New Laws- Forced to take Section 8 applicants and concerns? (rental, tenant)

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Prospect wants to apply for your unit. They have given their current landlord (Section 8 or without) notice to vacate.

Generally the voucher is issued to the primary member in person to pick up along with one housing packet, if they are looking.

My concern is negotiating the Rental Commencement!!!!!!!!!!! If you have to complete and submit this packet with participant and landlord signatures, and present the form of Lease or Rental Agreement prior to the inspection process, that could cause you to not be getting rent.

Generally with a Non-Section 8 prospect, you have traditionally had a standard hold period upon receipt of the deposit (deposit being required to remove it from the market) of lets say 10 days (15 days to go without rent/hold it for the party that tendered the deposit splits the loss to them and you the landlord, getting a new resident). Also upon approval of an application, generally a candidate has to be willing and able to tender the deposit, lets say in 24 hours.

The Section 8 people are trying to be quick to inspect, Certify the unit, and the Contract Lease or Rental Agreement is part of that. Sometimes a special inspection, and even a quality control check inspection could occur. This is where the problems lie, in that is a Landlord/Ownership supposed to lose potential rent while this process runs it's course?, when you can have someone else without the red tape, and a policy of 10 day hold with deposit, ready willing and able to start paying the rent?

Especially if the prospect is waiting for the end of their 30 day notice, do landlords/owners have to lose rent, just because a Section 8 voucher person comes in the door or can it be equally expected for Section 8 to get their end of it done in the same reasonable time frame that it takes to not have the Government as a third party entity?, can the Government complete it's end in a landlords normal routine capability to obtain a tenant with all other non-Section 8 applicants, wait time? Naturally any involvement by the Government, is going to lengthen the time to get revenue started, with an active new tenancy.

PS the waiting on the rent, that is guaranteed to be coming is not the issue here, it is when can a landlord/ownership expect the guarantee of rent obligation to commence? If I have a unit ready and available to move in today, What is legally reasonable for the Government to mandate, for all of the steps of this process to occur? Can they tell us that, "we will have it all complete for November 1st, 2019, when you are on day 9, of this current month of October? Therefore no rent till the final signature, that might take how long? 1 week? 10 days? 1/2 a month?, 3 weeks?, a month?

Most landlords naturally have to process the application in a timely manner, and render a decision in the order received, prior to moving onto the next one to process. Someone in line can put down a holding deposit, and that can get complicated, if you are still processing prior candidates, who applied first. It is possible, especially in this competition market to get an application in the morning, process it, obtain a deposit, do a contract signing with rents paid, and hand them the keys same day. The Government policies have led to the Competition that has developed and exists (more people, more competition for whats available, but that is for the Political side of the discussion, not here in my thread!).

The Agencies like to go to every reason, that the Landlords and Ownerships have been turning away the program for everything but their own red tape and slow process. Do Landlords/Owners have to suffer potential loss income, revenue, while they wait for the entire process and a final sign off on the initiation of the program.

I think in some jurisdictions, they are still mailing results, and the self certification form has to even be returned, describing the unit features and amenities.

The process is the biggest killer, losing income for the Government Bureaucracy.

Even just determining a Commencement date is near impossible, and naturally the Government thinks Businesses or investment properties, should just wait around not knowing how slow the Government is going to be.

Hey after they passed this Law, they then decided to have the most important conversation, as to how not to upset landlords with their Government Red tape. They are looking to streamline they claim, down to 3 days their process, but that 3 days neglects much of the overall Bureaucracy that is added to the process with awaiting inspection results, completing forms, waiting for the forms to be reviewed and approved, and then you have Vouchers expiring mid-process, or the participants lands on your unit at the very end of their 120 day voucher period. Many of these Offices are closed certain days of the week, or you can't even get to a Rep to discuss things. Most of their staff from a Landlords perspective are poorly trained, necessitating a Supervsior's involvement when it is harder than routine, plus they are backlogged, don't have the budget for more staff, etc. etc.

The important part for a Landlord is how long from the receipt of the application received, till you can even get a Commencement date to get rent coming in?



Discussion?