Welcome to SectionKey
Welcome to SectionKey, your definitive, free resource for mastering the Housing Choice Voucher (HCV) program. Whether you’re a seasoned investor or just starting, our platform is built to demystify every aspect of Section 8, empowering you with the knowledge to maximize your returns and manage your properties with confidence.
Important
This knowledge base is one of the most comprehensive resources on the HCV program available anywhere. It contains over 49,000 words of in-depth analysis and practical guidance—equivalent to a 110-page book with an estimated read time of 4 hours. Everything you need is right here.
How to Navigate This Resource
Tip
Navigating our library of content is simple.
- On a desktop, you can use the sidebar on the left to jump between topics and their sub-articles.
- On mobile, you can access the same menu by clicking the icon in the top right corner.
- Alternatively, you can click on any of the cards below to dive directly into a topic. Each section contains multiple in-depth articles to guide you.
Topic Overviews
Eligibility
Before a tenant can lease your property, they must be approved by the Public Housing Authority (PHA). This section breaks down the entire eligibility process, from income limits and citizenship verification to student restrictions and criminal background screening. Understanding who qualifies for a voucher is the first step to building a reliable tenant pipeline.
Program Payments
The foundation of your revenue lies in understanding the PHA’s payment structure. This section covers the core financial tools of the program, including how Payment Standards are set based on Fair Market Rents (FMRs), how Utility Allowances impact the math, and the policies for handling changes to these standards over time.
Property Standards
No property can be approved without meeting federal Housing Quality Standards (HQS). This section is your complete guide to the physical requirements of the program, detailing the initial and ongoing inspection processes, how to handle deficiencies and failures, and the division of responsibility between owner and tenant for making repairs.
Leasing & Contracts
This section covers the essential paperwork that formalizes your partnership with the tenant and the PHA. Learn about the Request for Tenancy Approval (RFTA), the binding terms of the HAP contract, the mandatory Tenancy Addendum, and the rules for owner eligibility, contract termination, and selling your property.
Rent Calculation
Here, we dive into the precise formulas that determine your monthly income. This section breaks down the concepts of Gross Rent and Total Tenant Payment (TTP) and walks you through step-by-step calculations for the Housing Assistance Payment (HAP). It also covers special cases like prorated assistance for mixed-families and the critical “40% Rule” that governs tenant affordability.
Tenancy Management
Once a tenant is in place, your role shifts to ongoing management. This section explains the lifecycle of a Section 8 tenancy, including the mandatory annual and interim reexaminations that adjust subsidy payments. It also provides a deep dive into “portability,” the process that allows tenants to move their voucher between different PHA jurisdictions.
Advanced Compliance
Beyond the basics, successful investors must master the nuances of federal housing law. This section provides critical guidance on advanced topics, including your obligations under the Fair Housing Act, the Violence Against Women Act (VAWA), and the rules for providing Reasonable Accommodations and Modifications for tenants with disabilities.