Like many cities, Boise has a shortage of affordable housing for low-income families. The demand for Section 8 housing is high, but there aren’t enough rental units available to meet the need. For property owners, this presents an opportunity. Joining the Section 8 program can help fill vacancies quickly while providing a steady and reliable rental income.
The Section 8 Housing Choice Voucher Program connects landlords with tenants who have government-backed rental assistance. With many families looking for Section 8-approved housing in Boise, landlords can expect lower vacancy rates and long-term tenants.
The application process is straightforward, and once approved, landlords can list their properties to a large pool of tenants actively searching for housing.
If you own rental property in Boise and want to secure reliable tenants while making a difference, now is the time to consider Section 8. Keep reading to learn how to apply, pass inspections, and start receiving guaranteed rent payments.
Steps to Become a Section 8 Landlord in Boise, ID
The U.S. Housing Act of 1937 or the Section 8 Housing Choice Voucher Program is a federal initiative designed to help low-income tenants, seniors, and people with disabilities afford safe and decent housing in the private market. It is funded by the U.S. Department of Housing and Urban Development (HUD) and managed by local public housing agencies (PHAs).
While the process involves inspections and working with the housing authority, many landlords find that the financial security and steady demand make Section 8 a valuable option. Here are the steps on how to become a Section 8 landlord:
Step 1. Make Sure Your Property Meets HUD’s Standards
Before renting your unit to Section 8 tenants, it must pass an inspection based on HUD’s Housing Quality Standards (HQS). These standards ensure the housing is safe, sanitary, and structurally sound. The key requirements are:
- Basic Structural Integrity: The unit must be free from major damage, including roof leaks, crumbling walls, or unsafe flooring.
- Plumbing and Water Supply: A reliable water supply with working sinks, toilets, and showers must be provided.
- Electricity and Heating: The unit must have functioning electrical outlets, light fixtures, and a safe heating system. Air conditioning is not required, but heating is necessary.
- Sanitary Facilities: Bathrooms must have a flushing toilet, a sink with running water, and a bathtub or shower.
- Windows and Doors: Windows must be lockable and able to keep out the elements. Exterior doors should have secure locks.
- Pest Control: There must be no infestations of pests, including rodents or insects.
- Proper Ventilation: Kitchens and bathrooms should have ventilation systems like exhaust fans or windows.
- Safety Measures: Smoke detectors must be installed in each bedroom and near sleeping areas. The property must be free from hazards, including exposed wiring or peeling lead-based paint.
If your unit doesn’t meet these requirements, the housing authority will request repairs before approving your property.
Step 2. Contact the Local Housing Authority
Once your rental meets HUD’s standards, you must register as a Section 8 landlord with the local housing authority. In Boise, this is the Boise City/Ada County Housing Authority (BCACHA). You’ll have to provide the following:
- Property details, including address and unit size.
- Proof of ownership.
- Tax identification information (EIN or Social Security Number).
- Contact details for rent payments and communication.
Step 3. Set a Fair Market Rent
HUD determines Fair Market Rent (FMR) limits for different areas, including Boise each year. The rent you charge must align with these limits and be considered reasonable compared to similar properties in the area.
The housing authority will assess your rent price against similar properties before approving it. Charging above the FMR may require additional justification and excessive rent will not be approved.
Step 4. Submit a Request for Tenancy Approval (RFTA) Form
Once a Section 8 tenant is interested in renting your property, they must submit a Request for Tenancy Approval (RFTA) form to the housing authority. This document includes the landlord’s and tenant’s information, the proposed monthly rent amount, lease terms and conditions, and the details of your rental unit.
The housing authority will review this form to ensure the rent is reasonable and that the lease follows HUD guidelines.
Step 5. Schedule an Inspection
After submitting the RFTA form, the housing authority will schedule an inspection to confirm the unit meets HUD’s housing quality standards. Commonly, inspectors check the following:
- Structural safety (walls, ceilings, flooring).
- Functioning electrical, plumbing, and heating systems.
- Properly working locks, windows, and doors.
- The absence of health hazards (mold, pests, lead-based paint).
- Sanitary conditions in bathrooms and kitchens.
If the unit passes inspection, the tenant can move in. If it fails, the landlord must fix the issues before the tenant can sign a lease.
Step 6. Sign the HAP Contract
Once your property passes the required HUD inspection, the next step is completing the necessary paperwork to finalize your enrollment in the Section 8 program. This paperwork is essential because it establishes the legal agreement between you, the landlord, and the BCACHA.
- W-9 Form: Setting Up Payments: A tax document required by the Internal Revenue Service (IRS). It collects information about your business or personal identity so that the housing authority can report any income you receive from Housing Assistance Payments (HAPs).
- Housing Assistance Payments (HAP) Contract: The legal agreement between you and the local housing authority. This document outlines the rules and expectations for rent payments, security deposit, tenant responsibilities, and landlord obligations under the Section 8 program.
Important Note: The HAP contract is between you and the housing authority, not the tenant.
Step 7. Tenant Selection
When you're looking to rent out your property to tenants who have Section 8 vouchers, you can list your property on platforms like the Idaho Housing and Finance Association (IHFA) or GoSection8.com. These sites are specifically designed to connect landlords with tenants who are using Section 8 housing vouchers to help pay their rent.
However, it’s important to remember that even if a tenant is using a Section 8 voucher, you still have the right to screen them like any other potential tenant. The screening process typically includes checking their rental history, verifying references, and reviewing their credit score. This process helps ensure that you select a reliable tenant who can meet the rental obligations, just as you would with someone who isn't using a voucher.
Step 8. Lease and Payment
Once you select a tenant with a Section 8 voucher, you’ll sign a lease agreement with both the tenant and the Public Housing Agency (PHA). The PHA will directly pay you a portion of the rent or housing cost based on the tenant’s eligibility and monthly income.
The tenant is responsible for paying the remaining rent, which is the difference between the full rent and the PHA's contribution. This system ensures you receive payment while assisting tenants, but communication with the PHA and tenant is key to managing rent payments.
Start Your Journey as a Section 8 Landlord with Help from Experts!
Becoming a Section 8 landlord in Boise can be smart if you're looking to fill vacancies with reliable tenants while helping provide affordable housing. The guaranteed payments provide financial security, and there’s always a demand for affordable housing.
However, while Section 8 offers many benefits, there are a few things to consider. The initial approval process can take time, and rent increases must be approved by the housing authority. The first payment after a tenant moves in can also be delayed.
If you’re interested but don’t want to handle all the details alone, 1st Rate Property Management can help. We specialize in property management services in Boise and can guide you through the process.
Our services include:
- Full tenant screening, including Section 8 voucher holders
- Lease agreement preparation and coordination with the Public Housing Agency (PHA)
- Rent collection and direct payment management
- Ongoing tenant and property management
- Assistance with legal requirements and property maintenance
Sign up for a FREE Rental Analysis today and see how our expert team can guide you through becoming a Section 8 landlord in Boise!
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