Voucher Communication Scripts
Approved language for voucher-related questions. Use these verbatim; never state or imply that we don't accept vouchers (see the policy).
"We don't accept Section 8," "We don't participate in vouchers," "We prefer non-voucher applicants," or anything similar.
Standard email response
Subject: Application Screening and Housing Voucher Information
Dear [Applicant Name],
Thank you for your interest in [Property Name]. We apply the same screening standards to all
applicants, including verification of credit, rental history, and income.
If you have a housing voucher or rental subsidy, such assistance is treated as part of your income for
qualification purposes. We will verify the amount of the subsidy as well as your portion of the rent.
Approval is based on meeting all standard screening criteria.
If you have additional information about your voucher or would like to begin the application process,
please let us know and we will be happy to assist.
Sincerely,
[Name] / [Title] / [Company] / [Phone] / [Email]
Scripts by scenario
A. "Do you accept Section 8?"
Yes, we review all applications under the same screening standards. If you have a voucher or subsidy, we include that assistance as part of the income calculation and verify your portion of the rent. Approval depends on meeting our standard criteria.
B. "Does the voucher guarantee approval?"
The voucher is included as part of your income, but approval still depends on meeting our standard criteria, including credit, rental history, and income verification for your portion of the rent.
C. About income requirements
Income requirements apply only to the tenant's portion of the rent. The portion covered by the voucher is not included when calculating the income requirement.
D. "Do voucher holders need anything different?"
The process is the same for everyone. We verify credit, rental history, and income, and for voucher holders we also verify the subsidy amount and your portion of the rent.
E. About processing time or inspections
We follow our standard application process. If your application is approved, the housing authority usually conducts an inspection, and we coordinate that as part of the normal procedure.
F. Pushback ("I thought landlords have to accept Section 8.")
We treat all applicants equally and follow the same screening standards for everyone. Vouchers are included as income, and approval depends on meeting our standard criteria.
Denial script
G. Denying an applicant who has a voucher — must match the documented reason:
Your application was reviewed under our standard criteria. At this time, we're unable to approve it due to [credit findings / rental history / unverifiable income / other legitimate factor]. This decision is unrelated to the presence of a housing voucher.
The denial reason stated must match the documented screening criteria. See Policy → Denial of an application.