Section 8 Investor Resources

Information You Need

At Complete Property Management, we are dedicated to providing high-quality, reliable Section 8 property management services to landlords in Birmingham. Contact us by calling (205) 610-9230 today to learn more about our Section 8 services and how we can help you achieve success with your rental properties. Below are some commonly asked questions

What documents are required to register my property as a Section 8 property?

• Current photo identification (i.e., drivers license, state issued photo ID, employee ID, Military ID, student ID. “Current” means whichever form of ID being used cannot be expired.)
• Social Security Card or Tax ID/EIN Number
• Proof of home address (This cannot be the same address as the unit you are trying to register.)
• Recorded copy of the Warranty Deed or Quit Claim Deed (The property cannot be placed on the program if the deed is not recorded and in the person’s name who is trying to register the property.)
• Third party management agreement/agent agreement: If the property owner is using the services of a property management company or agent, the agreement must be executed and specify the terms of the agreement and to what extent the owner gives the agent authorization to act on his/her behalf.
• Mortgage in Good Standing Form (attached) or copy of the most recent mortgage statement (payments must be current).
• IRS Form W-9. If the property is owned by two or more individuals or in a joint account, only the person whose TIN is shown in part 1 should sign. Please note HABD recognizes legal ownership by the deed, not the mortgage.
• Partnership Agreement: If you have a partnership (joint ownership), ownership is determined by the deed, not the mortgage. Therefore, if partnership or marriage, a written agreement authorizing one to act on the other’s behalf and to what extent or jointly is required.

Below are some commonly asked questions to help you better understand the Section 8 process:

• How soon can I expect a tenant to be selected for my S8 property?

  It can take anywhere from 1-12 weeks, on average we see somewhere around 3-4 weeks.

• What role do I play as owner in the tenant selection process?

  We use a thorough screening and selection process which includes eviction, criminal, credit and previous rental history. We select the best tenant that we feel is best for your property and present them to you for approval, providing details about the selected tenant.

• When does the section 8 inspection occur once a tenant is selected?

  Depending on the housing authority that your tenant's voucher is with, it can take anywhere from 2-6 weeks to be called for inspection.

• What is the timeline of events after my home is inspected?

  If your property passes on the first inspection, then we move forward with the leasing process. If your property does not pass initial inspection, a repair sheet is provided from the inspector, this is then given to the selected contractor to complete all items required from the repair list, to bring the property in compliance with HUD standards. Once all items are complete, CPM will call the inspector to come reinspect and pass the house.

• When does the lease begin after a passed inspection?

  Depending on your tenant's housing authority, this can take 1-6 weeks. Once a lease is signed, tenant may move in immediately.

• How soon will I receive my first rent payment?

  Depending on your tenant's housing authority, and the start date of their lease, you may begin receiving payments from Section 8 once the tenant's HAP contract is received. These payments will back date to the start of your tenant's lease dates.

• When will I receive my tenant's HAP contract?

  Depending on your tenant's housing authority, it can take 1-2 months.

• When is rent paid?

  Owner draws are sent via ACH transfer on the 10th and the 20th of each month, depending on the amount of rent received from your tenant at those times

• What happens if the tenant doesn’t pay their portion of the rent?

  We charge a $50 late charge, which is split between CPM and owner, if the tenant pays after the 10th of the month. If the tenant goes beyond 60 days late with their rent payment, we will notify you and discuss options to consider.

• How often does Section 8 do inspections and what are they look for?

  After the initial move in inspection, there is an annual recertification inspection completed 30-60 days before their annual renewal date. A tenant may also call for a special inspection throughout the year if they feel as though their repair requests are not being met.

• How are maintenance requests handled?

  The tenant may submit a request through their tenant portal. Once received, the owner is notified via email about the request and our maintenance team is dispatched to assess the repair, unless other arrangements are made with the owner. If the repair is over $300-$400, and is a necessary repair, we will complete the repair on site and invoice you through your owner portal. If the repair is more involved, we will contact you and work through a solution.

• How do I pay an invoice?

  When an invoice is received, you will receive an owner contribution request through your owner portal. We require payment to be made within 30 days, unless other arrangements have been made. Future rent payment may be applied to the invoice, only if it covers the invoice in full within 30 days.

• What appliances are required to be provided to my tenant's home?

  We recommend a refrigerator and range to attract tenants, and to receive maximum value from Section 8 for your property

• How are utilities handled?

  The owner is required to have all utilities turned on at the home until after the inspection is passed and the tenant is scheduled to move in. You may turn them on yourself, or CPM can turn them on for you and bill you monthly. A $65 service charge is applied for CPM to handle the utilities for your property. If your property requires Tarrant Electric services, a $100 fee is charged, as they require a $400 deposit at time of set up.

• How do you handle renewals?

  If your tenant chooses to renew their lease, CPM will have them sign an updated lease agreement, the tenant will complete their annual recertification through Section 8, and their annual inspection will take place

• How much rent increase can I expect at renewal time?

  A rental increase may be requested between 60-90 days before the tenant's annual recertification and renewal date. CPM will submit this request accordingly. If approved, you may begin receiving the new rent amount at the beginning of the tenant renewal date. Section 8 authorities can be very delayed at times with processing the increases.

• What happens to a tenant’s security deposit?

  CPM holds all security deposits in a trust account until the tenant vacates the home. Depending on condition of home and any balance due- the security deposit is applied and any remainder is submitted to the owner

• What is rent abatement?

  If your property becomes deficient after any annual or special inspection and required repairs are not completed by their due date, the housing authority will cease sending payments and may require payments to be deducted going back to the final fail date.

• What are pitfalls with Section 8 housing?

  The tenant placement process is slow. Much slower than a non section 8 tenant. There are sometimes delays throughout each step of the process that can cause a delay in receiving initial payments. A typical start to finish timeline is approximately 3-4 months.

• What are the different Housing Authorities in Birmingham?

  There are 3 different housing authorities that service the entire greater Birmingham area. Birmingham Housing Authority, Bessemer Housing Authority and Jefferson County Housing Authority.