To be a Section 8 landlord in the City of Richmond, you rent to a tenant who holds a Housing Choice Voucher from the Richmond Redevelopment and Housing Authority (RRHA). Your unit passes an inspection, you sign a lease plus a Housing Assistance Payments (HAP) contract, and RRHA pays its share of the rent each month while the tenant pays the rest. RRHA’s payment standards effective January 1, 2026 run from $1,658 for a 1-bedroom to $2,808 for a 4-bedroom. And in Virginia, most landlords can’t turn a tenant away just because they use a voucher.
I’m Joe, and my family runs We Buy Homes In Richmond. Landlords ask me whether vouchers are worth the paperwork. Here are the actual rules, with sources, so you can decide.
How it works in 5 steps
- A voucher holder finds your unit and wants to rent it.
- You and the tenant submit a Request for Tenancy Approval.
- The housing authority inspects the unit and checks that the rent is reasonable.
- You sign a lease with the tenant and a HAP contract with the housing authority.
- Monthly payments start: the authority’s share from them, the tenant’s share from the tenant.
What a Section 8 (Housing Choice Voucher) landlord is
Section 8 landlord: a property owner who rents to a tenant with a Housing Choice Voucher and signs a Housing Assistance Payments (HAP) contract, so the housing authority pays part of the rent directly to the owner.
Who runs vouchers around Richmond
City of Richmond: RRHA
Inside city limits, RRHA administers the Housing Choice Voucher program and is the agency you’ll deal with.
Henrico
Henrico’s voucher program runs through Henrico Mental Health & Developmental Services. It serves people with a documented disability in Henrico, Charles City, and New Kent, with vouchers through Virginia Housing.
Chesterfield and other localities
In Chesterfield and Colonial Heights, the program is administered by Chesterfield County/Colonial Heights Social Services, with Virginia Housing paying the subsidy. The county lists 804-717-6832 for questions. For other localities, check Virginia Housing’s list of program administrators.
How to become a Section 8 landlord with RRHA, step by step
No pre-registration
RRHA doesn’t make you sign up ahead of time. To ask about listing a unit, its landlord page points you to hcvpleasing@rrha.com.
Paperwork
RRHA’s requirements list includes proof of ownership, a W-9, a lead-based paint disclosure for homes built before 1978, your ID, your SSN or TIN, and a management agreement if a manager handles the property. RRHA also bars family members of the tenant from being the landlord.
Lease terms
The lease must run at least 1 year and match the HAP contract. RRHA’s page says that after the first 12 months the tenant becomes a tenant at will.
Rent and deposit
You collect the tenant’s share of the first month’s rent and a security deposit of no more than 2 months’ contract rent.
How much rent can you get? RRHA’s 2026 payment standards
A payment standard is the most the housing authority will use to figure its subsidy for a unit size. Here are RRHA’s standards effective January 1, 2026, next to HUD’s newer Fair Market Rents for the Richmond metro:
| Unit | RRHA payment standard (Jan 1, 2026) | HUD FY2027 Fair Market Rent (Oct 1, 2026) |
|---|---|---|
| Efficiency | $1,586 | $1,456 |
| 1 bedroom | $1,658 | $1,517 |
| 2 bedrooms | $1,821 | $1,651 |
| 3 bedrooms | $2,279 | $2,039 |
| 4 bedrooms | $2,808 | $2,499 |
| 5 bedrooms | $3,229 | – |
| 6 bedrooms | $3,650 | – |
Payment standard vs your rent
The standard isn’t a guaranteed rent. Your asking rent still has to pass a rent reasonableness review against similar units. At first lease-up, the tenant’s share can’t exceed 40% of their adjusted income, so a rent that’s too high for the voucher can stall the deal. For a gut check on pricing, see how to set your rent.
Rent increases
RRHA asks owners to submit increase requests 60 to 90 days before the HAP contract anniversary, and the new rent goes through the same reasonableness review.
The standards may change
HUD’s FY2027 Fair Market Rents took effect October 1, 2026, and several came in lower than the figures RRHA based its 2026 standards on. RRHA hasn’t posted new standards as of late October 2026. Check its current payment-standard sheet before you set a rent.
Inspections: HQS now, NSPIRE from February 1, 2027
RRHA inspects the unit before move-in. After that, RRHA’s landlord page describes biennial inspections timed to the tenant’s recertification, though another spot on the same page mentions annual inspections, so ask RRHA which schedule applies to you. In Chesterfield, the county lists initial and annual inspections. If a unit fails and repairs aren’t made, housing assistance payments can be abated.
Inspections use HUD’s Housing Quality Standards today. HUD Notice PIH 2026-18 moved the date voucher programs must switch to the newer NSPIRE standards to February 1, 2027. Keeping up with your landlord repair duties in Virginia makes inspections much easier.
Getting paid
- RRHA says it pays its share between the 1st and the 5th of each month. The tenant pays their part to you.
- Side payments, meaning any extra money from the tenant beyond the approved rent, are a program violation.
- RRHA doesn’t pay for tenant damage. Use the security deposit and the normal remedies under Virginia’s landlord-tenant law.
Can you refuse Section 8 tenants in Virginia?
Usually not. Virginia’s Fair Housing Law makes “source of funds” a protected class (Va. Code §36-96.3). Section 36-96.1:1 defines it as any source that lawfully provides funds to or on behalf of a renter, including assistance, benefit, or subsidy programs, which covers vouchers.
There’s a narrow exemption in §36-96.2 for an owner of no more than 4 rental units in Virginia. It doesn’t apply if that owner holds more than a 10% interest in more than 4 rental units in Virginia. Talk to a lawyer before relying on it.
You can still screen every applicant using the same lawful criteria. Here’s our guide to tenant screening in Virginia.
Pros and cons for a single-family landlord
| Pros | Cons |
|---|---|
| The housing authority’s share arrives on a set schedule (RRHA: 1st to 5th) | Inspections before move-in and on a recurring schedule |
| RRHA says voucher holders stay in the same property for an average of 8 to 9 years | More paperwork up front |
| Rent increases have a clear process | Rent must pass reasonableness review; increases need 60–90 days’ lead time |
| Payment standards above HUD’s current FMRs in 2026 | Payments can be abated if repairs aren’t made |
Selling a rental with a voucher tenant
If you sell a house with a voucher tenant in it, the lease and HAP contract continue under their terms, so talk to the housing authority early. We pay cash for rental houses as they are. You won’t pay commissions or fees, and I cover closing costs. Fill out our short offer form, or call us at (804) 293-0208 between 7 AM and 7 PM, and you’ll hear back from me within 3 hours.
Frequently asked questions
How do I become a Section 8 landlord in Richmond, VA?
In the City of Richmond, the program is run by the Richmond Redevelopment and Housing Authority (RRHA), and there’s no pre-registration. Rent to a voucher holder, submit the tenancy paperwork, and pass the unit inspection. Then sign a lease and a HAP contract with RRHA.
How much does Section 8 pay in Richmond, VA?
RRHA’s payment standards effective January 1, 2026 are $1,658 for a 1-bedroom, $1,821 for a 2-bedroom, $2,279 for a 3-bedroom, and $2,808 for a 4-bedroom. Your approved rent must also pass a rent reasonableness review, and the tenant pays their share based on income.
Can a landlord refuse Section 8 in Virginia?
Usually not. Virginia’s Fair Housing Law protects a renter’s “source of funds,” which includes housing vouchers. There’s a narrow exemption for owners of no more than four rental units who don’t hold more than a 10% interest in more than four units, so check with a lawyer before relying on it.
When does RRHA pay landlords?
RRHA says it pays the housing assistance portion between the 1st and the 5th of each month. The tenant pays their portion directly to you.
How often are Section 8 inspections in Richmond?
RRHA inspects before move-in and then on a recurring schedule that its landlord page describes as biennial, tied to the tenant’s recertification, so confirm yours with RRHA. If a unit fails and isn’t repaired, payments can be abated. HUD has moved the date voucher programs must use the NSPIRE inspection standards to February 1, 2027.
Can I raise the rent on a Section 8 tenant?
Yes, through the housing authority. RRHA asks owners to submit increase requests 60 to 90 days before the HAP contract anniversary, and the new rent must pass a rent reasonableness review.
This article is general information, not legal advice. Housing authority rules and fair housing law change; confirm current rules with RRHA or your local housing agency and a Virginia attorney.