Section 8 Landlord Guide for Tennessee 2026 — Payments & Requirements
Quick answer: Section 8 pays Tennessee landlords a monthly Housing Assistance Payment (HAP) based on local Fair Market Rents. The representative 2-bedroom FMR in Tennessee is approximately $1,620/month. The Tennessee Area Median Income is $76,600 for a 4-person household (FY2026).
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How Much Will Section 8 Pay in Tennessee?
The Housing Assistance Payment (HAP) equals the lesser of (a) actual rent minus 30% of the tenant's adjusted monthly income, or (b) the Payment Standard minus 30% of monthly income. Tennessee PHAs set Payment Standards at 90–110% of HUD's Fair Market Rents below.
| Metro / Area | 1BR FMR | 2BR FMR | 3BR FMR |
|---|
| Nashville-Davidson-Murfreesboro, TN | $1,372 | $1,620 | $2,107 |
| Memphis, TN-MS-AR | $815 | $973 | $1,267 |
Source: HUD FY2026 Fair Market Rents. Payment Standards vary by PHA (90–110% of FMR). Actual HAP depends on tenant income and lease rent vs. local Payment Standard.
Largest Housing Authorities in Tennessee
Contact these PHAs to list your unit, join a landlord outreach program, or request a vacancy referral:
- Memphis Housing Authority — (901) 544-1102
- Metropolitan Development & Housing Agency — (615) 252-8410
- Tennessee Housing Development Agency — (615) 815-2200
- Chattanooga Housing Authority — (423) 752-4893
- Knoxville'S Community Development Corp. — (865) 403-1100
- Jackson Housing Authority — (731) 422-1671
- Kingsport Housing And Redevelopment Authority — (423) 245-0135
- Dickson Housing Authority — (615) 446-9371
- Lafollette Housing Authority — (423) 562-2261
- Tennessee Valley Housing Services — (423) 586-5115
4 Steps to Accept Section 8 in Tennessee
- Contact your local PHA — Use the "Find My PHA" tool to reach the housing authority covering your property address in Tennessee. Ask about their landlord outreach program.
- Pass the HQS inspection — A PHA inspector visits your unit to verify Housing Quality Standards: safe electrical, working heat, no lead hazards, pest-free, working smoke detectors.
- Set a reasonable rent — Rent must be comparable to similar unassisted units nearby. If above the Payment Standard, the tenant pays the difference (not to exceed 40% of income at move-in).
- Sign the HAP contract — Once the unit passes inspection and rent is approved, you sign the Housing Assistance Payments contract. HAP payments begin on the tenant's move-in date.
- How much does Section 8 pay landlords in Tennessee?
- In Tennessee, the Housing Assistance Payment (HAP) is based on local Fair Market Rents and the tenant's income. For a 2-bedroom unit, the representative FMR is approximately $1,620/month. The HAP covers the gap between the Payment Standard and 30% of the tenant's adjusted monthly income.
- What are the requirements to rent to Section 8 tenants in Tennessee?
- Your unit must pass an HQS inspection, rent must be reasonable compared to similar unassisted units, and you must sign a HAP contract with the local PHA. No special landlord license is required. Some cities in Tennessee have source-of-income discrimination laws requiring landlords to accept vouchers.
- How do I find Section 8 tenants in Tennessee?
- Contact your local PHA to join their landlord outreach list. You can also list your unit on GoSection8.com and AffordableHousing.com, commonly used by voucher holders searching for housing in Tennessee.
- How long does a Section 8 inspection take?
- The initial HQS inspection typically takes 30–60 minutes. The PHA must schedule it within a reasonable time after you request it. If items fail, you have a set period (usually 30 days) to correct them before a re-inspection.