I am not happy with the new company that took over operations for The Miami Dade County Housing Authority Section 8 Program. The new company in Doral that took over is not doing a good job. I was informed that the new company would streamline the Section 8 voucher program and daily operations would run smoothly. Rent checks are late or not sent at all, initial inspections take more than a month, the staff is poorly trained and managers are inefficient and lack customer service skills. Miami Dade County must make changes soon or most landlords will refuse to rent to Section 8 tenants.

The following are my complaints in a three month period since the new company took over operations.

I did not receive the rental checks for August 2009. No explanation was given. I have been to the new Doral office numerous times to no avail. The people that answer the phones are not the same that are in the office. The wrong information is given over the phone. They said to go to the Doral office to get a replacement check. No checks are issued in that office and they mail the checks instead. No checks have been mailed as of today.

The rent increases for four properties for 2008 have not been processed. Section 8 is supposed to send the rental increase retroactive for the year 2008 but they only gave me an increase for 2009. When I ask about the rental increase I was told that Miami Dade was handling the increases for 2008 and the retro active increase would not be coming any time soon if at all.

The inspection department is very slow and not very experienced. It took one month for an inspection to be performed in a property in NW Miami. They said to the tenant that her paperwork was misplaced. Landlords would have to wait two months in order for the inspection and survey would be completed. I am still waiting for the initial inspection to be performed.

Management is inefficient and not trained properly. Not one manager or supervisor has returned any of my calls. Every time I asked for a supervisor I immediately go to a voice mail system in which you can’t even leave a message. The staff must be trained so they know what to do. Customer service representatives and receptionist personnel are not people friendly and lack basic communication skills.

Landlords now must schedule an appointment to see a customer representative. The appointment is usually within a two week period of the request. I had to wait two weeks in order to request a replacement check. There was a landlord in the Doral office that even called someone in Washington to complaint about the situation.

The Doral office is a zoo where hundreds of frustrated landlords and tenants alike must wait for hours to see a representative. Landlords and property managers should not have to ask for appointments that take two weeks. We must see a manager or customer service immediately. Rent payments and rent increases must be done right away. Initial inspections and surveys must be done fast so the tenant can move in and we can get paid.

It is a very frustrating and exasperating experience to deal with the new  Company. Actually, they changed the name so is not even Section 8 anymore. Miami Dade County should look at the way the new Section 8 Company is handling operations. Maybe privatizing Section 8 operations was not a good idea after all. Changes must be made fast so that landlords would continue to rent to Section 8 tenants.

Hector Lesende is owner-licensed real estate broker in Miami, Fl. Serving Miami real estate, Miami Lakes real estate Coral Gables,  Hialeah,  Miami-Dade and Broward Counties. We provide a South Florida Foreclosure List. We are HUD registered brokers. We offer Miami South Florida Eviction Services.

We have over 45 properties available for rent in the Miami, South Dade, South Miami, Homestead, Goulds and Florida City area. These rental properties are offered to Section 8 tenants with no deposit requirements. Properties have already passed inspection and are ready for occupancy.

There are 3 bed 2 bath available for only $1,000 a month and 2 bed 1 bath for only $700 a month. Section 8 tenants are required to stay at least one year as per HUD guidelines with mutual agreement. Tenants may renew the Section 8 lease after passing a yearly inspection. Section 8 tenants bring you voucher and we will pick up the difference if less than $100 dollars per property.

This is an excellent opportunity for Section 8 voucher holders to rent with no money out of pocket. Now Section 8 tenants can upgrade from one bedroom to the two bedroom units since the rental price is under the Section 8 price guidelines. Section 8 tenants can also upgrade from 2 bedrooms to three bedrooms.

These rental properties will rent fast since Section 8 is currently paying about $1,469 for a three bedroom unit and $1,200 for a two bedroom unit. The no deposit requirement is an additional incentive to Section 8 tenants to rent. We welcome Hialeah Housing Authority, Miami Dade Housing Authority Section 8, Homestead Section 8, Miami Beach Section 8 and all other related voucher and assistance programs.

Call Hector Lesende at (305) 300-7788 for details.

Hector Lesende is owner-licensed real estate broker in Miami, Fl. Serving Miami real estate, Miami Lakes, Coral Gables,  Hialeah,  Miramar, Miami-Dade and Broward Counties. We provide a South Florida Foreclosure List. We are HUD registered brokers. We offer Miami South Florida Eviction Services.

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 Miami Dade County Housing Authority Section 8 is privatizing their operation starting April 2009. It is official; the plan to privatize day to day operations will begin next month. This move was temporarily suspended but now it started up again. Most landlords and tenants welcome the change.

Most of the employees have already been fired or reassigned to other jobs. The morale is low and there was one employee actually crying. She was worried of not finding another job. The situation is bad as tenants and landlords become desperate to see someone who can help them. Landlords are not getting paid and not receiving rent increases. Tenants are not allowed to move into new dwellings because the inspections and surveys have not been done.

Miami Dade Section 8 should not have fired or reassigned employees until the new private company takes over in April. The line of Section 8 tenants waiting to see their social workers is bigger than ever. The room inside in packed full and the line outside goes around the block. A lot of tenants were complaining that they have been there since 6 am and it already was 2 pm.

I requested two rent increases in April 2008 and in May 2008. I have not received the rent increases as of today. The employee in charge of rent increases is no longer working there. They told me to come back in April. I have proof of all the paperwork submitted and the rent increase must be retroactive to July 2008.

The current system is inefficient and inadequate. You wait in line to see a customer service representative, not the actual social worker handling the case. The representative then emails the social worker your problems and concerns. You are told to go home and wait for an answer to the email. I am not allowed to talk to anyone else. I feel it is a waste of time every time I go to the Section 8 main office in 54 Street.

I think privatizing Section 8 operations is a good move and it should eliminate bureaucratic red tape and stream line day to day operations. The amount of time to receive the first rent check is currently 4 to 5 months. The initial inspection and survey procedure takes over one month. The new private company should reduce the time lag dramatically. Section 8 operations should have been privatized a long time ago. 

Hector Lesende is owner/licensed real estate broker in Miami real estate  Serving Miami, Miami Lakes real estate, Coral Gables real estate, Hialeah Real Estate Miami-Dade and Broward counties. We offer a South Florida foreclosure list  Property Search

Miami-Dade gets operating control of Miami-Dade Housing Agency Section 8. The county lost control of the agency due to a huge scandal in 2007. Many arrests were made and allegations of mismanagement were levied.  Our major Carlos Alvarez is very happy to regain control of Section 8 Housing. HUD took over operations in 2007.

It is good news for Miami-Dade County to run operations of Miami Dade Housing Section 8 again. The mistakes have been corrected and operations should remain smooth. The Housing and Urban Development (HUD) never intended to keep control of the agency indefinitely.

The county has plans to privatize operations early this year. All Section 8 government employees will lose their jobs and or transferred to another government position. Major Carlos Alvarez has recently stated however that he is reconsidering this move. The county may not outsource the Section 8 operations after all. Due to the slow economy and many recent layoffs Miami-Dade County may retain operations of the Housing Agency Section 8.

Hector Lesende is owner/licensed real estate in Miami real estate. Serving Miami, Miami Beach real estate, Miami Lakes real estate, Coral Gables real estate, Hialeah Real Estate Miami-Dade and Broward counties. We offer a South Florida foreclosure list.

The property in NW 91 Street is rented to a section 8 tenant. Finally I rented the property to a Section 8 tenant right in the line at the 22 avenue office in Miami. I did not solicit anyone. The armed security guard was there the whole time. I spend a lot of time in the Section 8 main office dealing with different tenant issues like rent increases, inspections, surveys, renewals, etc.

I was signing the final papers for another tenant to move in when a lady approached me looking for a place to rent. The lady had the voucher filled out from another landlord and was about to turn it in to her social worker. The tenant asked me if I had another property to rent and I said yes there is one single family home in N.W. 91 Street. The property has 2 bedroom 1 bath, corner lot, big fenced yard, vacant and available for $1,000 a month. The tenant told me she wanted the property.

The new tenant explained that she filled out the voucher but she was not happy with the duplex she was renting. The tenant wanted a single family instead but she was running out of time and was forced to rent the duplex. The tenant went to see her social worker and was given a new voucher. I filled out the voucher with the property information and other details.

We saw the social worker and handed in all the paperwork. The tenant was told she would get $1,010 form section 8 and her portion was $0. The tenant pays no money at all from her side. We went to see the house after all the paper work was completed. The tenant liked the property very much since it was exactly how I had described it to her. Single family home, cornet lot, big fenced yard.

We are now waiting for the inspection and survey to be completed so that the tenant is allowed to move in. The house has some minor cosmetic repairs to be done. I should have no problem passing the inspection the first time around since I know exactly what the inspectors are looking for. The main items are screens in all windows, 3/4 escape valve in water heater, fire alarm in room entrace, no iron bars or escape opening in iron bars in bedrooms, air conditioner hot and cold, among other items.

I would like to start the New Year by renting all the properties to Section 8 tenants only. I still have some tenants that are not Section 8 but there leases are not going to be renewed after they expire. Renting to Section 8 is the best choice in this current real estate market.

Early this week I went to the NW Section 8 office on 22 Avenue to check on rent increases on some of my Section 8 tenants. Currently I have a two bedroom one bath house for rent. The house is Section 8 approved and I already passed the inspection and the survey but was able to rent it because the tenant had a three bedroom voucher. The line for the tenants was huge and there were many people also waiting inside. I thought it was a great opportunity to try to rent my house to one of the tenants waiting in line. Big mistake.

I approached a few people in line and told them about my rental property. One lady in particular was very interested. The tenant clearly wanted to rent my property. She had the voucher with her and had been looking for over one month. The voucher was for two bedrooms and for $1.100 a month which is exactly what I am asking for my rental property. The tenant clearly wanted to rent my property. All I had to do was fill out the voucher and return it to her so she can deliver it to her social worker. I am already on the system so the voucher does not have to be notarized. The inspection and survey is still needed but that should be no problem since I just completed it for someone else.

An armed security guard stopped me cold and said I could not solicit on premises and I was asked to leave for talking to a tenant about a rental property. I was told to register online and get myself on the list. The guard kept an eye on me the whole time I was there to make sure I would not dare to talk to anyone else. The online registration process takes three weeks before the properties appear on the list. The tenant was right there willing and able to rent and I was not allowed to rent to her.

What’s wrong with going to the source to try to get a Section 8 tenant?  Why I was not allowed to talk to potential tenants about my rental property? My house is still vacant and not rented. I am losing time and money trying to get the property rented and Section 8 has many tenants that are unable to secure a new place to rent. I still want a Section 8 tenant in order to insure the rent payment will be paid.

I decided to walk away since I know that all Section 8 employees, including the armed security guard, will not be working there very shortly. The Miami-Dade Section 8 is going to privatize their operations early in 2009.  I hope the new private company taking over operations will allow potential tenants and landlords to interact and talk to each other. The whole system should be streamlined so that Section 8 tenants are allowed to move in faster into the new place and landlords would receive their checks on a timelier manner.

Hector Lesende is owner/licensed real estate in Miami real estate. Serving Miami, Miami Lakes real estate, Coral Gables real estate, Miami-Dade and Broward counties. We offer a South Florida foreclosure list.

Renting your investment property to Miami-Dade Hosing Authority Section 8 is the best choice for Miami real estate investors and property owners. I wrote an article on the steps of the Section 8 rental process. I have a few Section 8 tenants in the properties that I manage and found that they are the best tenants I have. Since I have been having some problems with non-paying tenants and evictions lately, I have decided to rent only to Section 8 in Miami.

The section 8 tenants give me no problems at all. The only thing I have to worry about it passing the yearly inspection. The tenants help me to pass the inspection as they know how important it is to pass it the first time. We work together on the inspector’s list of items to be repaired. If the tenants don’t pass the inspection the payment stops and they have to move out.

Stability – Section 8 tenants are very stable as they do not like to move every year. It is not unusual for Section 8 tenants to stay in the property for five years or more. The process to move is very long and time consuming and rejection is a constant factor. Also a Section 8 tenant will never leave in the middle of the night owing you rent money. The tenants know that they lose Section 8 benefits if they leave the property without notice.

No Evictions - You never have to do an eviction unless the tenant loses Section 8 for some reason. I have never evicted a Section 8 tenant. As long as the property passes inspection you will receive the rent check every month. If there are any problems you have a mediator in the social worker. The tenant will lose all Section 8 benefits if they are evicted.

Many landlords refuse to rent to Miami-Dade Section 8 Housing Authority. Landlords fear that Section 8 tenants have no credit or bad credit and don’t have a full deposit. Since the US government guarantees the rent, no credit or bad credit is irrelevant. The Government will send you the rent check every third of the month as long as you pass the inspection and the property is maintained up to their standards. All you have to collect is the difference in the rent money which is usually less than one hundred dollars a month. Section 8 tenants are an excellent alternative of finding a tenant with less of the headaches related to being a landlord in the Miami real estate area.