The Complete RFTA Packet Guide for Section 8 Landlords

What Is an RFTA Packet?

An RFTA (Request for Tenancy Approval) packet is the formal paperwork submitted to the housing authority when a Section 8 tenant with a Housing Choice Voucher wants to rent your property. It's the official request for the housing authority to approve the tenancy, conduct the HUD inspection, and begin Housing Assistance Payments (HAP) to you as the landlord.

The RFTA process is required for every new Section 8 tenancy. Without an approved RFTA, the housing authority will not schedule the HUD inspection, and without a passed inspection, rent payments cannot begin. The RFTA is the starting gun for the entire approval process.

What's Included in an RFTA Packet?

A complete RFTA packet typically includes:

1. Request for Tenancy Approval Form (HUD-52517)

The core form that captures property details, proposed rent, lease term, and landlord information. This form must be completed accurately — errors in the property address, bedroom count, or rent amount cause immediate rejection.

2. Rent Reasonableness Documentation

The housing authority must verify that your proposed rent is reasonable compared to similar unassisted units in the area. You'll need to provide comparable rental data or the housing authority will conduct their own analysis. If your rent is deemed unreasonable, the housing authority will either reject the RFTA or approve it at a lower rent amount.

3. Proposed Lease

A copy of the proposed lease between you and the tenant. The lease must comply with HUD requirements and include specific provisions required by the housing authority. Many housing authorities have required lease addenda that must be included.

4. Lead-Based Paint Disclosure (if applicable)

For properties built before 1978, a lead-based paint disclosure form is required. This is a common oversight that causes RFTA rejections.

5. W-9 Form

Required for the housing authority to process HAP payments to you. If you're a new landlord with the housing authority, this is required with your first RFTA submission.

6. Housing Authority-Specific Forms

Many housing authorities require additional forms specific to their program. The Montgomery Housing Authority and St. Louis Housing Authority each have their own supplemental requirements.

Common RFTA Rejection Reasons (From 300+ Submissions)

Based on our experience submitting hundreds of RFTA packets to the Montgomery Housing Authority and St. Louis Housing Authority, these are the most common rejection reasons:

Rent Reasonableness Issues (Most Common)

The proposed rent is too high relative to comparable properties in the area. The housing authority's rent reasonableness analysis compares your property to similar units — if your rent is significantly above market, the RFTA is rejected or approved at a lower amount. Solution: Research comparable rents before submitting and price your property competitively within the housing authority's payment standards.

Incomplete or Incorrect HUD-52517 Form

Missing fields, incorrect property address, wrong bedroom count, or mismatched information between the form and the lease. Solution: Double-check every field before submission.

Missing Lead-Based Paint Disclosure

For pre-1978 properties, this form is required and frequently overlooked. Solution: Always include the disclosure for any property built before 1978.

Lease Compliance Issues

The proposed lease doesn't include required HUD provisions or housing authority addenda. Solution: Use a lease template that complies with HUD requirements and include all required addenda.

Missing W-9

New landlords frequently forget to include the W-9 form. Solution: Include the W-9 with every first submission to a housing authority.

Voucher Expiration

The tenant's voucher has expired or is about to expire. Solution: Verify voucher validity before beginning the RFTA process.

RFTA Processing Timelines by Market

RFTA processing times vary significantly by housing authority:

Montgomery Housing Authority (MHA)

Typical processing time: 10–14 business days from submission. The MHA is generally efficient with RFTA processing, and our established relationship with the authority helps ensure our submissions are processed promptly. After RFTA approval, HUD inspections are typically scheduled within 7–14 days.

St. Louis Housing Authority (SLHA)

Typical processing time: 14–21 business days from submission. The SLHA processes a higher volume of RFTAs and has a longer processing timeline. After RFTA approval, inspections are typically scheduled within 10–21 days.

Total Timeline to First Rent Payment

From RFTA submission to first rent payment, landlords should expect: - Montgomery: 4–8 weeks - St. Louis: 6–10 weeks

These timelines assume a first-attempt RFTA approval and first-attempt inspection pass. Rejections or inspection failures add 2–4 weeks per occurrence.

How Iron Key Management Handles RFTA Submission

Iron Key Management prepares and submits RFTA packets for all properties we manage. Our process:

1. Pre-submission review: We review the tenant's voucher, verify eligibility, and confirm the property meets basic HQS requirements before beginning the packet.

1. Packet preparation: We prepare all required forms, conduct the rent reasonableness analysis, prepare the compliant lease, and compile all supporting documentation.
   1. Quality check: Every packet is reviewed for completeness and accuracy before submission.
      1. Submission and tracking: We submit directly to the housing authority and track the submission status proactively.
         1. Follow-up: We follow up with the housing authority to prevent processing delays and respond immediately to any requests for additional information.
            1. Approval coordination: Once approved, we immediately coordinate the HUD inspection scheduling.