Many real estate investors hesitate to invest in Section 8 properties because the process of getting a property ready and securing a tenant can take a long time. It typically involves several steps, including preparing the property to meet Section 8 standards, passing inspections, and waiting for a tenant to move in. Depending on the circumstances, this can take anywhere from two weeks to several months.
Because of this delay, many landlords prefer to rent to non-Section 8 tenants who can move in much more quickly, often within days. Regular tenants also provide more flexibility, as landlords don’t have to deal with government oversight or required inspections. However, some investors find Section 8 housing appealing because it offers guaranteed rental income, which reduces the risk of missed rent payments.
Experienced investors have developed strategies to streamline the Section 8 leasing process. These may include preparing properties in advance to meet inspection requirements, working closely with housing authorities, and building relationships with caseworkers who can help expedite tenant placement. By refining these processes, investors can reduce wait times and make Section 8 rentals a more viable and profitable option.
Nurture Long-Term Relationships
One of the keys to speeding up the Section 8 approval process is building strong, genuine relationships with key players in the process—the caseworkers and inspectors. The best part? You don’t even have to be local to make it happen!
I make a point to send Dunkin’ Donuts or coffee through DoorDash to the Section 8 office. I’ll send a few dozen donuts or a big coffee order directly to the office, and even though I may not have worked with all the caseworkers, my name and my kindness get recognized. After all, who doesn’t appreciate a surprise coffee and donut break?
Then, the magic happens. When a caseworker receives that coffee or donuts, they associate my name with something positive. So when I have a property ready for inspection or approval, I can be sure they’ll remember me when they see my name on a case file. This helps me get faster responses, quicker processing times, and a smoother approval experience.
And during the holidays, I keep the goodwill going. I’ll send small gifts like $25-$50 gift cards (think Amazon or coffee cards) to the caseworkers I’ve worked with. A small note saying, “Thank you for everything you do!” goes a long way. It’s simple but effective, and it helps nurture long-term relationships that make future transactions easier.
This relationship-building process means everything moves faster. My inspections get scheduled quicker, paperwork is expedited, and because the caseworkers and inspectors already know I’m committed to quality and making their job easier, I’m able to rent out properties much faster than the average investor.
Most Section 8 investors shy away from the process because they think it’s too slow, but this strategy has allowed me to cut my property rental time down to as little as two weeks.
Instant Fixes = Instant Approval: How I Skip Reinspections and Rent Faster
One key strategy I use to get my Section 8 property approved faster is having my handyman or contractor accompany the inspector during the inspection. As the inspector points out any issues—say, an extra smoke detector needed or a window that needs fixing—my handyman is right there, ready to take action.
If the inspector flags something, my handyman will immediately assure them, “I can fix that right now” or “I can run to the store and grab that item.” This immediate response is impressive to the inspector because it means they don’t have to reschedule a follow-up inspection.
In many cases, if the issues are minor and fixed on the spot, the inspector will simply ask for a photo after the fix and mark the property as passed—no reinspection necessary. This significantly reduces wait times and ensures that I don’t get delayed.
Many investors shy away from Section 8 because they get stuck in a cycle of failing inspections and having to wait weeks for a reinspection. But for me, this real-time fixing makes the process more efficient and faster, allowing me to get my properties rented out quicker. The Section 8 inspectors, who are often overwhelmed with cases, appreciate the promptness, and my rental properties move faster through the inspection process.
This strategy gives me a huge advantage, letting me quickly rent out Section 8 properties, which others struggle to do because of frequent inspection failures.
Renovate to Qualify: Speed Up Your Section 8 Approval Process
When I’m renovating a home for Section 8, the first thing I make clear to my contractor is that my exit strategy is to make this property Section 8-approved. This means we need to ensure the renovations meet the Section 8 standards and HUD guidelines. It’s crucial that all windows can open and close and egress windows are installed in case of emergencies (because safety is a top priority). Doors, too, should meet specific requirements.
I provide my contractor with a comprehensive punch list based on Section 8’s requirements, making sure every detail is covered before we wrap up the renovation. While there may still be small adjustments during the inspection, this proactive approach makes the property much more likely to pass inspection the first time around.
By setting clear expectations with my contractor and aligning the renovations with Section 8 standards, I’m not only speeding up the approval process but also ensuring a smoother, faster rental process.
Final Thoughts
Here are some final takeaways:
- Build relationships with caseworkers and inspectors: Establishing good relationships with local inspectors can help you get faster approvals and valuable feedback.
- Understand the inspection checklist: Familiarize yourself with HUD’s safety and quality standards, ensuring your properties meet or exceed them.
- Pre-inspect the property: Before requesting an official inspection, check for common failure points like broken windows, faulty smoke detectors, or plumbing leaks.
- Keep up with repairs: Prioritize proactive maintenance to avoid delays in tenant placement.
- Stay organized with paperwork: The application process involves documentation proving the property meets HUD’s requirements. Stay ahead of this by preparing all necessary paperwork in advance.
About the Author
I started investing in Section 8 rentals out of necessity when I purchased my first multifamily property out of state. Due to travel restrictions and eviction moratoriums during the pandemic, I needed a strategy that ensured consistent rental income without relying on market-rate tenants. Section 8, a government-backed program that subsidizes rent for low-income tenants, became my best option. My primary focus was ensuring that my units could generate reliable cash flow while minimizing risks. I had to prove to the bank that my investment strategy was viable, which meant securing guaranteed rent payments.
