For families in the Housing Choice Voucher (HCV) program, getting approved for assistance is a long and difficult process. But the bigger challenge? Finding a landlord willing to accept their voucher.
Landlords in your communities are operating under so many misconceptions surrounding the HCV program and its participants. Due to a mix of stigma, misinformation, and financial concerns, landlords often opt for tenants who can pay out-of-pocket, thinking it will be less of a risk, less work, and less stress overall.
But the reality is often much different. Consider the position many landlords ended up in during the pandemic. Tenants lost their jobs, couldn’t pay, and landlords were unable to take legal action. Many of those landlords are still trying to recover. However, HCV landlords continued receiving monthly payments without missing a beat giving them much-needed stability during a very uncertain time. The reality is that the HCV program provides many benefits for landlords.
Let’s take a closer look at some of the most common concerns landlords have, the facts behind them, and what your PHA can do to put their minds at ease.
The Truth: HCV Families Are Often Misunderstood
One of the biggest assumptions about voucher holders is that they don’t work or lack motivation.
In reality, over 50% of voucher recipients are elderly or disabled individuals or families, meaning their ability to earn income is limited. Many are completely dependent on Social Security benefits. Others struggle to find work within their capabilities to support themselves. For those who are employed, making ends meet is still a challenge.
Consider this:
In December 2024, the average U.S. monthly income was $4,897, yet the cost of living for a family of four was estimated to be between $6,440 and $8,450 per month just to cover basic expenses. Given those numbers, it’s not hard to see how even full-time workers may not earn enough to afford housing without assistance.
What You Can Do:
Consider the image your agency promotes for your HCV program. Don’t just sit back and allow the stigmas and misconceptions to continue. Paint the true picture. Consider utilizing social media or even a newsletter that highlights your families who are making great strides within the program, celebrate your FSS graduates, and even long-term landlords who have reaped the benefits. PHAs need to continue to reinforce that vouchers are not a handout. They are a bridge for hardworking families and individuals facing financial hardships.
The Truth: HCV Voucher Holders Tend to Be Long-Term Tenants
Data shows that voucher holders typically stay in their units longer than many other renters—7 to 8 years on average.
Additionally, there’s no evidence to suggest that HCV participants are more likely to violate lease agreements than non-voucher tenants. In fact, renters in the program have to abide by strict rules. Violations such as evictions, unpaid rent, or property damage can result in losing assistance altogether.
What You Can Do:
Make sure landlords know that they are required to screen program families the same way they would screen any other renter. While PHAs conduct initial background checks, landlords still have the ability and freedom to screen renters, voucher-holders or not, according to whatever criteria they see fit.
The Truth: Payments from the HCV Program Are Reliable
One of the biggest concerns for landlords is consistent and timely rent payments.
What your landlords might not know is that once a landlord signs the Housing Assistance Payment (HAP) contract, payments are made directly by the PHA every month as long as the tenant remains in the unit and all program requirements are met. And even if a tenant’s income decreases, the PHA adjusts its contribution to cover the difference, so the landlord continues receiving the full rent amount.
What You Can Do:
Make sure your agency is set up to utilize direct deposit for all of your landlord payments. These systems guarantee on-time payments, reduce the risk of lost or stolen checks, and reduce instances of fraud. Being able to market this financial security to your landlords can help to mitigate the fears that might be a barrier to taking on a voucher family.
The Truth: There Are Benefits for HCV Program Landlords
Some landlords hesitate to accept vouchers because they assume the process is too complicated. While there is a learning curve, those who participate in the program gain access to many benefits including:
- Stable, long-term tenants
- Guaranteed rent payments
- Free annual inspections, which help landlords identify maintenance needs early
What You Can Do:
Host a landlord event at your agency. We have seen lots of success with events such as a lunch-and-learn where you give landlords the opportunity to meet your staff, ask questions, and learn about the realities of the program.
The Truth: HCV Voucher Holders Must Be Treated the Same as Other Renters
It is not only inaccurate to say landlords cannot treat voucher-holders the same as other tenants but it’s actually illegal to treat HCV tenants differently from others and many landlords don’t know this. Landlords must apply the same screening criteria, expectations, and terms across the board, whether the applicant uses a voucher or not.
That means:
- Background checks
- Rental history verification
- Security deposits and fees
- Standard lease terms
- Legal consequences
Fair housing laws are in place to ensure equal treatment, and the terms of a lease are to protect both landlords and renters.
What You Can Do:
This is one of the biggest misunderstandings among landlords. Make landlord outreach a priority and get the facts out there. Your agency has to actively counteract the misconceptions that are creating barriers to participation.
The Truth: HCV Program Landlords Retain Their Right to Enforce Leases and Evictions
Some property owners worry that accepting an HCV tenant means losing control over their rental agreements. However, the lease is a legally binding contract, strictly between the landlord and the tenant—just like with any other rental.
If a tenant violates the lease, landlords have the same rights to take action, including filing for eviction if necessary. Most landlords don’t know that the PHA does not interfere in these situations.
What You Can Do:
Education is key. Consider offering workshops for both tenants and landlords that address specific lease-related questions and concerns. Make sure your staff know of available community resources for navigating lease disputes so you can advise your participants of where they can find objective and legally responsible assistance. Your PHA and staff should always reinforce the importance of clear lease agreements and documentation for both families and landlords.
The Truth: Tenant-Landlord Disputes Are Handled the Same Way as Any Other Rental
Many landlords believe that in the event of a dispute with their tenant the program will automatically take the tenant’s side leaving them without rights. This fear is a huge barrier to participation for landlords because it implies a big risk for them that they aren’t willing to take, especially in light of other misconceptions they may have.
What You Can Do:
Make sure your landlords are informed of how the program really works and that your PHA only gets involved under very specific circumstances such as if there is an issue with HAP or a failed inspection.
Any other disagreements—whether related to lease terms, property conditions, or tenant behavior—are handled just like they would be with any other renter and landlords are within their rights to pursue any appropriate legal action. Both parties must follow the lease agreement and local housing laws when addressing disputes.
The Bottom Line
Every tenant—whether they have a voucher or not—comes with some level of risk. However, landlords who take the time to understand the HCV program can benefit greatly from long-term tenants, stable rent payments, and added financial security HCV tenants bring. But you can’t just sit back and wait for them to come to you. You have to actively break down the barriers and pursue landlords in your community with the truth and open doors.
And AMA is ready to help!
With our customizable program management services, achieving your goals has never been easier. With a focus on operational excellence, we can take care of the details so you can focus on the bigger picture. We offer collaborative or full-scale management of dedicated landlord support services designed to advance your landlord outreach efforts.
Trust us to help manage your program with professionalism, transparency, and efficiency.
About AMA Consulting Group
At AMA Consulting Group, we don’t just manage programs—we elevate them. Recognized as a 3x Inc. 5000 Awardee for our expertise in government services and our nationally acclaimed work with Emergency Rental Assistance (ERA) programs, we are committed to creating a better way to advance people and performance. Our innovative solutions empower Public Housing Authorities and government agencies to optimize operations, enhance stakeholder satisfaction, and drive measurable success.
Whether it’s compliance, program administration, or customer service transformation, AMA delivers excellence in every solution and results with every step.
To learn more, book a call with our team and follow us for the latest insights on housing program management and operational excellence.
Let’s build stronger communities—together.