Section 8: Why RFTA / RTA Processing Timelines Matter?

You can help document how RFTA/RTA processing timelines affect vacancy loss, cash flow, and day-to-day property operations by completing a short survey.                                                                                   

By April Adams, RentWise

Owners who participate in the Housing Choice Voucher (HCV) Programs understand that compliance is not optional—it is required. What owners may not realize is that although housing authorities report extensively to U.S. Department of Housing and Urban Development (HUD) on program administration and compliance outcomes, they are not required to report how long it takes to process inquiries and requests from owners when it comes to processing a Request for Tenancy Approval (RFTA or RTA).

Over the past several years, owners have consistently raised concerns about delayed RFTAs / RTAs and RTA processing times—yet without data directly from owners, these delays remain largely invisible at the federal oversight level. HUD evaluates housing authorities on performance metrics, but RFTA/RTA contracting timelines are not one of them. Without clearly categorical data identifying where delays occur during the RFTA / RTA contracting process, it becomes impossible to demonstrate whether issues stem from inspection scheduling, move-in authorization, or payment processing. This is where your participation in this survey becomes essential.

How RFTA / RTA Timelines Directly Impact Your Business

Delays in the RFTA / RTA process are not just administrative inconveniences—they are serious operational risks that affect your bottom line. Specifically:

• RFTA/RTA Submission to Inspection: Extended delays during this phase mean units remain vacant longer than projected. Vacancy loss compounds quickly, especially when owners are carrying mortgage payments, taxes, insurance, and utilities with no rental income.
• Inspection to Tenant Move-In: Even after a unit passes inspection, delays in issuing authorization for tenant move-in can cause tenants to lose interest, housing placements to fall apart, or owners to restart the leasing process entirely—adding weeks or months of additional vacancy.
• Tenant Move-In to the Initial Housing Assistance Payment (HAP): When initial HAP payments are delayed, owners are effectively financing the program out-of-pocket. Late initial HAP payments disrupt cash flow, affect debt service coverage, and complicate payroll and vendor obligations.

This survey collects data directly from landlords to document your experiences with RFTA / RTA processing timelines. If you do not define the problem with data, it will continue to be ignored.

I encourage you to complete this brief survey and share your experience.

Take the survey here: RFTA Survey

The opinions expressed in this article are those of the author and are based upon her experiences, including when previously working for the Housing Authority of the City of Los Angeles (HACLA). The information therein does not constitute legal advice. If you have questions about the Section 8 Request for Tenancy Approval (RFTA) process, go to www.RentWiseLA.com to schedule a free 15-minute consultation. The author, April Adams, is a former Section 8 leasing supervisor with the HACLA, where she dealt with the intricate processes of Section 8 lease-ups, including compliance, processing RFTA’s, initial inspections, rent offers, and HAP payments. 

Important Disclaimer: The information and materials provided during this presentation is for general information purposes only. Absolutely no legal or tax advice is being given during this presentation. Keep 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.