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Another section 8 question

Old 11-27-2016, 07:39 PM
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Default Another section 8 question

Long story short: I own a couple out of state rentals. Prop mgt filledplace with sec 8 tenants. I notice repairs on bills and say I want them uot ASAP.

Prop mgt emails me saying there is a laundry list of crap that needs fixing, a couple thousand. I've never dealt with section eight but thought the whole deal was the government deals with their repair costs. Am i missing something?

Prop mgt has been solid so far, five years or so with this second company...

Thanks in advance.
Old 11-27-2016, 08:06 PM
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I would never have my rentals section 8. Too many problems as you are experiencing. Get out of section 8 if you can find decent renters. The section 8 renters are the worst of the worst
Old 11-27-2016, 08:20 PM
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Originally Posted by gatorbus View Post
I would never have my rentals section 8. Too many problems as you are experiencing. Get out of section 8 if you can find decent renters. The section 8 renters are the worst of the worst
I'm with yuo 100%, none of my rentals have section 8. As soon as I saw one of my out of state ones was rented To them I put a halt to it, but obviously not in time.

Just thought they weren't allowed to destroy stuff, or f they did their benefactors would eat the tab. Otherwise what's the benefit?
Old 11-27-2016, 08:26 PM
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Originally Posted by gatorbus View Post
I would never have my rentals section 8. Too many problems as you are experiencing. Get out of section 8 if you can find decent renters. The section 8 renters are the worst of the worst
Yup.

I don't put anybody into a rental that I would not want as a neighbor for myself.
Old 11-27-2016, 08:41 PM
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Yes, we are all in agreement, section eight is not good.

But do they pay for repairs or do I?
Old 11-27-2016, 09:37 PM
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You pay for them all....
Old 11-27-2016, 09:57 PM
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Dump your property manager while you are at it.

I have rentals in a few states and just had to dump one of my property managers. They were good until they moved in some tough tenants. They were trying to have me pay for things the tenant messed up. Not happening.
Old 11-28-2016, 05:39 AM
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Originally Posted by Double tyme View Post
Yes, we are all in agreement, section eight is not good.

But do they pay for repairs or do I?
You pay. I bought an apartment that had Section 8. One tenant (lived there for 4 years paying $34 of the $550/month rent) wanted all new carpet, so she called the office and got them to demand that I replace carpet in order to keep her. Tenants on the good list of the office can make demands, it seems.

I haven't seen her since the lease came up the next month and I kicked her out by doubling rent.
Old 11-28-2016, 05:45 AM
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What in the world is the rationale behind renting to these people then?

Zero skin in the game, zero responsibility, zero consequences. Unreal.
Old 11-28-2016, 05:48 AM
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Originally Posted by Double tyme View Post
What in the world is the rationale behind renting to these people then?

Zero skin in the game, zero responsibility, zero consequences. Unreal.
Gov't pretty much guarantees the rent paid...my dad had a few back in the day and said it was a pretty good gig, but people have changed a good bit in the past 20 or more years.
Old 11-28-2016, 06:09 AM
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Originally Posted by Double tyme View Post
What in the world is the rationale behind renting to these people then?

Zero skin in the game, zero responsibility, zero consequences. Unreal.
I have a buddy who rents to section 8 and gets about $300 per month more then if he rented to the general public. He uses a company that only rents to section 8 tenants and they know how to properly deal with them. He has had a few small isolated issues but nothing major. He has 30 units so he is pulling in about $5000 more per month renting to section 8.
Old 11-28-2016, 06:20 AM
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As the LL you are responsible for repairs in the units, just as-if it were a market rate unit. Section 8 tenants have you by the shorthairs because in many instances all they need to do is dial a three digit number to the city's housing office to complain about common area or unit repairs. The city can and will withhold rent if they are not addressed.
Old 11-28-2016, 06:54 AM
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Yes owner is responsible for repair cost. Tag the deposit if it was damaged caused by tenant. Any abuse destruction caused by tenant evict them. Yes section 8 pays you through the eviction. I know section 8 varies by the area. There are lot of positives to section 8. If your rentals are in a high end area with ability to get rent premium I would not rent to section 8. However if your rentals are in the average area and you can not get the high premium rent amount, this is where section 8 comes in nice, because you can charge a higher rent. You do get inspected yearly. In a prior post somebody mentioned carpets. I never stick carpets in a rental. Commercial tile is best. Lot cheaper, last forever, easy to clean. Carpets do not hold up with section 8 tenants. Lots of landlords try to make apartments like their own house very nice. In rentals especially section 8 you want to make sure it is simple. This means Sheetrock walls easy to repair, tile floors. I always stick nice used stove/fridge in. Most important is picking the good section 8 tenants.
Old 11-28-2016, 10:22 AM
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I don't know about your state but all of the people I know with section 8 housing had to bring them up to sect. 8 requirements before they would let you in the program. But once the housing is in the program any damage done by the tenant is covered.
Old 11-28-2016, 02:43 PM
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Section 8 is scumbags, period! Freeloading dirtbags....am I clear? Avoid at all costs.
Old 11-28-2016, 02:48 PM
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My apartments all cleared for CO with the town they are in. Then Section 8 came in and gave me a list of repairs I had to do before they put their bloodsuckers into my beautiful apartments. Not going to happen,
Old 11-28-2016, 08:06 PM
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All my properties (11) plus another 9 I manage are in section 8. We do a video walk thru on the day the property is rented. Tenants are informed that if bi-annual inspections come back with damage we will contact case worker and report any damage and they will be removed from program for mandatory minimum of 18 months. I deal with both N. Charleston and Charleston housing authority. They will absolutely kick them out for damage (not reimburse though). As long as you are on top of your properties they won't mess them up, they want free shit. It has worked for me for the last 14 years. Tenants are not the kind of people I want to live next to but they understand they won't get free rent if they tear shit up.

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