Leasing contract to section 8 tenant

[Lynn Wong]

Hello everyone, 

I just accepted rent from section 8 and we will have inspection next week. I am preparing the lease using BP California Lease. It’s 12 pages long. I think it includes everything I could think of. 
Here are my questions:

1. Should the rent amount be the whole rent amount contract with housing, including housing part and tenant part?

2. Anything different on the lease for section 8 tenant that I need to put in the lease, especially in CA with so many rules.

3. How many dates should I allow guests in the house before it needs to be reported to section 8. I heard Section 8 does not allow extra non-benefit member living in the house. 

Thank you very much!

Lynn

[Noah Laker]

What's up Lynn! I'm a broker, investor, and PM here in Sacramento and I've managed a LOT of section 8 tenants. All I can say is, good luck!

1) Yes, include the FULL rent amount. Otherwise, what if they have a substantial increase in income and lose the voucher? You'd be stuck in a rent control state with a fraction of market rent. (BUT when qualifying the tenant's income, they only need to qualify for their portion). 

2) Consult an attorneyyyyyyyyy :)

3) Standard I've always used is no more than 7 days per month and max of 14 days per year, otherwise they would be considered an Occupant and need to complete a background check and add to the lease.