How to Become a Section 8 Landlord in NYC

There's no application to become a Section 8 landlord. You don't register with NYCHA and wait for approval. The process works backwards from how most people expect: a voucher holder finds your apartment, wants to rent it, and then you go through the approval process together.

This confuses a lot of landlords who assume they need to get certified first. You don't. What you need is a tenant with a voucher who wants to live in your unit, and a property that can pass inspection.

Here's how it actually works.

The Basic Process

Step 1: A voucher holder finds your apartment and wants to rent it. They'll have a "voucher" or "shopping letter" that shows they're approved for the program.

Step 2: You and the tenant fill out a Request for Tenancy Approval (RTA) packet together. The tenant usually provides this. It includes the lease, lead paint disclosure, and information about your property.

Step 3: You submit the packet to the housing authority (NYCHA, HPD, or HCR depending on which program issued the voucher). You can do this online through NYCHA's Owner Extranet.

Step 4: The housing authority reviews your requested rent for "rent reasonableness" and schedules an inspection.

Step 5: An inspector visits the unit to verify it meets Housing Quality Standards (HQS). If it passes, you're approved.

Step 6: You sign the HAP contract (Housing Assistance Payments), the tenant moves in, and you start receiving monthly payments.

The whole process typically takes 2-4 weeks if everything goes smoothly. If your unit fails inspection, add time for repairs and re-inspection.

What Documents You Need

When a voucher holder wants to rent your unit, you'll need to provide:

• Original lease agreement (signed by both parties)
• Request for Tenancy Approval form (the tenant will have this)
• Lead-Based Paint Disclosure form
• W-9 for tax purposes
• Proof of ownership (deed) or authorization to rent
• Certificate of Occupancy (for buildings built after 1938)

If you don't have a Certificate of Occupancy on file with the Department of Buildings, you can request a "Letter of No Objection" instead. NYCHA will check DOB records, but if nothing comes up, you'll need to provide documentation yourself.

The Inspection

This is where a lot of first-time Section 8 landlords run into trouble. The HQS inspection isn't optional, and one failed item means the whole unit fails.

Common reasons units fail:

• Missing or non-working smoke detectors (must be on every level, hardwired or 10-year sealed battery as of 2024)
• No carbon monoxide detector (required within 15 feet of bedrooms)
• Chipping or peeling paint anywhere inside or outside
• Missing outlet covers or exposed wiring
• Windows that don't open, lock, or stay up
• No hot water or inadequate heat
• Missing handrails on stairs with 4+ steps
• Leaky faucets or toilets
• GFCI outlets missing near water sources

The inspector isn't trying to fail you, but they have a checklist and they have to follow it. Do a walkthrough before scheduling the inspection. Fix the obvious stuff. Check batteries in smoke detectors. Make sure every window opens and locks.

We have a Pre-Inspection Checklist tool that walks through everything the inspector will look for.

How Rent Gets Determined

You don't just name your price. NYCHA (or whichever agency) has to approve the rent amount, and they use two tests:

Payment Standard: There's a maximum rent based on bedroom size and Fair Market Rent. For 2025 in NYC, a 2-bedroom caps at $2,780/month. Your rent can't exceed this unless the tenant agrees to pay the difference (which most can't afford).

Rent Reasonableness: Even if you're under the payment standard, the rent has to be comparable to similar unassisted units in the area. They use a third-party database to check. If your requested rent is higher than comparable apartments, they'll ask you to lower it.

In practice, if you're pricing at or near Fair Market Rent, you'll probably get approved. If you're trying to charge above-market rent because you assume the government will pay it, you'll get rejected.

How You Get Paid

Once the HAP contract is signed:

• The tenant pays their portion directly to you (usually around 30% of their income)
• NYCHA pays the subsidy portion directly to you via check or direct deposit
• Payments come the first business day of the month after NYCHA receives HUD funding

You can set up direct deposit through the Owner Extranet. I'd recommend it. Paper checks are slower and can get lost.

One thing to know: the payment schedule depends on when NYCHA gets its federal funding. They usually process payments within one business day of receiving funds, but the exact date can vary month to month. Don't panic if it's not in your account on the 1st.

Annual Inspections and Recertifications

Once you're in the program, expect:

• Annual HQS inspection of your unit (or biennial if you have good inspection history)
• Annual recertification of the tenant's income (this affects their portion, not yours)
• Periodic requests to update your contact and banking info

Failed annual inspections can result in abatement (suspended payments) until you fix the issues. You have 30 days for most repairs, 24 hours for emergencies like gas leaks.

Rent Increases

You can request a rent increase at lease renewal, but it has to go through the same approval process. Submit the request through the Owner Extranet. NYCHA will check rent reasonableness again and approve or deny.

If rents in your area have gone up and Fair Market Rent has increased, you have a reasonable case. If you're already at FMR and asking for more, probably not.

We built a Rent Increase Helper that shows you the current FMR for your ZIP code and whether you have room to request an increase.

The Benefits (Why Bother)

I'm a Section 8 landlord. Here's why I stay in the program:

Guaranteed rent. The government portion arrives every month. Even if the tenant has a rough month, you're getting most of your rent regardless.

Lower vacancy. There are way more voucher holders looking for apartments than there are landlords willing to take them. Once you're known as a landlord who accepts vouchers, you'll have applicants.

Longer tenancies. Moving with a voucher is a pain. The tenant has to find a new unit that passes inspection, go through the approval process again, and coordinate the timing. Most voucher tenants stay put if the apartment is decent.

Legal protection. You can still screen tenants, check references, and enforce the lease. Having a voucher doesn't exempt anyone from being a good tenant. And you can still evict for non-payment of the tenant's portion or lease violations.

The downsides are real too: inspections, paperwork, occasional payment timing issues. But for me, the reliability of the income outweighs the hassle.

Getting Started

You don't need to register anywhere or get pre-approved. Just make sure your unit is in decent shape, price it at or below Fair Market Rent, and find tenants who have vouchers.

The easiest way to connect with voucher holders is to list on platforms where they're actually searching. That's why I built VoucherMatch. Every landlord on the platform accepts vouchers, so tenants know their application won't be wasted. List your property for free and let voucher holders find you.

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Have questions about becoming a Section 8 landlord? Drop us a line at jake@vouchermatch.nyc.