Become a Section 8 Landlord

What is Section 8?

Section 8 is a federal rent assistance program run by the U.S. Department of Housing and Urban Development (HUD). The program helps low-income families afford rental housing. HUD pays a portion of the rent directly to landlords, and the tenant pays the remainder.

Key Benefits for Landlords

How Much Rent Can You Charge?

The rent is determined by HUD's Fair Market Rent (FMR) for your area. For 2024-2025:

• 1-bedroom: ~$850/month (Cuyahoga County)
• 2-bedroom: ~$1,050/month
• 3-bedroom: ~$1,350/month
• 4-bedroom: ~$1,550/month

Note: FMRs change annually. Check with your local PHA for current rates.

How Section 8 Payment Works

Example: 2-bedroom apartment at $1,050/month FMR

• Tenant household income determines tenant rent share (typically 25-30% of income)
• Example: Tenant earns $30,000/year → pays ~$200/month
• HUD pays you: $850/month
• You receive: $1,050/month total (HUD $850 + Tenant $200)

Steps to Become a Section 8 Landlord

1. Contact Your Local PHA

Cuyahoga Metropolitan Housing Authority (CMHA):
Phone: (216) 348-3600
Website: cuyahogamha.org

Lorain Metropolitan Housing Authority:
Phone: (440) 245-4950

2. Complete Landlord Application

Provide:

• Property address and ownership proof
• Proof of landlord liability insurance
• Property tax records
• Mortgage information (if applicable)
• References from previous tenants

3. Attend Landlord Orientation

The PHA will provide training on:

• Section 8 requirements and lease provisions
• Annual recertification process
• Housing Quality Standards (HQS)
• Payment procedures
• Rights and responsibilities

4. Pass Property Inspection

Your unit must meet Housing Quality Standards (HQS), including:

• All systems functioning (heat, water, electricity)
• Safe structure (no lead hazards, pest-free)
• Working appliances and plumbing
• Adequate natural light and ventilation

5. Sign HAP Contract

HAP (Housing Assistance Payment) contract is your agreement with the PHA. It specifies:

• Rent amount (Fair Market Rent)
• Payment schedule and method
• Your responsibilities
• Lease requirements

6. List Your Unit

The PHA will connect you with qualified tenant applicants. You select from approved candidates.

Annual Lease Recertification

Each year, the PHA will:

• Recertify the tenant's income and family composition
• Adjust the tenant rent share (if income changed)
• Conduct an HQS inspection of your unit
• Renew the HAP contract

You must cooperate fully. If your unit fails inspection, HUD may suspend subsidy payments until repairs are made.

Lease Requirements for Section 8

Your lease must include HUD-approved language. Standard provisions:

• "Lease subject to HUD requirements"
• Tenant must maintain unit in clean condition
• Tenant cannot assign lease without PHA approval
• Lease terminates if tenant becomes ineligible

The PHA will provide a template lease. You can add additional provisions (no subletting, no pets, etc.) but cannot waive Section 8 protections.

Eviction Rights & Limitations

You can still evict for good cause (non-payment, lease violation), but:

• You must provide 30+ days' notice to cure
• You must notify the PHA before filing
• Eviction must be for valid "good cause"
• You cannot retaliate against tenants for complaints

See: Section 8 Eviction Rules

Important Considerations

• Rent capped at FMR: You cannot charge above HUD's Fair Market Rent, even if market rent is higher
• Tenant protection: Section 8 tenants have enhanced legal protections (e.g., retaliation protection)
• Annual inspection: HUD inspects annually; any violations = subsidy suspension
• Portability: If tenant moves, you may lose them; there's no guarantee of back-filling
• Compliance required: Failure to follow rules can result in program removal

Is Section 8 Right for You?

Good fit if:

• You want guaranteed rent payments
• You're willing to maintain property to code
• You can handle annual inspections
• You're comfortable with HUD regulations

Not a good fit if:

• You want to charge above-market rents
• You can't maintain property to standards
• You want maximum tenant flexibility
• You prefer private market tenants

Back to Landlord Resources