Section 8 2026: The Process

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If you’re a rental property owner or new real estate investor, you’ve probably asked yourself:

“Should I rent to Section 8 tenants?”

In 2026, that question is more complicated than it used to be. The program itself hasn’t completely changed — but inspections and rent trends have. Many landlords are either avoiding voucher tenants completely or jumping into the program without understanding the process.

I’ve been renting to Section 8 tenants in Detroit since 2008. My very first tenant had a housing voucher, and she is still one of the best tenants I’ve ever had. Today, most of my portfolio has voucher tenants, and I also help investors buy, sell, and renovate Detroit rental properties so they can become rent-ready and pass inspections.

If you’d like to renovate a houes together, please set up a time on Calendly to speak with me: https://calendly.com/section8rentalmastery/investing

If you are considering accepting a voucher tenant, here is how the process really works in 2026.

First Question: Do You Even Want a Section 8 Tenant?

The answer depends on your market.

In some neighborhoods, voucher rents are below market rent. In others, they are equal to or higher than cash tenants. Where I live, cash tenants often pay about $100 more per month — but that varies widely.

Before deciding, call a local property manager or experienced landlord and ask:

  • What are voucher rents for a 3-bedroom?

  • Are they increasing or decreasing?

  • Are housing commissions reducing rents during recertifications?

You cannot make a good decision without knowing your local numbers.

Step 1: Prepare the Property (Most Landlords Fail Here)

You cannot treat a Section 8 rental like a casual rental anymore. Inspections are stricter in 2026, and failing inspection delays your first rent payment.

The #1 failure point is smoke and carbon monoxide detectors.

You must install:

• 10-year sealed smoke detectors in every bedroom
• 10-year sealed smoke/CO detectors in hallways
• A 10-year sealed smoke/CO detector on every level of the home (for bungalows that means the hallway)
• Basement included
• Bungalow upper floors included

Expect to spend about $60 per unit. If they are installed incorrectly, the property will not pass inspection. They must be SEALED. They cannot be wired in.

This is not optional — and inspectors now enforce it.

Step 2: Advertising the Property

When listing your rental, you may advertise:

“Section 8 welcome”
or
“Housing vouchers accepted.”

Step 3: Screening a Voucher Tenant

Screening is still essential. A voucher does not replace landlord screening.

Before showing the property, ask:

• Do you have your move packet?
• What is your current rent?
• How much do you personally pay?
• What rent amount were you approved for?

No move packet = do not show the house.

The move packet proves the tenant is eligible to move now. Without it, you may wait months.

One important note: tenants often do not understand the rent amount they qualify for. The rules are complicated and caseworkers explain them differently. Do not rely only on what the tenant tells you.

Step 4: Contact the Caseworker Before Accepting the Tenant

After the tenant gives you their paperwork, email the housing caseworker before completing the full application. This can save you from charging an unnecessary application fee and wasting weeks.

Below is the sample email I use:

Sample Email to Housing Commission




Hello,

I know you can't tell me exactly without running the whole RFTA move packet. Can you tell me if I'm at least close with this rental amount for Ms. Stewart? I hate to charge an application fee if I’m not even somewhat close.

15880 Tacoma, Detroit, MI 48205
$1,700/month
4 bedrooms/1 bath
1200 square feet
Tenant supplies refrigerator and stove
Gas hookups
Tenant pays water, gas, electric
Owner pays trash removal
Two car garage
Fenced yard

Beautiful newly renovated spacious 4 bedroom brick home in a desirable neighborhood. New windows, roof, furnace. Updated electric and plumbing.

Can you please let me know if I should continue with her application?

Sometimes they respond. Sometimes they don’t.
But when they do, it can prevent a costly mistake.

Step 5: Submitting the Paperwork

Each housing commission is different, but typically you will need:

• Deed
• Current tax bill
• Sometimes a $0 water bill (Detroit Housing Commission)
• LLC articles of organization
• EIN
• W-9
• Direct deposit information

Plymouth housing commission page from move packet

Step 5: Inspection

After submission, you wait for inspection scheduling. This can take one to four weeks depending on the housing authority.

The tenant cannot move in until the property passes inspection.

The first inspection often fails for minor items. Inspectors will identify repairs and return for reinspection. Schedule the reinspection immediately to avoid losing another month of rent.

Once the property passes and the tenant moves in, you must notify the housing commission of the move-in date so payments begin.

After Move-In: Annual Inspections

Expect periodic inspections every 1–2 years.

The most common failure? Missing smoke detectors.
Tenants remove them when batteries beep.

Even if the tenant caused it, you must correct the safety issue to remain compliant.

If Problems Occur

The caseworker is not your judge.

Lease violations, nonpayment, and evictions must still go through court. However, you should send copies of notices to the housing authority. They maintain a file and repeated violations can eventually affect the tenant’s eligibility.

Final Thoughts: Is Section 8 Worth It?

Section 8 is not easier.
It is more procedural.

The paperwork is heavier.
The inspections are stricter.
But the payments are reliable.

For many landlords, voucher tenants become long-term tenants. For others, cash tenants may make more financial sense. The correct answer depends on your market, your property condition, and how professionally you manage your rentals.

If you are interested in buying, selling, or renovating a Detroit rental property to become rent-ready, I regularly work with investors doing exactly that and would be happy to help. Contact me: Monique@greatdaypm.com