A Practical Guide to Section 8

Section 8, officially the Housing Choice Voucher Program, is one of the most common rental assistance programs in California. In a market as competitive and high-cost as Orange County, vouchers give families access to stable housing while helping property owners secure reliable rental income.

Understanding Section 8

Section 8 is funded through HUD and administered locally by Public Housing Authorities, for example the Orange County Housing Authority (OCHA). Voucher holders search the private rental market, apply if they qualify sign a standard California lease alongside a Housing Assistance Payments (HAP) contract between the owner and OCHA.

The rent is shared between the tenant and the housing authority based on the household’s income. Before move-in, the unit must pass a Housing Quality Standards inspection to confirm the home is safe and habitable.

Section 8 doesn’t replace California landlord-tenant laws; it simply adds a government agency responsible for subsidizing part of the rent and monitoring compliance. The housing authority is acting as a third party payor.

What Property Owners Are Required to Do

California law is clear, owners must accept Section 8 if the applicant meets the same lawful screening standards you apply to everyone else. Rejecting someone because they hold a voucher (source of income) is considered discrimination under Government Code §12955.

California code §12955 requires landlords to accept housing assistance vouchers.

This applies to all property types including single-family homes, ADUs, duplexes, triplexes, and owner-occupied buildings with an additional unit. There are no exemptions.

Owners can still screen for credit, rental history, and behavior, but income qualifications must be based solely on the tenant’s share of the rent. Owners must also comply with inspections, maintain the home in a safe condition, follow California habitability rules, and apply AB 12’s security-deposit limit (usually one month’s rent in total).

What Section 8 Tenants Are Responsible For

Voucher holders sign the same lease as any other resident and must follow all the same rules. They must pay their portion of the rent on time, maintain the home in good condition, allow inspections, and notify the housing authority of income or household changes. Lease violations including failure to pay their portion can still result in legal remedies or eviction, just like any other tenancy.

How Rent and Affordability Are Calculated

Section 8 uses a straightforward model: tenants typically pay about 30% of their adjusted monthly income toward rent, and the housing authority covers the remainder up to the approved rent level.

When screening a Section 8 applicant, the owner must base any income requirements only on the tenant’s portion of the rent, not the full contract rent and not the subsidy portion paid by the housing authority.

If the tenant’s portion of the rent is $600, then a “3× rent” income standard must be calculated as: $600 × 3 = $1,800 monthly income required. This is the lawful benchmark. Even if the full rent is $2,300, the landlord cannot require the tenant to earn 3× the full amount. This comes from California’s source-of-income discrimination protections (Gov. Code §12955) and is enforced by local fair-housing agencies.

Rentegic's Role

Rentegic coordinates the entire approval and compliance process. That includes scheduling inspections, managing documentation, communicating with OCHA, and ensuring that every required notice including rent increases, lease violations, or termination notices is delivered to both the tenant and the housing authority.

We also help owners navigate rent reasonableness reviews, renewals, and income-based adjustments. Effective management prevents delays, protects owner income, and keeps the tenancy compliant from day one.

Why Section 8 Can Be a Strong Option

With consistent payments from the housing authority and tenants who often remain long-term, Section 8 provides stability in a market known for turnover. Inspections help protect the property’s condition, and professional management ensures owners stay compliant while maximizing rental performance.

If you’d like to explore Section 8 for your property—or need help ensuring your rental stays compliant—Rentegic is here to guide you through every step.

The information provided in this blog is for general informational purposes only and does not constitute legal or financial advice. While striving to ensure accuracy, the content may not reflect the most current data, and it is not a substitute for professional council. You should consult a qualified professional for advice regarding your specific situation. Use of this information does not create an agent relationship and does not offer any guarantees, assurances, or protections from legal or financial liability.