Section 8 Housing: Landlords

City of San Diego

If you want to list your unit(s) online, you can do so for free on AffordableHousing.com. When advertising your unit(s), it is illegal to state that you do not accept Housing Choice Vouchers. While you are not required to lease to HCV recipients, you may not charge a higher rent or security deposit for voucher recipients, falsely advertise that unit(s) are unavailable, or otherwise discriminate against voucher recipients. You can find more information on source of income discrimination with this brochure by the Legal Aid Society of San Diego.

When screening potential tenants, you should follow your standard screening protocols. Although you cannot reject Section 8 applicants simply because they receive vouchers as a source of income, you can deny applicants for other legal reasons. This includes credit history, criminal background, insufficient income, and/or rental history. You can find more information in 24 CFR § 5.655 and this Nolo article.

San Diego County

If you want to list your unit(s) online, you can do so for free on AffordableHousing.com. When advertising your unit(s), it is illegal to state that you do not accept Housing Choice Vouchers. While you are not required to lease to HCV recipients, you may not charge a higher rent or security deposit for voucher recipients, falsely advertise that unit(s) are unavailable, or otherwise discriminate against voucher recipients. You can find more information on source of income discrimination on page 4 of the Landlord Handbook.

When screening potential tenants, you should follow your standard screening protocols. Although you cannot reject Section 8 applicants simply because they receive vouchers as a source of income, you can deny applicants for other legal reasons. This includes credit history, criminal background, insufficient income, and/or rental history. You can find more information in 24 CFR § 5.655 and this Nolo article.

City of San Diego

Once you have found a prospective tenant, the tenant will provide you with a Request for Tenancy Approval (RTFA) packet. This packet will have information on the moving process. Once the packet is completed, either you or the tenant can return the packet, along with a copy of the lease, to SDHC. You can either write your own lease or use an SDHC-approved lease agreement. 

SDHC will review the packet and determine that the tenant, unit, and lease are all in compliance with Section 8 program rules. Once approved, an inspection for the unit will be scheduled. The unit is required to meet Housing Quality Standards, which are set by HUD. You can find more information regarding inspections in the Inspections tab below. 

After the unit passes an inspection, direct deposit payments from SDHC can begin. Payments will continue so long as the unit continues to pass inspections, and the tenants follow program rules. You will receive a 1099-MISC (miscellaneous income) tax form from SDHC at the end of the year.

The tenants will recertify their income annually. A copy of the Income Certification form can be found here. The unit will be scheduled for inspections every two (2) years.  

San Diego County

Before assistance can start, HACSD must accept the Request for Tenancy Approval (RFTA); the unit must pass an inspection; and the lease and contracts must be signed with the prospective tenant and HACSD. If the tenant moves into the unit before these steps take place, the tenant will be responsible for the full rent amount.

When you have found a prospective tenant, you must complete the Request for Tenancy Approval Packet and return it to HACSD. Then, HACSD will determine if the unit is eligible for the tenant. If the unit is accepted, an inspection will be scheduled to see if the unit is in compliance with Housing Quality Standards set by HUD. You can find more information on inspections in the Inspections tab below. 

Once the unit passes an inspection, you will sign a Housing Assistance Payment Contract with HACSD. You and the tenant will finally sign a lease in accordance with HUD rules. An example of a lease addendum with HUD rules can be found here. After the unit passes an inspection, direct deposit payments from HACSD can begin. Payments will continue so long as the unit continues to pass inspections, and the tenants follow program rules.

The tenants will recertify their income annually. The unit will be scheduled for inspections every 12 to 24 months.

You can find more information about the steps to leasing on page 4 of the Landlord Handbook and on this guide.

City of San Diego

SDHC has an online portal for landlords to access unit inspection results, ledger balances, pending payments and abatement holds, caseworker assignments, contact and profile information, and online forms (change of address, etc.). SDHC recently updated the Landlord Portal. If you have not already registered with the new portal, you can do so here. More information about the portal and frequently asked questions can be found here and here. 

San Diego County

Currently, there is not a landlord portal for properties within HACSD's jurisdiction.

City of San Diego

If a tenant wants to add an adult to their household, you will need to approve the person using an Owner Approval of Adult Household Member form. Adults are only allowed to return to the unit one time within a twelve-month period. New household members must be approved before they move in.

If the tenant experiences an increase or decrease in income, they must notify SDHC of the change. This may cause for an increase or decrease in the assistance received from SDHC and paid to you. The tenant is still responsible for the remainder of rent after assistance has been paid.

San Diego County

If a tenant wants to add an adult to their household, you will need to approve the person with a letter or an amended lease stating the approval. Adults are only allowed to return to the unit one time within a twelve-month period. New household members must be approved before they move in.

If the tenant experiences an increase or decrease in income, they must notify HACSD of the change. This may cause for an increase or decrease in the assistance received from HACSD and paid to you. The tenant is still responsible for the remainder of rent after assistance has been paid.

City of San Diego

Before tenants move into the unit, it must pass an inspection. The unit must meet certain Housing Quality Standards (HQS) that are set by HUD. You can request a pre-inspection of a unit, which is valid for 60-days before a voucher recipient moves in. The Pre-Inspection Request Form can be filled out here or you can call (619) 578-7650. Step-by-step instructions for inspections can be found here.

In addition to the initial inspection, the unit will be inspected again at least every two (2) years in order for payments from SDHC to continue. If the unit fails an inspection, this can cause for voucher payments to be delayed or suspended. Units can be selected for a randomized Quality Assurance inspection on the off year.

A checklist of the things SDHC looks for during inspections can be found here. There are also videos explaining different Housing Quality Standards, here. NOTE: The HUD has updated its Housing Quality Standards. SDHC will adopt these new standards on October 1, 2024. 

You can request an inspection if needed. Inspections can also be scheduled if SDHC receives a complaint. To reschedule an inspection appointment, you can contact the Inspections Department at (619) 578-7650 or hqsinspections@sdhc.org. 

Information on inspection requirements for carbon monoxide detectors can be found here.

Information on your rights and responsibilities regarding lead-based paint can be found here.

Information on your rights and responsibilities regarding bed bugs can be found here and here.

San Diego County

Before a tenant moves in, the unit must pass an inspection. The unit must meet certain Housing Quality Standards (HQS) that are set by HUD. HACSD will not begin payments until the unit passes an inspection. A printable inspection checklist can be found here.

In addition to the initial inspection, the unit will be inspected again every 12-24 months in order for payments from HACSD to continue. If the unit fails an inspection, this can cause for voucher payments to be delayed or suspended. 

Your responsibilities are to:

• Be available and allow HACSD’s inspection to be completed.
• Cooperate with inspectors.
• Make repairs promptly.

The tenant's responsibilities are to: 

• Be available and allow HACSD’s inspection to be completed.
• Cooperate with inspectors, including securing pets during inspection and removing all items from oven and under sinks.
• Keep unit in a safe and sanitary condition.
• Keep belongings properly stored and have clear walkways within the unit.
• Be responsible for any damage you or your guests create.
• Advise the owner when repairs are needed.

Information about garbage disposal strain relief clamps can be found here.

Information about outlets can be found here.

Information about hot water heater temperature & pressure relief valves can be found here.

City of San Diego

To request an increase in rent, you must submit SDHC's online Rent Increase Application Form. Requests for rent increases must be submitted at least sixty (60) days before the increase would begin. 

The rent increase must be in accordance with the Tenant Protection Act, where the increase cannot exceed 5% plus inflation according to the local Consumer Price Index or 10%, whichever is lower. If your unit is exempt from the Tenant Protection Act and the rent increase exceeds 10%, a ninety (90) notice is required. 

SDHC will determine if the rent increase is reasonable. Your request for a rent increase may be denied. If you disagree with the denial, you can submit information for three (3) comparable units within a two-mile radius of the unit using this form.

You can find more information about requesting a rent increase here.

Guidelines for requesting an increase can be found here.

Frequently asked questions regarding increases can be found here.

San Diego County

To request an increase in rent, you must provide written notice to HACSD sixty (60) days before the increase would begin. Changes in the lease term or utilities will require a new contract. 

The rent must not be more than either the rest for comparable units in the private, unassisted market, or the rent for comparable (un)assisted units on the same premises or in the same neighborhood. You are not permitted to charge higher rents or collect side payments to compensate for the extra paperwork required by the Section 8 Program. You may not collect extra payments from the tenant outside of the contract rent approved by HACSD in order to increase rent.

City of San Diego

If you have repair expenses for damage beyond normal wear and tear or lost rent payments that exceed the security deposit amount, you can apply for the Landlord Assurance Fund. The maximum reimbursement amount is $5,000. The fund is only available for leases effective after 8/1/2019. The application must be submitted within thirty (30) days of the tenant vacating the unit. More information can be found here. The online application can be found here. 

San Diego County

For specific programs, such as the Leave No Veteran Homeless Program, you can access funds to reimburse you for rent loss or damages in excess of the security deposit. You can find more information here. Available funds are contingent upon program participation and availability.

NOTE: LOCAL RULES MAY APPLY. Ensure you are providing proper notice in accordance with local ordinances.

In general, it is recommended to provide notice to your tenants at least 90 days before a foreclosure or sale. If you plan to sell your property or it goes into foreclosure, you must contact your PHA prior to the sale. Any contracts and leases terminate once the property is sold, but the PHA may transfer the housing voucher to the new owner.

You must notify your PHA via mail or fax with information regarding changes in ownership or property management and the affected voucher recipients. You will need to include a copy of the deed, closing escrow document, or new property management contract. 

You can find more information about selling or foreclosing properties in HACSD's jurisdiction, here.