How to Become a Section 8 Landlord in NYC: Complete Guide

Becoming a Section 8 landlord in New York City connects you to over 100,000 voucher holders actively searching for housing—and a government-backed rent payment every month. The process is straightforward, but understanding the requirements upfront saves time and prevents delays.

This guide walks you through everything you need to know: which agency to work with, what documents you need, how inspections work, and how to get your first tenant placed.

Why Accept Section 8 in NYC?

Before diving into the process, here's why over 25,000 NYC landlords participate in the program:

Guaranteed partial payment: NYCHA or HPD pays their portion directly to you on the first of every month via electronic deposit. Even if the tenant falls behind on their portion, you continue receiving the government subsidy.

Low vacancy rates: With long waitlists and limited housing options, voucher holders are motivated tenants who want to keep their units.

Free property management tools: NYCHA's Owner Extranet lets you track payments, submit documents, manage inspections, and list vacancies at no cost.

Competitive rents: Current payment standards allow rents up to $2,762 for a 1-bedroom and $3,058 for a 2-bedroom, with even higher rates in Exception Payment Standard zones.

Legal requirement for many properties: In NYC, it's illegal to refuse vouchers for most residential properties (see below).

Understanding NYC's Three Section 8 Agencies

NYC has three agencies administering Section 8 vouchers, each with slightly different processes:

Most NYC landlords work primarily with NYCHA due to its size. If a tenant approaches you with a voucher, check which agency issued it—the process differs slightly for each.

For a detailed comparison, see our guide on HPD vs NYCHA Section 8: Understanding the Differences.

Step 1: Know the Legal Requirements

Source of Income Protections

In NYC, it's illegal for landlords to refuse tenants solely because they pay rent with a housing voucher. This applies to:

Buildings with 6+ units

Buildings with 1-5 units (unless owner-occupied 2-family)

Multiple dwellings

Condos and co-ops

Residential hotels and SROs

Violating source of income laws can result in complaints to the NYC Commission on Human Rights, fines, and legal action. The law covers Section 8, CityFHEPS, FHEPS, and other government rental assistance.

For the full legal landscape, see Can a Landlord Refuse Section 8 in NYC?

Property Requirements

Your property must meet these basic eligibility criteria:

Certificate of Occupancy for buildings constructed after 1938 (or a Letter of No Objection from DOB)

Valid property registration with HPD

Lead-based paint compliance for buildings built before 1978

No outstanding serious HPD violations

The owner cannot be debarred from federal programs

Step 2: Prepare Your Unit for Inspection

Before a voucher holder can move in, your unit must pass a Housing Quality Standards (HQS) inspection. Preparing in advance prevents delays and failed inspections.

Key requirements include:

Safety systems:

Working smoke detectors (hardwired or 10-year sealed battery as of December 2024)

Carbon monoxide detectors within 15 feet of all bedrooms

Window guards in units where children 10 or under reside

Working locks on all entry doors

Utilities and systems:

Functioning heating system

Hot and cold running water

Working electrical outlets in every room

No exposed wiring or electrical hazards

Structural and sanitary:

No holes in walls, floors, or ceilings

No evidence of pest infestation

Working toilet, sink, and bathtub/shower

Adequate ventilation in bathrooms

For the complete inspection checklist and common failure reasons, see our Section 8 Inspection Checklist for NYC Landlords.

Step 3: Find a Voucher Holder (Or They Find You)

There are two ways to connect with Section 8 tenants:

Option A: List Your Property

List your vacancy on platforms where voucher holders search:

AffordableHousing.com (GoSection8): NYCHA's official partner. Listing is free through the Owner Extranet once you're registered.

VoucherMatch: List your property to connect with voucher holders searching specifically in NYC.

Standard listing sites: Many voucher holders also search Apartments.com, StreetEasy, and Zillow. Indicate "Section 8 accepted" or "vouchers welcome."

Option B: A Tenant Approaches You

If a prospective tenant shows you a voucher, you're already most of the way there. The voucher confirms they've been approved by their PHA and are actively searching.

Either way, you'll want to screen the tenant before moving forward—voucher or not.

Step 4: Screen the Tenant

NYCHA's approval of a voucher holder is not a guarantee of tenancy suitability. You have the right—and should exercise it—to screen Section 8 applicants using the same criteria you'd apply to any tenant.

You can evaluate:

Rental history and landlord references

Credit history (though be cautious about using credit scores alone)

Employment and income verification for their portion of rent

Criminal background (within legal limits under NYC Fair Chance Housing Act)

You cannot:

Reject solely based on source of income (voucher status)

Apply stricter standards than you would to non-voucher tenants

Charge higher security deposits than market-rate tenants

For step-by-step screening guidance, see How to Screen Section 8 Tenants Legally in NYC.

Step 5: Complete the Rental Packet

Once you've selected a tenant, you'll complete the rental packet (also called the landlord package). The tenant will provide this, or you can access it through the agency portal.

NYCHA Required Documents

For NYCHA vouchers, you'll need:

Request for Tenancy Approval (RFTA) – signed by you and the tenant

Lead-Based Paint Disclosure – signed by both parties (for pre-1978 buildings)

Section 8 Property Owner Registration Form – your information and payment details

Original signed lease agreement

Certificate of Occupancy (NYCHA will attempt to retrieve this from DOB; provide if unavailable)

Copy of deed (for new owners or ownership changes)

W-9 form for tax reporting

Direct deposit authorization for electronic payments

Submit online through the NYCHA Owner Extranet for fastest processing. First-time owners will create an account.

HPD Required Documents

HPD's landlord package was updated in November 2024 to simplify the process. Key documents include:

Request for Tenancy Approval (HUD Form 52517)

Lead-based paint disclosure

Owner registration information

Executed lease

Certificate of Occupancy

Rent-stabilized lease history (if applicable)

Submit to HPD via their DTR Owner Portal or by email to S8landlords@hpd.nyc.gov.

Common Mistakes to Avoid

• Missing signatures on any form
• Incorrect or incomplete payment information
• Lease dates that don't match the RFTA
• Missing Certificate of Occupancy (especially for post-1938 buildings)
• Rent amount that exceeds payment standards without tenant acknowledgment

Step 6: Pass the HQS Inspection

After the rental packet is approved, the PHA schedules an inspection.

NYCHA timeline: Inspection scheduled within 5 business days of rental packet approval.

What happens during inspection: An inspector evaluates the unit against HQS standards, checking all safety systems, utilities, and habitability factors.

If you pass: You're cleared to execute the HAP contract and move the tenant in.

If you fail: You'll receive a list of deficiencies and a deadline to correct them (typically 30 days for non-life-threatening issues). You can request a re-inspection once repairs are complete.

24-hour life-threatening violations (gas leaks, no heat in winter, structural collapse risk) must be corrected immediately before the tenant can occupy the unit.

Step 7: Sign the HAP Contract

The Housing Assistance Payment (HAP) contract is the legal agreement between you and the PHA. It specifies:

The contract rent (total monthly rent)

NYCHA/HPD's portion of the rent

Tenant's portion of the rent

Lease term

Your obligations as a participating landlord

The HAP contract is separate from your lease with the tenant. You'll have both.

NYCHA process: After the inspection passes, NYCHA generates the HAP contract. You can view and sign it through the Owner Extranet.

Move-in timing: The tenant can move in once you have an executed HAP contract and lease. HAP contracts are executed on the 1st or 15th of the month.

Step 8: Receive Your First Payment

NYCHA pays landlords on the first business day after receiving HUD funding (typically the first of the month). Payments are made via direct deposit.

Your payment consists of:

HAP payment from NYCHA/HPD: Deposited directly to your bank account

Tenant portion: Collected directly from the tenant

Track payments through the Owner Extranet. If a payment is missing, check the portal first, then contact the Customer Contact Center.

Ongoing Landlord Responsibilities

Becoming a Section 8 landlord isn't a one-time process. Here's what to expect:

Annual Inspections

Your unit will be inspected annually (or biennially under some circumstances) to ensure it continues meeting HQS standards. Prepare your unit before each inspection to avoid abatement.

Lease Renewals and Rent Increases

At lease renewal, you can request a rent increase. Submit the request at least 60 days before the new lease effective date. NYCHA will conduct a rent reasonableness evaluation before approving any increase.

For guidance on maximizing your rent within program limits, see our Section 8 Payment Standards Guide.

Recertification

The tenant completes annual recertification with the PHA, reporting income and household changes. This may affect their portion of rent (and correspondingly, your HAP payment), but your total contract rent stays the same unless you request an increase.

Learn more in our Section 8 Annual Recertification Guide.

Tenant Issues

If your tenant isn't paying their portion, you have remedies—but the process differs from market-rate tenants. See What to Do When Your Section 8 Tenant Isn't Paying Their Portion.

Frequently Asked Questions

How long does it take to get a Section 8 tenant placed? With a prepared unit and complete paperwork, the process can take as little as 30 days. Delays usually come from incomplete documents or failed inspections.

Can I collect a security deposit? Yes, but you cannot charge Section 8 tenants a higher deposit than you charge market-rate tenants for the same unit type.

What if the tenant wants to add someone to the household? Household composition changes must be approved by the PHA before the person moves in. See How to Add Someone to a Section 8 Lease in NYC.

Can I evict a Section 8 tenant? Yes, for the same reasons you could evict any tenant: lease violations, non-payment of their portion, criminal activity, etc. You cannot evict for NYCHA's portion of the rent. You must notify NYCHA and follow proper procedures.

What if I want to sell the property? The HAP contract transfers with the property. The new owner must submit change of ownership documents within 60 days of closing.

Do I have to accept every voucher holder who applies? No. You can screen applicants and reject them for legitimate, non-discriminatory reasons (poor rental history, insufficient income for their portion, etc.). You cannot reject solely because they have a voucher.

What's the difference between Section 8 and CityFHEPS? Section 8 is federally funded; CityFHEPS is city-funded. The tenant application process, payment standards, and landlord requirements differ. See our CityFHEPS Landlord Requirements Guide for details.

Contact Information

NYCHA Section 8:

Customer Contact Center: 718-707-7771 (Mon-Fri, 8am-5pm)

Owner Extranet: eapps.nycha.info/Owner

Property Owner Guide

HPD Section 8:

Owner Services: S8landlords@hpd.nyc.gov

Phone: 917-286-4300

Section 8 Owners Page

HCR:

Subsidy Services Bureau: 212-480-6672

AffordableHousing.com (Listing Partner):

Phone: 866-466-7328

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Ready to list your property? Post your vacancy on VoucherMatch and connect with voucher holders actively searching for housing in NYC.

Already have Section 8 tenants? VoucherMatch Pro helps you manage rent increases, track recertification deadlines, and identify when FMR changes create opportunities. Learn more.