Double Header!: Section 8 Updates and the Nuances of Screening Section 8 Applicants

Double Header!: Section 8 Updates and the Nuances of Screening Section 8 Applicants

Stay Up to Date on Your Section 8 Compliance and Avoid Headaches

• Date / Time: Tuesday, May 19, 2026, from 11:00 a.m. – 12:00 p.m. (Noon)
• Cost: FREE to all AAGLA members
• How to Attend: Logged in Users Can Register Using the “Register Now” Button.

Section 8 Updates

Recent 2025–2026 Section 8 updates focus on stricter income and asset verification and also revised rental market rent calculations. Key changes include 2026’s expiration of Emergency Housing Vouchers (EHV) due to funding depletion and potential proposals for significant budget cuts. Current proposed federal policy changes include potential funding reductions to the Section 8 program.

Many rental housing providers who have participated in the U.S. Department of Housing and Urban Development’s (HUD) Housing Choice Voucher (e.g., Section 8) program have vowed never to do it again. Complaints range from tenant challenges, lagging or lacking rent payments, difficulty contacting case workers or slow or no response from housing authorities, to delays obtaining approvals for rent increases, and the red tape involved in the application process, and then there’s the inspection process! If you are currently involved in the Section 8 program or have been thinking about it, our expert, April Adams, will not only keep you in compliance but will also show you how to avoid the pitfalls often encountered by housing providers.

Some of the many issues addressed during April’s section of this webinar may include the following::

• A complete update for 2026 – what you need to know
• Best practices for dealing with damage and repairs. Documentation is key – the importance of photographs, source documents, and more.
• Resolving owner / Section 8 resident disputes and issues. Getting out of Section 8 – the exit process.
• Effective communication, clear documentation, and understanding your rights and responsibilities as a housing provider, and the rights and responsibilities of housing authority personnel.
• Getting rent increases approved in a timely and hassle-free manner. Understand the “Owner’s Portal” processes, timing, and use the owner’s portal to your advantage.

The Nuances of Screening Section 8 Applicants

Screening Section 8 applicants requires treating them similarly to non-Section 8 applicants to avoid fair housing violations, but with key differences: income requirements apply only to the tenant's portion of rent, and in California, credit history cannot be the sole basis for denial without allowing alternative proof of ability to pay. For Section 8 applicants, you must only calculate income requirements based on the portion of rent the tenant is responsible for, not the total contract rent. For example, if the tenant's portion is, and you require income, they need to show it in monthly income, not the full rent.

Under California’s Senate Bill 267, housing providers cannot deny Section 8 applicants based solely on credit history and must offer them the opportunity to provide alternative proof of ability to pay, such as bank statements, pay stubs, or history of timely utility payments. Section 8 vouchers are considered a "lawful source of income," making it illegal to refuse to accept a tenant simply because they hold a voucher. Additionally, housing providers must apply the same screening criteria (criminal history, eviction history, rental references, security deposit amount, etc.) to all applicants.

WARNING: THE INFORMATION PROVIDED DURING THIS WEBINAR IS FOR GENERAL INFORMATION PURPOSES ONLY. ABSOLUTELY NO LEGAL OR TAX ADVICE IS BEING GIVEN DURING THIS WEBINAR. BEAR IN MIND THAT EVERY SITUATION IS UNIQUE, AND THE LAWS, RULES AND REGULATIONS ARE SUBJECT TO CHANGE AT ANY TIME. SO, BEFORE ACTING, BE SURE TO OBTAIN TAX AND/OR LEGAL ADVICE FROM YOUR LICENSED PROFESSIONAL.

Seminar Leaders:

April Adams, RentWise L.A., and Alexandra Alvarado, Tenant Alert

April Adams is a former Section 8 supervisor with over twenty years of dedicated experience with the Housing Authority of the City of Los Angeles (HACLA). Her expertise lies in the intricate processes of Section 8 lease-ups, including the meticulous handling of Request For Tenancy Approvals (RFTAs), inspections, rent offers and HAP payments. April's unique perspective as both a landlord and a Certified Property Manager (CPM) candidate allows her to understand the critical importance of the Section 8 program to landlords' financial success.

Throughout her career, April has recognized the value of educating landlords about the Section 8 program. Her commitment to facilitating a smoother Section 8 experience for landlords led her to establish an RFTA Service. This service is designed to offer landlords the peace of mind by knowing their RFTA’s are in the hands of an experienced professional and allowing them to relax or get back to business. April’s RFTA Service advocates for landlords’ best interests and ensures landlords receive timely and accurate information throughout their Section 8 leasing experience.

To learn more about how April’s RFTA Service can benefit your Section 8 leasing efforts, visit RentWiseLA.com or email her at Info@RentWiseLA.com.

Alexandra Alvarado, Senior Account Executive, Tenant Alert

Alexandra Alvarado has been a Senior Account Executive at TenantAlert since 2015. Her extensive sales and marketing background in the rental industry has made her a point person for rental industry professionals who want to learn how to select quality tenants and reduce their rental risk. She’s hosted and moderated over 150 webinars for thousands of landlords and property managers nationwide on topics such as screening compliance, Lease Guarantee, evictions, emotional support animals, and more. Alexandra has a BA and MBA in Marketing from Pepperdine University. For more information, contact Ms. Alvarado at alexandra@tenantalert.com or (866) 272-8400.

Moderator:

Daniel Yukelson, AAGLA Executive Director

Daniel Yukelson is the Executive Director of the Apartment Association of Greater Los Angeles (AAGLA). As Certified Public Accountant, Yukelson began his career at Ernst & Young, the global accounting firm, and had served in senior financial roles principally as Chief Financial Officer for various public, private and start-up companies. Prior to joining AAGLA, he served as the Chief Financial Officer for Oasis West Realty, the owner of the Beverly Hilton Hotel and Waldorf Astoria Beverly Hills where he was involved in the planning, construction and opening of the Waldorf Astoria. Prior to that, he was the Chief Financial Officer for 15-years of Premiere Radio Networks, the largest U.S. radio network. Yukelson also served as a Planning Commissioner for 6-years in the City of Beverly Hills.

Featured Sponsor:

RentWise L.A.

RentWise LA's mission is to be a bridge between landlords and Section 8, providing exceptional support and services to landlords seeking to lease their vacant units to Section 8 families, ensuring a seamless and efficient process for both parties. We offer comprehensive assistance, personalized guidance and efficient solutions. Our commitment is to take the hassle out of the Section 8 leasing process, ensuing fair and equitable housing opportunities while creating inclusive communities, promoting housing stability, and empowering landlords to make a meaningful impact in affordable housing initiatives. For assistance email Info@RentWiseLA.com.

Featured Sponsor:

TenantAlert (a/k/a, AAGLA Screening

For over 30 years, TenantAlert has been a trusted leader in tenant screening, helping landlords and property managers fill millions of rental units with qualified tenants. All the details you need to make smart rental decisions can only be found in our background checks including credit reports, criminal records, eviction history, tax liens, civil lawsuits, and more. As an AAGLA member you’ll get special pricing at AAGLAscreening.org, starting at just $9.00 per credit report. Every report also includes the option to purchase Lease Guarantee, protecting you from lost rent or damages up to $10,000.
Whether you need assistance understanding a report or have a tech issue, our friendly live customer service team is here to help! For more information, go to https://www.aaglascreening.org/.