Passing Section 8 Inspection but Without Providing Appliances

Memphis, Tennessee
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Passing Section 8 Inspection but Without Providing Appliances

Michael Hayes
Investor · Memphis, TN · Member since 2015 · 369 posts · 233 votes

Hey guys got a question for you.

I'm taking a shot at a Section 8 rental and we're in the last week and a half of the rehab.  I won't be providing appliances but I know that for the section 8 inspection, part of that includes inspecting a working refrigerator and range.

When I did Section 8 a couple of times years ago, I was sure the houses would pass or only need minor fixes depending on the inspector that I got, but I let the tenant move in right before the inspection so that their refrigerator and range could already be in place and be inspected.  This went smoothly, but I'm a bit wiser now and don't want to risk doing that.

How are you guys passing the inspection if you aren't supplying the appliances, but without letting the tenant move in first with their own appliances?  I'm seeing other section 8 listings in the area mention that the tenant is responsible for their own appliances, so I feel like I'm missing a simple solution here or is it possible that section 8 would do the inspection, pass, and just inspect the tenants appliances later?


Help me out here.  Sure I'm over thinking it.

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Kyle MccawBusiness Member
Property Manager · Keller, TX · Member since 2011 · 1k+ posts · 1k+ votes
2y

@Andrew Postell thanks for the tag. 

@Michael Hayes

If you are not supplying the appliances they are not part of the inspection. Not all the section 8 inspectors understand this. So you may have to explain that to them. If you are claiming to S8 that are suppling them and in reality the tenant is...that could get you into some fraud issues. You don't want to risk that over a couple dollars in rent. When you get S8 certified they explain all this in their class.

NEVER let a tenant in early. EVER.

McCaw Property Management4.4907 Reviews
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  • Andrew PostellPro Member
    Lender · Fort Worth, TX · Member since 2016 · 8k+ posts · 6k+ votes
    2y

    @Michael Hayes what has your local HUD office said about this? I completely leave this up to my property manager. Speaking of....@Kyle Mccaw what do you think here?

    0Reply
  • Michael Hayes
    OP
    Investor · Memphis, TN · Member since 2015 · 369 posts · 233 votes
    2y
    Quote from @Andrew Postell:

    @Michael Hayes what has your local HUD office said about this? I completely leave this up to my property manager. Speaking of....@Kyle Mccaw what do you think here?

    Going to contact them tomorrow.  Usually my property manager would handle this also, but my Wife and I decided to build out a management company starting with this one. I'll be going back to old PM for some advice also, but wanted to get some Biggerpockets input for discussion sakes.
    0Reply
  • Michael SmytheBusiness Member
    Real Estate Agent · Metro Detroit · Member since 2023 · 4k+ posts · 3k+ votes
    2y

    @Michael Hayes you should discuss this with the S8 office handling the inspection.

    Most HAP contracts require a landlord to supply the fridge & stove, NOT the tenant.

    Violations of the HAP contract may lead to rent abatements and even banning of the landlord from S8 program (usually only with that specific Housing Agency).

    Logical Property Management4.9454 Reviews
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  • Michael Hayes
    OP
    Investor · Memphis, TN · Member since 2015 · 369 posts · 233 votes
    2y
    Quote from @Michael Smythe:

    @Michael Hayes you should discuss this with the S8 office handling the inspection.

    Most HAP contracts require a landlord to supply the fridge & stove, NOT the tenant.

    Violations of the HAP contract may lead to rent abatements and even banning of the landlord from S8 program (usually only with that specific Housing Agency).

    Thank you.  Here its not a requirement for the landlord to do.  Making the inspection as seamless as possible without me providing them was my only concern, but I'll definitely be reaching out to the office. Appreciate the input.
    0Reply
  • Michael Hayes
    OP
    Investor · Memphis, TN · Member since 2015 · 369 posts · 233 votes
    2y

    Got this from a property manager friend just incase anyone was wondering for the Memphis market. 

    "We don't provide stove or refrigerator, when we fill out the RTA we put on it T for Tenant supplied so there is no need to inspect it."

    1Reply
  • Kyle MccawBusiness Member
    Property Manager · Keller, TX · Member since 2011 · 1k+ posts · 1k+ votes
    2y

    @Andrew Postell thanks for the tag. 

    @Michael Hayes

    If you are not supplying the appliances they are not part of the inspection. Not all the section 8 inspectors understand this. So you may have to explain that to them. If you are claiming to S8 that are suppling them and in reality the tenant is...that could get you into some fraud issues. You don't want to risk that over a couple dollars in rent. When you get S8 certified they explain all this in their class.

    NEVER let a tenant in early. EVER.

    McCaw Property Management4.4907 Reviews
    WebsiteView Page
    3Reply
  • Michael Hayes
    OP
    Investor · Memphis, TN · Member since 2015 · 369 posts · 233 votes
    2y
    Quote from @Kyle Mccaw:

    @Andrew Postell thanks for the tag. 

    @Michael Hayes

    If you are not supplying the appliances they are not part of the inspection. Not all the section 8 inspectors understand this. So you may have to explain that to them. If you are claiming to S8 that are suppling them and in reality the tenant is...that could get you into some fraud issues. You don't want to risk that over a couple dollars in rent. When you get S8 certified they explain all this in their class.

    NEVER let a tenant in early. EVER.


     Excellent feedback.  Thank you.

    0Reply
  • John UnderwoodPro Member
    Investor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votes
    2y

    @Michael Hayes

    Just provide some good used appliances.

    0Reply
  • Michael Hayes
    OP
    Investor · Memphis, TN · Member since 2015 · 369 posts · 233 votes
    2y
    Quote from @John Underwood:

    @Michael Hayes

    Just provide some good used appliances.

     I'll pass on that respectfully.  Appliances walk off here more common than I'm comfortable with and there's just no need for me to provide them even in a competitve since of other section 8 providers here. Learned to cut that expense, upkeep, etc., and from what I'm learning, just one less thing that I have to worry about as far as inspections.

    0Reply
  • John UnderwoodPro Member
    Investor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votes
    2y
    Quote from @Michael Hayes:
    Quote from @John Underwood:

    @Michael Hayes

    Just provide some good used appliances.

     I'll pass on that respectfully.  Appliances walk off here more common than I'm comfortable with and there's just no need for me to provide them even in a competitve since of other section 8 providers here. Learned to cut that expense, upkeep, etc., and from what I'm learning, just one less thing that I have to worry about as far as inspections.


     Get a high deposit to offset that risk.

    Our section 8 office will also cover damages like this at the end of a lease.

    My section 8 tenants tend to stay forever.

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