Section 8 Inspections: A Landlord's Essential Guide for 2024

Anthony A. Luna • August 19, 2024

What landlords need to know about Section 8 Inspections

When it comes to accepting Section 8 tenants, one of the most common concerns among landlords is the inspection process. Understandably, you might feel some apprehension about meeting with a city inspector—worrying about time, potential costs, or even failing the inspection. But rest assured, as a professional property management company committed to guiding landlords through these processes, we're here to help you navigate Section 8 inspections with ease.

Understanding the Inspection Process

Section 8 inspections are divided into two main categories: the initial inspection, which occurs before program approval, and the ongoing inspections, which happen annually or biannually.


The Initial Inspection

Before your property can be approved for Section 8 payments, it must pass an initial inspection. This inspection is scheduled after you've screened a tenant and submitted a Request for Tenant Acceptance Form to the local Public Housing Authority (PHA). While the PHA takes a few days to review the documents, it's important to note that this inspection is free and mandatory before you can execute a lease with the tenant.


During the initial inspection, the inspector will assess whether your rental unit, along with common areas like garages, meets the "Housing Quality Standards" (HQS) established by the U.S. Department of Housing and Urban Development (HUD). These standards ensure the property is "decent, safe, and sanitary," covering aspects such as:

  • Sanitary facilities
  • Water supply
  • Food preparation and refuse disposal
  • Interior air quality
  • Smoke detectors
  • Structural integrity
  • Access and security


For a comprehensive list of all 13 HQS performance requirements, visit the HUD website.


Remember, the inspector's goal is not to nitpick but to ensure the property meets basic safety and livability standards. It's in the PHA's best interest that you pass this inspection because the demand for Section 8 housing is high, and they want landlords like you to succeed. You can access the inspection checklist and FAQs directly from the PHA's website, so you'll know exactly what to expect.

The Day of the Inspection

On inspection day, either you or your property manager must be present to meet the inspector. Inspections typically occur between 7:00 am and 5:30 pm, but the exact time may only be confirmed on the day itself. During the pandemic, some PHAs allowed virtual inspections via video call, which could be more convenient if still available in your area.


Make sure all utilities are turned on, and that any appliances in the unit are functioning. The inspector will inform you immediately if the property passes or fails the inspection. If it passes, you can proceed to fill out the Housing Assistance Payments (HAP) contract with the PHA and execute the lease with your tenant. Expect a short processing period before receiving your first payment, which will be prorated to reflect the lease start date.


If the property does not pass, the inspector will categorize the issues as either "life-threatening" or "non-life-threatening." You’ll have 24 hours to correct life-threatening issues and up to 30 days for non-life-threatening ones. In some cases, PHAs may allow tenancy to begin before repairs are completed if the deficiencies are minor.


Ongoing Inspections

After the initial inspection, expect yearly or biannual follow-up inspections. These inspections serve as regular check-ups to ensure the property remains in good condition and that tenants are adhering to their responsibilities. While some landlords might find these inspections burdensome, they actually offer a valuable opportunity to identify maintenance needs early and hold tenants accountable for property upkeep.


For example, in California, tenants are required by law to maintain their rental units and common areas. If they fail to address issues they’ve caused, they risk losing their Section 8 voucher, which adds a layer of protection for landlords.


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What Is Fair Rent for My Property?

By John David Sarmiento • April 11, 2025
Setting the right rent isn’t just about earning income — it’s about finding the balance between maximizing cash flow and keeping your property consistently occupied. So, what exactly is fair rent for your property? Whether you're renting out a single-family home, an apartment, or a unit in a multi-family building, finding a fair rental price starts with a thoughtful look at your property, your market, and what today’s renters are willing to pay. Start with Comparable Rentals The best way to find a fair rent is to research comparable rentals in your area. Look for listings similar in: Square footage Number of bedrooms and bathrooms Neighborhood Condition and amenities Platforms like Zillow, Apartments.com, or Rent.com are a great place to browse rental listings and compare active prices. If you’re seeing similar units listed at a higher rate than yours — and they're still on the market weeks later — that could be a sign they’re overpriced. Units that rent fast tell you what renters are actually willing to pay. Real Example: Pricing a 2-Bedroom in Long Beach Let’s say you own a 2-bedroom, 1-bath apartment in Long Beach with around 900 square feet. You check listings and find similar properties renting for $2,300 to $2,500. Zillow shows a rent zestimate of $2,400 — a decent starting point, but not the full picture. After looking at how long listings have stayed active and talking to a local property manager , you find out that well-maintained units with in-unit laundry and parking are consistently getting rented at $2,350. You price your unit accordingly, giving yourself a competitive edge while still earning market value. Avoid Relying on Algorithms Alone Automated pricing tools like the rent zestimate are useful for a ballpark figure, but they often miss local demand shifts, recent upgrades, or what renters truly value in your neighborhood. Use them as one data point — not your final decision-maker. Other Factors That Influence Fair Rent Your final rent amount should reflect more than just comps. Consider: The property’s condition: Have you renovated or upgraded appliances recently? Extras included: Are you covering any utilities? Is there secure parking or outdoor space? Seasonality: Rental demand can vary throughout the year. Your goals: Are you focused on fast occupancy or maximizing revenue? Professional support: A trusted rental manager or property manager can offer current insights based on tenant activity, vacancy rates, and pricing trends.  How Property Managers Help You Set the Right Price If you're unsure what to charge, a local property manager can evaluate your unit, compare it to others in your area, and recommend a pricing strategy that balances demand and return. They also help adjust your price over time as rental rates shift, and they’ll guide you in attracting and retaining quality tenants who value both the price and the property. Final Thoughts So, what is fair rent for your property? It’s the price that matches what your unit offers, reflects the current market, and appeals to qualified renters. It’s not necessarily the highest number possible — it’s the one that helps you rent quickly, reduce turnover, and maintain steady income. With a little research, a realistic view of your property’s features, and guidance from local experts, you’ll be well-positioned to price your rental right — and keep it occupied with great tenants.

How to Increase Rent Without Losing Tenants

By John David Sarmiento • April 10, 2025
One of the most delicate parts of owning a rental property is figuring out how to increase the rent without driving away good tenants. While you want to stay competitive with market rates , it’s equally important to maintain stable occupancy and avoid costly turnovers. The good news? With the right strategy and timing, raising rent doesn’t have to come at the cost of your tenant relationships. 1. Know Your Local Market Rates Before you decide to raise the rent , research similar properties in your area to understand current rent prices . If you're significantly below market value, a reasonable increase is often accepted — especially by tenants who like where they live. Even if you're close to market rate, a small adjustment can still make sense if you’re offering added value like upgraded amenities, responsive maintenance, or flexible lease terms. 2. Time It Around Lease Renewals The best time to increase the rental rate is when a tenant is renewing the lease . This gives them the chance to consider the new rate and evaluate their options — all while avoiding the hassle and cost of moving. Be sure to send a formal rent increase notice with enough lead time, typically 30 to 60 days in advance, depending on local regulations. 3. Communicate the “Why” Clearly When increasing rent, communication is everything. Let your tenants know the reasons behind the increase: Rising property taxes or insurance Increases in maintenance or utility costs Alignment with market rates Planned improvements to the unit or building Even if they don’t love the change, most tenants are more receptive when they feel respected and informed. 4. Offer Options and Flexibility If you’re working with long-term tenants you’d like to keep, consider offering choices to soften the increase: Extend the lease at the current rate for a few more months Offer a discounted rate for early renewal Split the increase over two payments instead of one lump sum This approach shows that you're not just looking to raise the rent , but to build a fair and lasting relationship. 5. Lean on Your Property Manager (If You Have One) Experienced property managers can provide insight into local rent prices , craft professional communications, and help navigate lease renewals in a way that keeps tenants happy while protecting your bottom line. They can also deliver rent increase notices and handle pushback more objectively. If you manage your property on your own, consider consulting a manager or local expert before finalizing your approach. Final Thoughts Increasing the rental rate is a normal part of owning a rental property , but it should always be done with care and intention. When you base your decisions on market research, communicate transparently, and give tenants room to respond, you’re more likely to keep good renters in place — even at a higher price point.  Want help reviewing your current lease structure or market position before you raise the rent? We’re here to support you.

How to Find Tenants for My Rental Property

By John David Sarmiento • April 9, 2025
Finding the right tenant is one of the most important things you’ll do as a property owner. The right renter can mean steady income, fewer problems, and long-term stability — while the wrong one can lead to missed rent, damage, or legal headaches. So how do you actually find great tenants for your rental property? Here's a clear, step-by-step approach that works — whether you're a new landlord or a seasoned investor. 1. Write a Clear, Honest Rental Listing Start by crafting a listing that highlights what makes your property attractive, but also sets clear expectations. Good property descriptions should include: Rental price and lease length Number of bedrooms and bathrooms Location and amenities Any restrictions (pets, smoking, etc.) Post your listing on multiple rental listing sites — but don’t underestimate the power of rent signs in front of the property, especially if it's in a high-traffic area. 2. Market Where Your Ideal Tenants Are To reach more prospective tenants , take your marketing beyond listing sites. Post your property on social media , community groups, and even local forums. Word of mouth can also be powerful — let friends, colleagues, and neighbors know the unit is available. Make sure your contact information is easy to find and consistent across platforms. You want prospective renters to reach you quickly when interest is high. 3. Use a Standard Rental Application When potential tenants reach out, have a standard rental application ready to go. This not only helps you stay organized, but ensures you’re collecting all the info you’ll need for the next step — tenant screenings . A good application should request: Full name and contact details Employment and income information References and previous landlord contacts Authorization for a background check and credit score pull 4. Screen Tenants Thoroughly (and Legally) One of the most critical steps in finding good tenants is how you screen tenants . Don’t skip this part — it’s where most rental issues can be avoided. Effective tenant screenings usually include: Background check (criminal history, eviction records) Credit score and payment history Verification of employment and income Reference checks with their previous landlord Always follow housing laws when screening applicants. Be consistent, fair, and avoid any language or decisions that could be considered discriminatory under the Fair Housing Act. 5. Collect a Security Deposit and Finalize the Lease Once you’ve found a great tenant , collect a security deposit (within the limits set by your state), and have both parties sign a clear, legally binding lease agreement . Your lease should detail rent amounts, due dates, responsibilities, and procedures for repairs or disputes. If you're not sure how to draft one, consult with a landlord or property manager familiar with local rental laws. Final Thoughts Finding the right tenant takes more than just putting up a listing — it takes a clear strategy, legal awareness, and the ability to evaluate prospective tenants fairly and confidently. The effort you put in now saves time, money, and stress later.  If you're unsure or simply want to ensure a smooth process, working with a professional property management company can make tenant placement and lease compliance much easier.
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