are not
Section 8 tenants, we are people who are renters who have a Housing Voucher to help assist us with our monthly rental payments. Thank you
Re: Can we refuse Section 8 tenants? by Anonymous on November 10, 2012 @14:43 [ Reply ]
I would like to write on behalf of persons who have a personal housing Voucher (section 8 Certificate. Just like ALL populations- there are responsible and irresponsible people. Just because a person has Housing Voucher to assist them with their monthly renal payments does not make them undesirable to rent to. I have a Housing Voucher and I am an ideal renter. I care for and maintain my home in the up most manner, pay my rent on time 100% of the time and the property owners have no difficulty or problems with their requirements. The paper is simple and straight forward, and the inspections are basic and minimal .
PLEASE, please be flexible and open minded when a potential renters has a Housing Voucher for their use. We are not
Section 8 tenants, we are people who are renters who have a Housing Voucher to help assist us with our monthly rental payments. Thank you
Re: Can we refuse Section 8 tenants? by Deborah Storm (NJ) on April 27, 2014 @11:11 [ Reply ]
Several other cities (including Washington, D.C., and Chicago), along with the state of New Jersey, mandate that landlords accept Section 8 vouchers. Court rulings have upheld state and local laws.

by state law landlords cannot refuse to rent to new or existing tenants with Section 8 vouchers, no matter why they have them). 

landlords say a new law that makes it illegal for them to turn away tenants who use Section 8 vouchers to pay their rent is going to cost them both time and money.



We are still surprised at the number of landlords who claim that they do not accept Section 8 tenants. In 1999, the State Supreme Court ruled that a Landlord may not discriminate against a prospective applicant based on source of income. Under this ruling, Section 8 assistance is deemed to be a source of income. In September 5, 2002, Governor McGreevey signed the Section 8 Anti-Discrimination Bill, which imposes substantial penalties for landlords who refuse to rent to tenants based upon their Section 8 status. Under the law, a landlord who discriminates can be fined up to $10,000 for a first offense and up to $25,000 for a second offense. Notwithstanding this edict, many landlords are not comfortable with the constraints of the Section 8 program.

Re: Can we refuse Section 8 tenants? by Deborah Storm (NJ) on April 27, 2014 @11:14 [ Reply ]
That is just a clip of what I read when researching this topic
Re: Can we refuse Section 8 tenants? by Anon (CA) on January 30, 2015 @20:56 [ Reply ]
The reason people do not want to rent to section 8 is the bulk of them are on welfare. Black, white, red, yellow whatever does not matter. I have lived in plenty of places where I pay my bills on time, work a job and watch as these Welfare people just game the system. I for one am Sick of it, but not much I can do about it. I was thinking about purchasing a property to Rent to mostly Students, Seniors on others of a higher class as most of the apartment around here are welfare drug infested trash holes.
Re: Can we refuse Section 8 tenants? by Anna Caracciolo (Illinois) on February 12, 2015 @10:34 [ Reply ]
Has anyone had a bad experience with Section 8 tenant and want to give a short on-camera interview for a news channel tomorrow, February 12, in Chicago? Please contact me at Acaracciolo@vocativ.com.

Thank you.
Best,
Anna
Re: Can we refuse Section 8 tenants? by Anonymous on March 3, 2015 @16:13 [ Reply ]
to those who love to catagorize section 8 tenants.
I am a section 8 tenant in NJ. I am a raw vegan, educated, and no children under 21. In 2013 I rented a apartment from a man I didn't realize was a slumlord. long story short I was attacked by two vicious dogs owned by another tenant and I now am disabled and on section 8. I'm now low income and need the states help to pay my rent in the worst vile section of town you could not even imagine. I only tell my side in hopes that if you are on the fence about section 8 you will reconsider and look at the individual story. And As to not wanting the govt. to control what you do with your house, a good man needs no laws, beware of anyone who does not want a inspection of the home they want to rent to you, section 8 makes sure there are no visible vermin, holes, electrical issues, ect. If you can't pass a simple section 8 inspection, you DO NOT want to rent that apartment. the section 8 process is a 10 minute inspection once a year for your protection and the tenants. please landlords do not look for cheap legal advice from a forum. You can tell how ignorant some people are by the "tone" of their conversation with others on the board. I am still hoping to find a safe, clean, place to live in peace and hopefully have a garden.
Re: Can we refuse Section 8 tenants? by Noneya (Illinois) on June 4, 2015 @19:23 [ Reply ]
I would like to chime in, their are good and bad tenants everywhere. I have section 8 and I do not want anyone to discriminate or prejudge because I have a voucher. I have always worked and will continue to do so.Im African-American and I'm 26 with a husband and two kids. We are currently both working on degrees and I work at a hospital. We pay in advance. That's all a person needs to know. If I run into a landlord that wants to refuse me for a. I have section 8,b.Im African American.c. I have food stamps. I d. will gladly call in on you, what I have is none of your business, as long as I'm not a felon or child molester. To sum it up, we are just as equal as any one else. Have a great day!
Re: Can we refuse Section 8 tenants? by Louise (Ny) on October 2, 2015 @12:16 [ Reply ]
All you people need a lesson on section 8, cause you are all wrong about it. Know the facts before you open your mouths!
Re: Can we refuse Section 8 tenants? by BMS (NC) on October 23, 2015 @21:54 [ Reply ]
I am in assisted housing and I know a lot of the details about this stuff, so I can help as to the original question.

In the vast majority of areas, you can refuse someone for having section 8. In some (limited) states and cities, you can't.

But understand this about the inspection: it's a rubber stamp. It is partly an inspection on what you do, but also meant to insure the tenant isn't tearing up an apartment as well. And in most areas, it's a rubber stamp that almost nobody ever fails (either tenant or landlord). The standards they are expecting you on, are basically the same if not lower than the legal standards for the condition of ANY rental. Such as holes in the wall, or catastrophic roach infestations.

Austin passed a law saying that no landlord could exclude section 8 just because someone had a voucher. The rental industry lobbied the state hard, and Austin's law is about to be overruled. Understand this: there are no real additional expenses to the owner from an inspection, other than making sure a unit is not sub-standard in squalor. The reason why those rental companies lobbied is because section 8 tenants, much more likely to be minorities, drive rental prices down because discriminatory tenants move out over time.

Studies show that section 8 tenants are more reliable than their market rate paying counterparts. Partly because if they lose their job, the rent goes down with their income (although most have a $100 or so minimum rental contribution), and the owner is going to get paid anyway.

People are not "gaming the system," by and large. Down here at the bottom of the mountain, there are people trying to get jobs for two years who cannot find one. People in section 8 are the type of people who are more likely to discriminated against by employers just as they can be by real estate organizations. Studies show if you have a black sounding name, and you apply for a job, a person with a white sounding name and slightly inferior credentials is more likely to get a call back. Disabled job applicants? Forget it.

Section 8 is a solid way to be guaranteed that a tenant's rent is going to get paid. Guaranteed that it will be much less likely you will have to go through an eviction. The vast majority of us are real people who are just less fortunate.

And studies indicate there is no reason to believe that section 8 tenants are more prone to crime as well---partly because many convictions will result in a tenant being barred from housing assistance programs. Sex offenders and most violent felons are barred from section 8 for life. Drug offenders are barred for about 7-10 years on their first offense, even moreso for crimes committed IN the properties they get assistance for. We have the government breathing down our necks. We're the ones who have to fear the inspections every year. A few hundred dollars is at stake for you, our entire livelihoods are at stake when it comes to those government regulations.

And one more thing. People who write off interest they pay on home mortgages, and large rental companies that get tax credit for middle class developments, are just as dependent on the government as we are. And in terms of dollars, much more government welfare goes toward those than toward HUD beneficiaries.
Re: Can we refuse Section 8 tenants? by Disabled mother of 1 (California) on February 1, 2016 @00:52 [ Reply ]
You landlords sound like some really great people. Thanks for working so hard to help the struggling people in your community. It's people like you who keep me living in my mother's house at 35 years old. I have end stage renal disease and I can't work, but if you will only accept a tenant who earns 3x the rent amount, then you won't even get to know me or check my credit and find out what kind of tenant I am! There are lots of reasons people can't "afford their expenses." Usually laziness or lack of character are not at the top of the list! You should really be ashamed of yourselves.
Re: Can we refuse Section 8 tenants? by Carmen (Mass) on April 17, 2017 @16:18 [ Reply ]
well I am a section 8 holder i work I have no evictions or convictions I am very clean and respectful and I don't appreciate someone telling me NO I DO NOT ACCEPT SECTION 8 without interviewing me or having a background check I am a decent person and some property owners make me feel like I'm not worth renting too without giving me a chance so YES i feel discriminated and I do not appreciated Florida is the worse tried to look for a place and no one wanted to rent to me because of my section 8
Re: Can we refuse Section 8 tenants? by Rob (Nevada) on July 12, 2017 @01:15 [ Reply ]
I don't manage property but have friends who do. The issue they have with Section 8 is many (not all) voucher tenants won't take care of the property. In addition, even the sweetest, kindest and most credit worthy Section 8 tenant frequently moves in friends or relatives. I've seen properties nearly destroyed and the landlord, needing the income, is forced to fix one thing after another just to pass the annual inspection. Sure enough, a year later, more damage and more repair expense. That is why several friends I know refuse Section 8 tenants. I have an elderly friend who's only income is from her two rentals. I've had to play "handyman" when she couldn't afford to hire anyone to fix the mess left by Section 8 tenants. I'm fixing one right now where the studs supporting the upstairs were cut to build a "pass through" to sell drugs out of the garage.
Re: Can we refuse Section 8 tenants? by T (NH) on November 21, 2017 @14:05 [ Reply ]
To folks saying that section 8 is just a 'rubber stamp', I would like to explain that that is not the case at all. I really really wanted to rent my place to a section-8 applicant that had applied, but I researched the inspection and found several things that my unit fails immediately, and which there's no way to remedy: the unit needs 2 exits. Mine has only 1 door. The unit needs heat-sources in every room. Mine has one furnace that very adequately heats every room of the small space, but that isn't sufficient for the inspection. etc.
And once you get it inspected, your unit is then on the government's radar. You have to hire government approved contractors, get tons of permits, etc. etc. just to fix the the things not up to code. I understand that in large apartment complexes, yes, you definitely want all the units to meet the requirements. But just because someone can't pass a section-8 inspection doesn't always mean they're a lazy/greedy slumlord, and/or discriminatory.

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