10 Steps to Become a Section 8 Landlord in 2026

To become a Section 8 landlord, you must meet HUD housing standards, register with your local Public Housing Agency (PHA), and qualify under the Housing Choice Voucher (HCV) Program to receive Housing Assistance Payments (HAP). This federally supported system provides consistent, on-time rent backed by the U.S. Department of Housing and Urban Development (HUD) and helps landlords maintain stable, long-term tenancies.

The Section 8 program, established under the Housing Act of 1937, allows landlords to rent to eligible low-income families using federally funded rental subsidies. Local PHAs manage inspections, payments, and tenant approvals, while landlords maintain properties that meet Housing Quality Standards (HQS) and HUD’s NSPIRE inspection model.

Participation in the program ensures steady income and supports affordable housing, while landlords who follow HUD regulations and maintain property standards build credibility and long-term profitability.

Follow these 10 steps to become a Section 8 landlord and confidently prepare your property for the 2026 HUD compliance framework.

1. Ensure Property Meets Housing Quality Standards (HQS)
2. Contact Your Local Public Housing Authority (PHA)
3. Submit Landlord Application to PHA
4. Schedule and Pass HQS Inspection
5. Set Rent Within Reasonable Limits
6. Sign Housing Assistance Payments (HAP) Contract
7. Market Your Property to Voucher Holders
8. Screen Tenants
9. Sign a Lease with the Tenant
10. Receive Payments

Step 1: Ensure Property Meets Housing Quality Standards (HQS)

Before your property can be approved for the Section 8 Housing Choice Voucher (HCV) Program, it must meet the Housing Quality Standards (HQS) set by the HUD and verified by your local PHA. These standards ensure that all rental units are safe, sanitary, and decent for low-income tenants.

Each rental property must comply with the following HQS criteria:

• Stable roof, foundation, and flooring without leaks or damage.
• Proper plumbing, safe electrical wiring, and working heating systems.
• Sanitary kitchens, bathrooms, and adequate waste disposal.
• Working smoke detectors, secure windows, and doors with functioning locks.
• No molds, pests, or lead-based paint hazards.
• Sufficient natural or artificial light and airflow in all rooms.

In 2026, HUD’s NSPIRE standards (National Standards for the Physical Inspection of Real Estate) will replace traditional HQS with updated safety and maintenance rules. Under 24 CFR Part 982, PHAs will conduct initial and annual inspections to verify compliance. Landlords must fix any issues before HAPs can continue.

Common failures include plumbing leaks, broken locks, and exposed wiring. Conducting a quick self-inspection and using HUD Exchange checklists or property management software helps landlords stay prepared. Keeping your property HQS-compliant ensures eligibility, uninterrupted HAPs, and long-term rental stability.

Step 2: Contact Your Local Public Housing Authority (PHA)

Once your property meets HUD housing standards, the next step is to contact your local PHA to begin the registration and approval process for the HCV Program. Each PHA operates under HUD’s federal guidelines but manages its own landlord enrollment, inspections, and payments locally.

Follow these 5 steps to contact your local PHA:

1. Visit the HUD Exchange directory or official HUD website to locate your area’s housing authority.
2. Confirm local Section 8 requirements, current Fair Market Rent (FMR) limits, and any landlord incentive programs.
3. Obtain the rental packet or Section 8 welcome packet, which includes the Request for Tenancy Approval (RFTA) and key landlord forms.
4. Confirm how HQS or NSPIRE inspections are scheduled under 24 CFR Part 982 (eCFR) and confirm expected timelines for approval.
5. Save all emails and forms for quick reference during the approval process.

Each PHA follows slightly different local rules or payment processes, so maintaining clear and regular communication helps move your application forward smoothly. Many landlords keep a dedicated folder or digital file to store PHA correspondence, inspection results, and payment details.

Clear and consistent communication with your PHA ensures faster listing approval, clear inspection scheduling, and on-time HAP once your property is approved for the Section 8 program.

Step 3: Submit Landlord Application to PHA

After contacting your local PHA, the next step is to submit a landlord application to officially participate in the Housing Choice Voucher (HCV) Program. This application confirms your eligibility and allows the PHA to review your property for inclusion in the Section 8 housing system.

Follow these 5 steps to complete your landlord application:

1. Request the official landlord packet from your PHA, which includes the Request for Tenancy Approval (RFTA) and landlord registration forms.
2. List the property address, number of units, and ownership information accurately.
3. Submit proof of ownership, a valid photo ID, an IRS W-9 form, and deposit information for electronic HAP.
4. Deliver the application through the PHA’s online portal, by mail, or in person, as directed by local policy.
5. The PHA reviews your submission and notifies you of the next step once your documents are verified.

Keep copies of all submitted forms and confirmation receipts. Accurate, organized documentation speeds up the approval process and ensures your property is ready for the HQS or NSPIRE inspection phase.

Step 4: Schedule and Pass HQS Inspection

Once your landlord application is approved, the Public Housing Agency (PHA) will schedule a Housing Quality Standards (HQS) inspection to verify that your property meets all HUD safety and maintenance requirements. This step ensures the unit is safe, sanitary, and ready for tenants under the HCV Program.

You can follow these 5 steps to schedule and pass the HQS inspection:

1. Contact your PHA inspector to arrange the date. Some agencies allow online scheduling or will assign a time after application approval.
2. Make sure all systems, including plumbing, heating, electrical, and ventilation, are working properly and that the property is clean and secure.
3. Use the HQS checklist or HUD Exchange NSPIRE guide to confirm that your unit meets all requirements outlined in 24 CFR Part 982.
4. Attend the HQS inspection to address any questions or minor issues immediately.
5. If the HQS inspector finds problems, correct them quickly and schedule a re-inspection for verification.

Common HQS failures include missing smoke detectors, broken locks, exposed wiring, and plumbing leaks. Conducting a self-inspection beforehand helps prevent delays and failed reports. Maintaining compliance ensures the unit remains eligible for HAP and avoids interruption of rent disbursements.

Step 5: Set Rent Within Reasonable Limits

After your property passes inspection, you must set the rent that complies with HUD’s Fair Market Rent (FMR) guidelines and PHA rent reasonableness policies. This ensures the rental amount is fair, competitive, and consistent with local market conditions under the HCV Program.

5 steps to set a compliant rent amount on your Section 8 property:

1. Check your local PHA’s Fair Market Rent (FMR) chart published by HUD to understand the maximum allowable rent for your property size and location.
2. Research similar unassisted rental units in your area to make sure your price aligns with the current market.
3. Clarify whether utilities such as water, gas, or trash collection are included in the rent or paid separately by tenants.
4. Provide your requested rent amount to the PHA for approval as part of the RFTA process.
5. If the rent exceeds local limits, the PHA will request a revision before approving the lease.

Setting Section 8 rent within reasonable limits ensures compliance and speeds up the lease approval process. Keeping your rental price consistent with HUD’s rent reasonableness standards helps secure qualified tenants and ensures ongoing eligibility for Housing Assistance Payments (HAP) without interruptions.

Step 6: Sign Housing Assistance Payments (HAP) Contract

Once the Public Housing Agency (PHA) approves your rent and tenant application, you must sign the Housing Assistance Payments (HAP) contract. This contract formalizes your participation in the Housing Choice Voucher (HCV) Program and establishes the payment terms between you, the PHA, and the tenant.

5 steps to sign the HAP contract and enroll successfully in the Section 8 program:

1. Read all sections carefully, including payment amounts, term length, and responsibilities for both landlord and tenant.
2. Verify that your deposit information and IRS W-9 form are up to date to receive electronic Housing Assistance Payments (HAP) without delay.
3. Agree to maintain HUD housing standards and allow annual HQS or NSPIRE inspections as required under 24 CFR Part 982.
4. Ensure the tenant understands their rent portion and lease obligations under the HCV Program.
5. Both the landlord and PHA must sign the contract before payments begin. Keep a copy for your records.

The HAP contract guarantees timely, taxpayer-funded payments directly from the PHA to the landlord. Staying compliant with all terms helps ensure steady income, positive tenant relationships, and uninterrupted participation in the Section 8 program.

Step 7: Market Your Property to Voucher Holders

After signing the Housing Assistance Payments (HAP) contract, you can begin marketing your property to qualified Section 8 voucher holders. Reaching the right audience ensures faster tenant placement and keeps your unit occupied under the HCV Program.

5 steps required for effective marketing of your property to HCV holders are:

1. Contact your local Public Housing Agency (PHA) to add your unit to its official Section 8 listings. Many PHAs maintain online databases or bulletin boards for available rentals.
2. Use major rental platforms like Zillow, Apartments.com, and local listing services, clearly stating that the property accepts Section 8 vouchers.
3. Add clear photos, rent amount, included utilities, and compliance features such as recent NSPIRE or HQS inspection approval.
4. Utilize digital listing platforms or property management software to organize applications, schedule showings, and track tenant inquiries efficiently.
5. Mention that rent payments are backed by HUD and issued by the PHA, offering guaranteed, on-time payments.

Strong marketing builds visibility, attracts reliable tenants, and reduces vacancy time. A clear, accurate listing shows professionalism to both the PHA and voucher holders. By communicating promptly and maintaining HUD housing standards, landlords build trust, improve tenant retention, and sustain long-term rental profitability.

Step 8: Screen Tenants

Landlords in the Housing Choice Voucher (HCV) Program must carefully screen potential tenants to ensure reliability and lease compliance. While the PHA verifies a tenant’s Section 8 eligibility, landlords are responsible for evaluating suitability for their property. Proper screening protects your investment, ensures HUD compliance, and supports stable tenancy.

6 core steps to screen Section 8 tenants include:

1. Request a copy of the tenant’s Section 8 voucher or written confirmation from the PHA verifying their program participation and payment portion.
2. Contact previous landlords to check payment consistency, property care, and adherence to lease terms.
3. Review criminal, eviction, and credit reports, ensuring your process follows the Fair Housing Act and PHA screening standards.
4. Evaluate pay stubs or employment letters to confirm the tenant’s rent contribution and income source.
5. Discuss expectations, property rules, and responsibilities under the HCV Program.
6. Maintain written records of your tenant screening process to ensure transparency and legal compliance.

Strong tenant screening practices help identify responsible tenants who maintain the property and pay rent on time. Applying consistent, fair criteria ensures compliance with HUD guidelines and builds a reliable foundation for long-term success in the Section 8 program.

Step 9: Sign a Lease with the Tenant

After the PHA approves your tenant, sign a lease agreement that complies with HUD and HCV Program requirements. The lease outlines rental terms, payment responsibilities, and property maintenance obligations for both parties. It must align with the HAP contract signed with the PHA.

6 main things to consider before signing the tenant lease include:

1. The lease must match the HAP contract in rent amount, payment portions, and effective dates. Any inconsistency may delay approval or payments.
2. Most PHAs require a one-year minimum lease term unless otherwise approved. Extensions or renewals should follow the same HCV guidelines.
3. Clearly define total rent, tenant share, and the security deposit according to local and federal rules.
4. Specify landlord and tenant duties for property upkeep and inspection access under HUD and PHA standards.
5. Clearly state which utilities are included in rent and which are paid by the tenant.
6. The lease must comply with the Fair Housing Act, ensuring no discrimination based on race, disability, family status, or source of income.

A clear, compliant lease protects both parties and ensures the unit remains eligible for Housing Assistance Payments (HAP). Documenting terms in writing builds transparency, minimizes misunderstandings, and supports long-term success in the Section 8 program.

Step 10: Receive Payments

Under the Housing Choice Voucher (HCV) Program, landlords receive rent in two parts. One portion is paid by the Public Housing Agency (PHA) through Housing Assistance Payments (HAP), and the other comes directly from the tenant. The HAP portion is federally funded and guaranteed by the U.S. Department of Housing and Urban Development (HUD). This payment structure provides stability, timely rent, and lower financial risk for landlords.

Most PHAs use direct deposit for HAP payments, so landlords must keep their IRS W-9 form and bank information current to prevent delays. The tenant’s portion is paid directly to the landlord, usually monthly. Keeping accurate records of both PHA and tenant payments ensures compliance with HUD and PHA financial reporting requirements.

Many landlords rely on property management software or PHA online portals to track deposits, review payment statements, and verify income. If delays or errors occur, contacting the PHA promptly helps resolve them quickly. Maintaining organized records and clear communication supports consistent income and long-term success in the Section 8 program.

Ready to Invest in Section 8 Housing?

Investing in Section 8 housing offers landlords stable income and reliable tenants through the Housing Choice Voucher (HCV) Program. Rent payments are backed by HUD and processed by Public Housing Agencies (PHAs), ensuring predictable cash flow and lower financial risk. By keeping properties HUD-compliant and meeting inspection requirements, landlords can earn a steady income while supporting affordable housing in their communities.

With HUD’s NSPIRE standards and updated Housing Quality Standards (HQS) taking effect in 2026, this is the ideal time to prepare your property for participation in Section 8 Housing. A compliant, well-managed unit not only supports community housing goals but also enhances your credibility with PHAs and strengthens long-term profitability. For new landlords, completing a Section 8 training course can help you understand regulations, prepare for inspections, and confidently manage the program’s requirements for lasting success.