Archives

Terminal Section

Section “8” Housing or HUD Subsidized housing - Is It For You?

Section “8†Housing or HUD Subsidized housing - Is It For You?

If you are a landlord, you may have some interest in this topic. First some information about me, the author. I am an Oregon landlord so my perspective and interpretation is Oregon based. I have been renting various properties for 25 years. My experiences have been in multiple metro counties. I am not attempting to guide your choices simply offering some of my thoughts and feelings. First off, I believe section “8†has been good for my business and many others, but I have had some bad times too. Let us start at the beginning, you advertise your vacant rental and a prospective tenant contacts you asking, “Do you take section 8â€, or they say do you accept housing vouchers? Of course, you have no idea what they are up to and say “noâ€, wait just a second, not so fast. The tenant is offering you a one-year lease. If you have a vacancy problem one year is good. They are also offering what may be above average rent that is good too. Most if not all of the rent and checks will come from the government. That’s good too. Have you ever had a tenant tell you they can’t pay the rent because they lost their job, family split up, got robbed, car problems, health issues, got arrested, etc. The list of excuses is endless and absolutely none is the landlord’s problem unless you don’t get paid rent.

Therefore, let us say when the phone caller asks and you answer “yesâ€, I will consider section 8. Follow with; why don’t you tell me about your situation? Where do you live now? Why are you moving? You should listen carefully and ask leading questions, this is probably when you will decide if this tenant is for you. Tenants receive housing assistance for various reasons, some are elderly with low income, some are disabled, and some will be single parents with 1, 2, 3, or more children. Many are second generation, where the mother herself grew up in a family receiving assistance. Tenants tell me they are getting pregnant so they will continue to qualify for the program. Obviously such a give away program is bloated, has a waiting list and deserves scrutiny. But we are not getting into that argument right now. In Oregon the next step is to get the required paperwork from the tenant, they will have a case worker but you will most likely have a hard time speaking in person to the case worker, and even when you do they will not be forthcoming about the tenant. They will talk about the section 8 program rules and likely confuse you with non-answers that leave you with more questions. My advice here is to forge ahead knowing that the rent will be dependable. After completing reams of paperwork, a housing inspector will contact you setting an appointment to inspect the house. This is very very important, you must prior to the inspection correct all safety and housing issues with your property. The inspector and maybe the caseworker will make available to you a checklist of what they look for and inspect. Some items they will checking are window latches, door locks, smoke detectors, hand railings, broken glass, weather stripping, peeling paint, heating, cooking. This list can be quite extensive and will vary by property. My experience is that all the requirements are justified and that as a fair and quality landlord, you will already have addressed every single issue. That being said, most of my inspections fail for little things I have missed. My last inspection had two failures, #1 the furnace door sheet metal was a little bent and kept falling off (very simple fast fix) #2 the bathroom window latch could be jiggled open (fixed with a thumbscrew clamp on frame $2.00) I remember once failing because the basement stairway railing had too big of gaps between posts (must be under 6â€) and required buying and installing 2x2’s in gaps. In many cases your rent will be started as of the day of your passing inspection, this is why it is so very important to fix things first. Waiting a week for re-inspection may mean losing a weeks rent. All landlords know that getting their daily rent is the bottom line.

So you have your tenant, you passed inspection. The tenant has paid you the security deposit.

Did you get a Security deposit? Not always, years ago in our county the tenant did not pay a deposit, instead housing agreed to pay up to two months rent towards any damage the tenant was responsible for. In some cases two months rent is more than a deposit. That’s the good side; the bad side is that housing holds all the money and we already know that they are not responsive and definitely lean towards protecting the tenants. I once made a claim for damages and was turned down because of a bookkeeping error on their part. My only recourse was to sue the county and absorb my attorney fees for a huge net loss. In my opinion, getting a deposit from the tenant is a good thing, but you have no choice and will have too follow the rules for where you are a landlord. Even though this is federal HUD, money each county runs their own show with their own little differences. Your rent will be retroactive to the day you passed inspection unless the tenant is still receiving assistance at their current address, in which case your rent will begin the day after the previous landlord rent ceases. In no case will section 8 pay double rents. You can make the new tenant pay rent for this empty time but housing will not be involved. You will need to negotiate with the tenant at the very beginning how much they will pay for the time you are sitting with an empty rental unit. Several times I have been able to lose only two weeks rent by insisting the tenant pay the difference until housing comes on line. Many organizations have one time “emergency money†available to low income tenants just for this situation. You need to know that you can not “NO†make a side deal with tenant where they pay you additional rent each month, you must only receive what housing has determined is fair rent as per their inspection.

Don’t even think you can charge the tenant some side deal like $100 month for the garden, and believe me many tenants will offer a little extra on the side to entice you to rent to them. These same tenants will rat you out in a heartbeat, and I don’t even want to know the fines and jail time for defrauding the federal government.

OK, your tenant has moved in, and you still have not received any rent. Hopefully you did get $500 security deposit. I make part of the deposit nonrefundable even (non housing) because I know I will incur costs every time when the tenant moves out, and most don’t question your policy when they are trying to impress you to let them move in. The case worker and all involved move exceeding slow, it is quite possible you wont get any rent until the second month, when you will get a big check retroactive to the beginning. In the coming months checks will arrive like clockwork and if the first falls on a weekend they may send them early. Your tenant on the other hand will also be making a small rent payment to you. The tenant portion of the rent is determined by their need and their income (if any). Most of my section 8 tenants have paid $100 to $200 on a $1,250 rental. If the tenant does not pay you, you may declare them in default and evict them; however, you will lose the housing portion too. I have never done this (do the math) you still need to do your due diligence like you would for any potential tenant or you will suffer the consequences.

County housing administrators reserve the right to re-inspect any time they feel like it. I once had a house inspected four times in six weeks because they lost track of what they were doing. Just put up with it knowing your hard-earned tax dollars are going to a good cause (subsidizing your tenants). After the first year, you have the option of renewing another one-year lease or going month to month. Once a year when you renew the lease you will be able to ask for a rent increase of about 5% and of course there will be another inspection to make sure the house is still in ok shape. Unlike when you first start out, you can make repairs before the inspection but you don’t need to, if your property fails they will give you thirty days to make corrections before canceling rent.

Being a landlord has its difficulties, some people are not able to cope with the business.

Renting to section 8 tenants may not be for everyone either. I have tried to outline just a little of what to expect. I would not, nor should you rate section 8 tenants above or below others, I have certainly experienced the best and worst of each and after 25 years still cannot spot one or the other on the street, in a grocery store, or in my child’s classroom. John 2010 www.triptalkusa.com

TripTalkUSA.com

OregonVacationCabins.com

Find Terminal Section On eBay Below:

LIONEL 6 12016 FASTRACK 10 Straight TERMINAL SECTION with Wires NIB
LIONEL 6 12016 FASTRACK 10 Straight TERMINAL SECTION with Wires NIB
$7.45
Lionel Terminal Track Sections 6 12059
Lionel Terminal Track Sections 6 12059
$12.00
Lionel 6 12016 O Scale 10 Straight Terminal FasTrack Track Section w Wires
Lionel 6 12016 O Scale 10 Straight Terminal FasTrack Track Section w Wires
$9.04
LIONEL TRAIN ACCESSORIES TERMINAL SECTION FAST TRACK
LIONEL TRAIN ACCESSORIES TERMINAL SECTION FAST TRACK
$9.00
Lionel O FASTRACK Terminal Section 6 12016 Train NEW
Lionel O FASTRACK Terminal Section 6 12016 Train NEW
$8.99
LIONEL FASTRACK 10 TERMINAL LIONCHIEF REMOTE CONTROL SYSTEM o gauge 6 37110 NEW
LIONEL FASTRACK 10 TERMINAL LIONCHIEF REMOTE CONTROL SYSTEM o gauge 6 37110 NEW
$4.84
LIONEL FASTRACK TERMINAL LIONCHIEF REMOTE CONTROL SYS 10 STR o gauge 6 37110 T
LIONEL FASTRACK TERMINAL LIONCHIEF REMOTE CONTROL SYS 10 STR o gauge 6 37110 T
$4.84
Lionel Trains 6 12016 Terminal Section FasTrack
Lionel Trains 6 12016 Terminal Section FasTrack
$8.09
6 12016 Lionel O FasTrack Terminal Section NIB
6 12016 Lionel O FasTrack Terminal Section NIB
$7.20
Lionel Fastrack 6 12016 Terminal Section CIB See Wires
Lionel Fastrack 6 12016 Terminal Section CIB See Wires
$6.00
LIONEL FASTRACK LOT fasttrack fast track STRAIGHT TERMINAL SECTION 6 12016 NEW
LIONEL FASTRACK LOT fasttrack fast track STRAIGHT TERMINAL SECTION 6 12016 NEW
$7.94
Gar Graves Phantom Tinplate  118 Remote Operating Car Track  Terminal Section
Gar Graves Phantom Tinplate 118 Remote Operating Car Track Terminal Section
$49.99
Lionel FastTrack 6 12016 Terminal Track Section
Lionel FastTrack 6 12016 Terminal Track Section
$11.00
Lionel FasTrack 50 x 90 Oval w Terminal Section
Lionel FasTrack 50 x 90 Oval w Terminal Section
$109.99
LIONEL AMERICAN FLYER 2 RAIL S GUAGE FASTRACK 10 TERMINAL STRAIGHT SECTION
LIONEL AMERICAN FLYER 2 RAIL S GUAGE FASTRACK 10 TERMINAL STRAIGHT SECTION
$8.29
ATLAS O 3 rail Circle ready to use 12 sections 036 curve  terminal straights
ATLAS O 3 rail Circle ready to use 12 sections 036 curve terminal straights
$35.00
LIONEL FASTRACK PLUG N PLAY 3 POSITION TERMINAL STRAIGHT track o gauge 6 81314
LIONEL FASTRACK PLUG N PLAY 3 POSITION TERMINAL STRAIGHT track o gauge 6 81314
$34.84
LIONEL FASTRACK PLUG N PLAY SINGLE TERMINAL STRAIGHT track o gauge 6 81313 T NEW
LIONEL FASTRACK PLUG N PLAY SINGLE TERMINAL STRAIGHT track o gauge 6 81313 T NEW
$19.94
ATLAS N CODE 80 TERMINAL JOINERS nickel silver n train wire track power atl 2539
ATLAS N CODE 80 TERMINAL JOINERS nickel silver n train wire track power atl 2539
$3.84
Lionel New FasTrack Wall Pack Terminal Section
Lionel New FasTrack Wall Pack Terminal Section
$18.00
LIONEL O GAUGE FASTRACK 6 1216 TERMINAL TRACK SECTION NEW
LIONEL O GAUGE FASTRACK 6 1216 TERMINAL TRACK SECTION NEW
$9.99
Lionel FasTrack Terminal Section
Lionel FasTrack Terminal Section
$14.36
Lionel Fast Track Oval 50 X 90  Terminal Section NEW
Lionel Fast Track Oval 50 X 90 Terminal Section NEW
$109.99
NEW LIONEL FASTRACK 6 12016TERMINAL SECTIONTRACKIN ORIGINAL BOX
NEW LIONEL FASTRACK 6 12016TERMINAL SECTIONTRACKIN ORIGINAL BOX
$9.95
LIONEL FASTRACK CURVED POWER WIRE TERMINAL TRACK train o gauge 6 37103 031 TERM
LIONEL FASTRACK CURVED POWER WIRE TERMINAL TRACK train o gauge 6 37103 031 TERM
$8.84
Lionel 6 12016 Fastrack 10 Inch Terminal Section NEW MINT NIB
Lionel 6 12016 Fastrack 10 Inch Terminal Section NEW MINT NIB
$5.00
LIONEL FASTRACK train fasttrack fast track curve lockon wire 12015 TERMINAL 036
LIONEL FASTRACK train fasttrack fast track curve lockon wire 12015 TERMINAL 036
$6.44
LIONEL FASTRACK TRAIN CONNECTION SECTION fast track curve 12015 TERMINAL 036 NEW
LIONEL FASTRACK TRAIN CONNECTION SECTION fast track curve 12015 TERMINAL 036 NEW
$6.44
Lionel 6 12016 O Scale 10 Straight Terminal FasTrack Track Section w Wires
Lionel 6 12016 O Scale 10 Straight Terminal FasTrack Track Section w Wires
$8.99
LIONEL FASTRACK 048 CURVE SECTION W TERMINAL WIRE train fast track 6 12043 12053
LIONEL FASTRACK 048 CURVE SECTION W TERMINAL WIRE train fast track 6 12043 12053
$8.84
Lionel FASTRACK Terminal Section O Gauge 6 12016
Lionel FASTRACK Terminal Section O Gauge 6 12016
$9.38
fastrack terminal section
fastrack terminal section
$16.91
O Gauge Lionel FasTrack LionChief 10 Terminal Section
O Gauge Lionel FasTrack LionChief 10 Terminal Section
$7.99
Lionel New FasTrack Wall Pack Terminal Section
Lionel New FasTrack Wall Pack Terminal Section
$15.00
Lionel FasTrack Terminal Section
Lionel FasTrack Terminal Section
$14.03
Lionel 6 12016 FasTrack 10 Inch Terminal Section 24
Lionel 6 12016 FasTrack 10 Inch Terminal Section 24
$191.99
LIONEL FASTRACK TERMINAL SECTION 12016
LIONEL FASTRACK TERMINAL SECTION 12016
$9.95
LIONEL FASTRACK train fasttrack fast track transformer section TERMINAL 036
LIONEL FASTRACK train fasttrack fast track transformer section TERMINAL 036
$6.44
LIONEL FASTRACK TERMINAL train fasttrack CONNECTION SECTION 036 6 12015 NEW
LIONEL FASTRACK TERMINAL train fasttrack CONNECTION SECTION 036 6 12015 NEW
$6.44
LIONEL FASTRACK LOT STRAIGHT CONNECTION TRACK SECTION train fast 6 12016 NEW
LIONEL FASTRACK LOT STRAIGHT CONNECTION TRACK SECTION train fast 6 12016 NEW
$8.44


Recently Purchased Terminal Section:


lionel 612016 fastrack 10 inch terminal section new mint nib, new lionel fastrack 612016terminal sectiontrackin original box, atlas o 3 rail circle ready to use 12 sections 036 curve terminal straights , lionel fastrack terminal section, lionel american flyer 2rail sguage fastrack 10 terminal straight section, lionel train accessories terminal section fast track, lionel terminal track sections 612059, 612016 lionel o fastrack terminal section nib, lionel fastrack o scale 612026 terminal section new old stock 2003, lionel 612016 fastrack 10 straight terminal section with wiresnib, o lionel 637110 lionchief 10 fastrack terminal section new, lionel fastrack straight terminal section 10 612016, lionel lion chief fastrack terminal section with power pack, lionel 612016 fastrack 10 terminal section o scale mib, gargraves remote operating car track and terminal section item 118, lionel new fastrack wallpack curved terminal section, lionel fastrack terminal section kids holiday hobby play , lionel 49852 fastrack 10 straight six 6 sections 1 w terminal wires, lionel 637110 lionchief fastrack terminal track section, lionel 612016 fastrack 10 inch terminal section 24, fastrack terminal section, lionel 612016 o scale 10 straight terminal fastrack track section w wires, lionel o gauge fastrack 61216 terminal track section new, lionel fastrack 612016 terminal section cib see wires, lionel terminal track section fastrack 12016, 2 fastrack terminals lionchief lionel remote control system 10 o gauge 637110, lionel terminal section 612016, lionel 612016 train fastrack fast track terminal section straight with box, lionel o 612016 fastrack terminal section reg $899 our price $649, lionel fasttrack 612016 terminal track section, nib lionel trains 612016 terminal section 10 stright fastrack since 1900 , 612016 terminal section, lionel fastrack 048 curve section w terminal wire train fast track 612043 12053, lionel trains 612016 terminal section fastrack, lnl612016 lionel o scale fas track terminal section, lionel fastrack terminal section 12016, ogauge lionel fastrack lionchief 10 terminal section, gar graves phantom tinplate 118 remote operating car track amp; terminal section, lionel 612016 fastrack terminal section new ob, lionel new fastrack wallpack terminal section, 23 original lionel ny used ogauge curved track sections terminal , lionel fast track terminal section 612016 look fastrack, lionel fastrack 036 curve terminal power rc track lionchief 612015 rctp new, lionel fastrack 036 curve terminal remote control track lionchief 612015rct, lionel fastrack terminal section o gauge 612016, lionel 612016 terminal section, lionel 612016 terminal section, lionel o fastrack terminal section 12016, lionel o fastrack terminal section new in box, lionel fastrack oval 40 x 60 amp; terminal section free shipping free shipping, lionel fastrack plug n play single terminal straight track o gauge 681313 t new, lionel fastrack plug n play 3 position terminal straight track o gauge 681314, atlas n code 80 terminal joiners nickel silver n train wire track power atl 2539, lionel fastrack terminal lionchief remote control sys 10 str o gauge 637110 t, lionel fastrack 10 terminal lionchief remote control system o gauge 637110 new, lionel 612016 fastrack terminal section new, lionel fastrack oval 40 x 60 amp; terminal section new ships free, lionel fastrack 10 terminal section with wires 612016, lionel fast track o48 oval 50 x 90 amp; terminal section new, lionel fastrack o60 oval 60 x 90 w terminal section , lionel fastrack curved power wire terminal track train o gauge 637103 031 term, lionel fastrack curve train track connection fasttrack fast 612015terminal 036, lionel 40x90 fastrack track complete figure 8 set terminal section train new, lionel fastrack train connection section fast track curve 12015terminal 036 new, lionel fastrack train fasttrack fast track curve lockon wire 12015 terminal 036, lionel fast track w 8o36 curve 310 straight and 1terminal section 40x60 , lionel fast track oval 50 x 90 amp; terminal section new, lionel fastrack 50 x 90 oval wterminal section , lionel fastrack lot fasttrack fast track straight terminal section 612016 new, lionel o fastrack terminal section 612016 train new, lionel fastrack lot straight connection track section train fast 612016 new, lionel fastrack terminal train fasttrack connection section 036 612015 new, lionel fastrack train fasttrack fast track transformer section terminal 036



Comments are closed.