Experience with BRHP - Baltimore Voucher Program?

Question

I just got an application from a BRHP voucher holder.  They receive funds from and follow many of the protocols as Section 8; however, it appears they don't pay as much as Section 8 in some neighborhoods (their designated non-opportunity zones).  But I'm wondering how they are to deal with and any other insights about them.  If you have any, please let me know.  Thanks.

Ken Chud · Answer

Regarding protected class. If one voucher program does not approve prevailing rent amount, I strongly believe that it is OK to state that the Landlord is not working that particular program because of that.  BRHP has their Opportunity Search tool where you can gauge how much rent they will pay for your property.  From my experience, they have matched rent for a 4br property in a non-oppty area in the County (West Side) to amount of vouchers I was seeing from the County Housing Choice Voucher Holders. I chose BRHP because do not like annual inspections and being bogged down with additional maintenance.

Ken Chud · Answer

8 years of experience with BRHP here. After Pandemic, they had experienced staffing issues and fired all of their Inspection Dept. All Inspections are now outsourced to a third-party company.

Positive: 1) easier to get ahold of and speak to someone than, for example, Baltimore County Office of Housing; 2) will pay slightly above market for properties in the Opportunity area; 3) do not require annual inspections, unlike Baltimore County Office of Housing. First inspection for new voucher holders is after 6 months, and it is every other year thereafter; 4) generally, good amount of applicants, and relatively easy to rent out (really depends on the property and location)

Negative: 1) tenant quality is the No Uno pet peeve. Because of that you may get harder time getting their Tenant Portion on time, getting your water bill reimbursed, you may get more damage done to the house. There are a lot of brand new voucher holders without prior rental experience, that are unemployed and do not know how to care for a house, and also have disregard for things they get completely free of charge, 2) quicker turnover - sometimes after 2 years in the Opportunity area, some of them want to move to another area closer to family, 3) Landlord wont get paid HAP for 2 months after move-in; 4) staffing changes and outsourced inspection are causing staff to make mistakes when processing RTAs and recently suffered new move-in approval delays.

Tim Jacob · Answer

Same deal as section 8.  Can get a hold of them about as easily for inspections and will give a second shot before they cut off the money for failure to get the inspection right.  Always paid on time

Ruth Lyons · Answer

@Daniel Alfandre I had a tenant with a BHRP voucher a few years ago. The rent was always paid on time by the County, and I was able to charge a little higher than market value for the rent. The tenant, on the other hand, was a nightmare. She sublet to two men who smoked pot, irritated the building residents, put major stains in the carpet and broke the sink faucet. She denied all of this, of course. I am not generalizing, by any means, about the tenants in the program. I’m just saying that you have to do your tenant screening carefully, of all tenants. Do not assume that the voucher programs does any sort of screening for you.

Joe Norman · Answer

I don't have any first hand experience with BRHP, however keep in mind that Source of Income is now a protected class in Maryland so you aren't supposed to use their voucher status, or what program they are getting their voucher from, in your screening process or as a reason for denial.

Daniel Alfandre · Answer

@Thomas Clute The BRHP tenant I have is very good.  She's got a steady job and always pays on time.  Never missed a month in rent in three years and BRHP deposits their share of the rent in my bank account like clockwork each month.  She treats the property very well.  I think it helps that I respond to all of her requests for repair, which haven't been many, right away and I go to the property once a quarter to replace the furnace filter and conduct a brief "maintenance inspection" of the house and property.

Thomas Clute · Answer

Hi Daniel,

I was interested to get an update on how your experience has gone. I have a few applicants right now and am considering going down this path.

Daniel Alfandre · Answer

@Ken Chud Thanks for the insights. I went ahead with a BRHP tenant after carefully screening for job history, confirming current job with employer, credit history, etc. and have gotten rent every month.  I make quarterly maintenance checks and the property is still in great condition after the tenant occupied it over two years ago.  It's been working out well for me and I think those two things - careful screening and quarterly visits increase the likelihood of rent coming in and the place staying in good shape.

Experience with BRHP - Baltimore Voucher Program?

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