Section 8 Wait List - Frequently Asked Questions for Landlords
Click here for the FAQ for Applicants

			SAN FRANCISCO HOUSING AUTHORITY SECTION 8 HOUSING DEPARTMENT 1815 EGBERT AVENUE SAN FRANCISCO, CA 94124 Phone: 415.715.3280 Fax: 415.715.3287

Q: How Does Section 8 Work?
A: Families apply to the Section 8 Wait List when it is opened. Once selected from the wait list, the family finds a rental unit in the private rental market and pays 30 % of their income for rent. HUD, through the SFHA, provides a subsidy for the balance of the rent directly to the owner each month.

Q: How Do I List My Property with the Section 8 Program?
A: By emailing or faxing the following information to Sec8updates@sfha.org or fax (415) 715-3287: the number of bedrooms, the property address, the name and telephone number of a contact person, and the monthly rent or 'FMR' (to be listed as Fair Market Value). The property will be placed on a list of available units and, upon request, made available to families with Section 8 Vouchers.

Q: Do I pick My Own Tenant?
A: Yes. You must do your own tenant screening and test for suitability. The SFHA does not recommend acceptable tenants, but rather, takes a neutral role in the leasing process.

Q: How Much Can I Rent My Unit For?
A: The SFHA has Payment Standards by bedroom size that are guidelines for determining the maximum subsidy we can pay for a family. This Payment Standard is generally a gauge of the current rental market. However, each unit is evaluated by the Inspector on a case-by-case basis. Each unit's rent must be reasonable and comparable to unassisted private market rental units of similar size, location, amenities, quality, unit type, maintenance, utilities and services. In no case can the rent be more that comparable available unassisted units. Current Payment Standards can be accessed from the SFHA Web Site.

Q: Who Pays the Security Deposit?
A: All tenants are responsible for their own Security Deposit pursuant to State and local laws. Owners should follow existing laws regarding the payment of interest on deposits.

Q: Does the Family Pay For Utilities?
A: If the unit has a separate PG&E/City installed utility meter, the family can be responsible for paying that utility. The SFHA cannot enter into any agreement whereby the utilities are shared by multiple units based on a proration that the owner or some agent of the owner determines the value of the utility payment. If a family is responsible for paying a utility, the SFHA generally credits the family with a Utility Allowance that lowers their tenant rent portion and leaves them with the necessary money to pay the utility bill. If multiple units have only one utility meter, the owner will be responsible for paying the utility. Generally, a higher rent can be negotiated if the owner pays all utilities.

Q: What Happens After I Find A Tenant?
A: Once you have identified an acceptable Section 8 Participant, complete the Request For Tenancy Approval (RTA) form that the tenant provides you with. Once that document is received in our office, a Housing Inspector will contact you to schedule an inspection of the unit. Once the inspection is completed and a move-in day is determined, a lease and Housing Assistance Payments Contract is executed and the tenant can then move into the unit.

Q: What Will The Inspector Be Looking For?
A: The Housing Inspector will be checking to see whether the unit is in compliance with Housing Quality Standards (HQS). These are minimum standards that any unit rented under the Section 8 Housing Choice Voucher Program must meet. A complete list of the HQS can be found HERE.

Q: Can I Use My Own Lease?
A: While the SFHA can provide you with a Standard Section 8 Lease, you are free to use your own lease. However, HUD regulations require that the HUD Tenancy Addendum be attached to an owner provided lease. If the owner's lease contradicts anything in the HUD Tenancy Addendum, the HUD addendum shall prevail.

Q: Can I Rent An In-Law Unit To a Section 8 Tenant?
A: Yes. HQS limitations do not preclude an owner from renting in-law type units under the program. In general, all units must be separately securable from other tenants and meet the HQS referred to above. In addition, the owner must be able to document that they are the legal owner of the property.

Q: When Can I Expect My First Check?
A: After we have executed the Lease and Housing Assistance Payments Contract and the owner has provided the SFHA with proof of legal ownership, the contract is processed for payment. Generally, the first check takes approximately two weeks. After the first payment is generated, subsequent checks are sent on the first of each month. The SFHA has check runs every Thursday and a monthly check run during the last week of each month.

Q: Who Do I Call If I have a Question or Problem With The Tenancy?
A: Each tenant is assigned an Eligibility Clerk and a Housing Inspector. Generally, the Eligibility Clerk handles any matters concerning the family's income or household composition and the Inspector handles all matters concerning the unit and payments. To find out who your tenant's staff representatives are, contact our main number at (415) 715-3280.

Q: Is The Section 8 Program Covered By The Rent Ordinance?
A: Partially. Rent increases and Lease terminations are subject to the restrictions of the Rent Ordinance. Contact the Rent Arbitration and Stabilization Board of San Francisco to obtain a copy of the Rent Ordinance.

Q: Is My Unit Inspected After The Initial Inspection?
A: Yes. The SFHA must inspect all tenant units annually. This is generally done near the contract anniversary date. In addition, in the case of an emergency or complaint by the owner or tenant, a special inspection will be done.

Q: How Do I Increase The Rent?
A: By serving the family with a notice sixty (60) days in advance informing the family of what the new rent is, you can request a rent increase. A copy must be sent to the SFHA. Once the SFHA receives the increase notice, a test for comparability is done to determine if the new rent is reasonable and comparable to unassisted private market units. If so, the rent increase is executed. If it is not reasonable, the SFHA will contact the owner and negotiate a reasonable rent for the unit. Changes made to the unit rent or the family portion must come from the SFHA. This is done by sending both parties a Contract Amendment with the new family and SFHA portions.

Q: Does The SFHA Manage The Property For Me?
A: The SFHA has no management interest in the property and will not act as the management agent for any owner. However, this should not be confused with the SFHA's enforcement capacity in adhering to the Housing Assistance Payments Contract.

Q: Can I Cancel The SFHA Contract If I'm Not Satisfied?
A: No. Only the SFHA can cancel the Housing Assistance Payments (HAP) Contract. An owner is free to terminate a lease agreement pursuant to the Just Cause provisions of the San Francisco Rent Ordinance. Once the Lease agreement ends, the HAP Contract terminates automatically. In the case of malfeasance by the tenant, the owner is free to file an Unlawful Detainer to evict the family. The owner is free to subpoena the tenant file and staff in the course of their legal case.

Q: How Long Can I Rent To A Section 8 Family?
A: The initial lease term is for one year. After the initial term, the lease continues on a month-to-month basis indefinitely so long as HUD continues to provide the appropriations needed to fund the Section 8 Program. In addition, if the family's income increases to a level whereby 30 % of their income is greater than the unit rent, the family will no longer need the assistance of the Section 8 Program and will be terminated from the Program after a six-month waiting period to ensure the income level is maintained. Once the subsidy is terminated, and if the family is in good standing, the owner is required to offer the family a new Lease agreement with similar terms and conditions as the Section 8 Lease

For more information see:
• Section 8 Wait List Frequently Asked Questions
• Section 8 17 Facts You Should Know
More information on using the Housing Choice Voucher and leasing a unit
• Section 8 Listings