Memphis is one of the most significant Section 8 markets in the United States. Approximately 25% of Memphis residents live below the poverty line — among the highest rates of any major US city — generating enormous demand for Housing Choice Voucher housing that consistently outpaces the supply of participating landlords.
For Memphis landlords willing to navigate the HCV program, this imbalance creates a significant opportunity: a large pool of pre-screened applicants, government-backed rent payments, and tenant retention rates that dramatically exceed the market average.
This guide covers everything Memphis landlords need to know about working with the Memphis Housing Authority (MHA) HCV program — payment standards, the inspection process, how to get registered, and what to expect month to month.
Memphis HCV Market: The Numbers
Memphis's high poverty rate and concentrated rental market make HCV participation more financially significant here than in most markets. A Memphis landlord with five HCV tenants at average 6.6-year tenancies experiences fewer than one vacancy per year across the portfolio — compared to two per year with standard tenants. That difference alone saves $3,000–$6,000 annually in vacancy and turnover costs.
The Memphis Housing Authority (MHA): Your Partner in HCV
The Memphis Housing Authority (MHA) administers the Housing Choice Voucher Program for Shelby County. MHA is one of the larger PHAs in the Southeast — managing a significant voucher portfolio and maintaining an active landlord outreach program.
Key MHA contact and operational facts:
- MHA HCV Line: 901-544-1347 (customer care, not the HCV team directly)
- Appointments: MHA schedules appointments Monday and Wednesday 9am–3:30pm for landlords and current clients
- Online portal: MHA uses an online portal for appointment scheduling, inspection reporting, and RFTA submissions
- Important: Memphis also has a City of Memphis Fair Housing Ordinance that prohibits source-of-income discrimination — landlords within Memphis city limits cannot refuse to rent based on Section 8 voucher status
Memphis's City Fair Housing Ordinance means that within Memphis city limits, refusing to rent to a qualified HCV applicant solely because of their voucher status is illegal — independent of Tennessee state law. This is a strong signal that Memphis's rental market is specifically structured to support HCV participation. MHA's HCV landlord resources provide current payment standards, forms, and program guidance.
Step-by-Step: How to Become an HCV Landlord in Memphis
Contact MHA and Request Payment Standards
Before registering, get the current payment standards for your property's location and bedroom count. MHA payment standards reflect local fair market rents and tell you the maximum voucher payment for a given unit type. For Memphis in 2025–2026, 2BR payment standards in Shelby County run approximately $900–$1,050/month depending on neighborhood and unit quality.
List or Market Your Unit as HCV-Accepting
HCV applicants search for units on GoSection8.com, AffordableHousing.com, and through MHA's referral network. List your unit on these platforms as HCV-accepting. Memphis's voucher demand is high enough that you'll receive inquiries quickly — often within days of listing.
Screen Applicants Using Your Standard Criteria
Apply your normal screening criteria — income verification, rental history, credit, background check. The voucher covers the HCV portion of rent; the tenant still needs to be a qualified applicant by your criteria. Screen all HCV applicants the same way you screen standard applicants.
Complete the RFTA with the Tenant
When you select an HCV tenant, complete the Request for Tenancy Approval (RFTA) form together. Both the landlord and tenant complete portions. Submit to MHA through the online portal or at an appointment.
Pass the MHA HQS Inspection
MHA will schedule an inspection of your unit to verify it meets HUD Housing Quality Standards. For a well-maintained unit, this is typically a one-visit pass. Inspector checks: working heat, plumbing, electrical, smoke detectors, no major safety hazards, clean condition. Units that fail receive a written punch list with a follow-up inspection scheduled.
Sign the Lease and HAP Contract
Sign a standard lease with the tenant (minimum 12 months) and a Housing Assistance Payment (HAP) contract with MHA. The HAP contract authorizes MHA to make direct monthly payments to you for the tenant's portion. From this point, you receive split payments: tenant's share from the tenant, MHA's HAP payment directly to you.
Memphis HCV Payment Standards and Rent Reasonableness
MHA reviews proposed rents for \"rent reasonableness\" — confirming they're comparable to similar unassisted units in the area. This is not a hard cap; if your unit commands premium rent due to condition or location, the payment standard adjusts accordingly. You can charge market rent — MHA determines how much of that is covered by the voucher versus what the tenant pays.
Payment standards for Memphis are set annually based on HUD fair market rent surveys. For recent payment standards by bedroom count and zip code, contact MHA directly at 901-544-1347 or access the HUD FMR data for Memphis by zip code.
Annual Inspections and Recertification
Once your unit is in the HCV program, MHA re-inspects annually to confirm the unit continues to meet HQS. Annual recertification also reviews the tenant's income and eligibility. As a landlord, you should:
- Address any maintenance issues identified at annual inspection promptly
- Request rent increases at recertification (subject to rent reasonableness review)
- Notify MHA if you need to pursue eviction for lease violations
- Keep your property insurance current and notify MHA of any ownership changes
Why Memphis HCV Landlords Keep Coming Back
Memphis landlords who start with one HCV unit typically expand their HCV participation. The reasons are practical:
- Guaranteed partial payment regardless of tenant payment behavior
- Pre-screened applicant pool with verified income through HUD
- Long tenancies (6+ year average) that dramatically reduce vacancy and leasing costs
- Large demand pool — Memphis's poverty rate means more qualified HCV applicants than available units
- City-level anti-discrimination protection from the Memphis Fair Housing Ordinance makes HCV participation a community expectation
Managing HCV Tenants in Memphis Just Got Easier
PTI's native HCV workflow tools — voucher filtering, compliance documentation, RFTA support — are built for Memphis landlords managing HCV and market-rate units simultaneously. Flat monthly rate. No percentage of rent.
Run My Free Landlord Hours Audit →Frequently Asked Questions
How do I become a Section 8 landlord in Memphis?
Contact the Memphis Housing Authority at 901-544-1347 or visit memphisha.org. Schedule an appointment to register as an HCV landlord. List your unit as HCV-accepting on GoSection8.com and AffordableHousing.com. When an HCV tenant is interested, complete the RFTA form together and submit to MHA. After the HQS inspection passes and paperwork is signed, you begin receiving split monthly payments — tenant share from the tenant, HAP payment from MHA.
What does Section 8 pay for rent in Memphis?
MHA payment standards for Memphis vary by bedroom count and neighborhood. For 2026, approximate payment standards run $700–$1,100/month for 2BR units depending on location, with higher standards in better-condition neighborhoods. Payment standards are updated annually. Contact MHA directly for current figures — 901-544-1347.
Can Memphis landlords refuse Section 8?
Within Memphis city limits, the City of Memphis Fair Housing Ordinance prohibits source-of-income discrimination — meaning landlords generally cannot refuse qualified HCV applicants solely because of their voucher status. Tennessee state law does not prohibit source-of-income discrimination, but the city ordinance applies within city limits.
Drexton Andrews
Founder, Perfect Tenant Innovation
PTI was built to make HCV landlord participation easier and more profitable — native voucher tools built in, no percentage fees eating into Memphis margins. Learn more or join the waitlist.