Section 8 inspection requirements for Henry County, Georgia

Last updated 2026-07-10

Who runs Section 8 inspections in Henry County, Georgia?

The Housing Authority of the County of Henry (HACH) administers the Housing Choice Voucher program for Henry County, Georgia. HACH is the public housing authority (PHA) responsible for scheduling inspections, approving rent amounts, executing Housing Assistance Payment (HAP) contracts, and enforcing federal Housing Quality Standards (HQS) within the county. ^[1]

If you've searched for "2017 section 8 inspection requirements for Henry County Georgia," here's the plain answer: the governing standard has been 24 CFR Part 982 since long before 2017, and it still controls today. HUD updated its HQS regulations in 2017 and again through the Housing Opportunity Through Modernization Act (HOTMA), but the core 13-area inspection framework did not fundamentally change from year to year. ^[2] What shifted most around that period was the option for PHAs to adopt HUD's newer Uniform Physical Condition Standards through an alternative protocol. HACH stuck with standard HQS. ^[3]

So if you got a voucher tenant in 2017, or you're signing a HAP contract today, the checklist comes from the same federal standard.

What are the 13 HUD Housing Quality Standards areas inspectors check?

HUD's HQS framework, codified at 24 CFR 982.401, splits every inspection into 13 performance requirements. ^[2] A unit must pass all 13 to earn an overall "pass." One life-threatening deficiency fails the whole inspection on the spot.

HQS Area	Key Items Checked
1. Sanitary facilities	Working toilet, tub or shower, ventilation
2. Food prep and refuse disposal	Kitchen sink, stove or range, refrigerator, food storage
3. Space and security	Lockable entry doors, windows that open/close, minimum bedroom size
4. Thermal environment	Heating system adequate for local climate, cooling where required
5. Illumination and electricity	Working light fixtures, sufficient outlets, no exposed wiring
6. Structure and materials	Roof, walls, floors, ceilings structurally sound
7. Interior air quality	Ventilation, no harmful air pollutants, no mold
8. Water supply	Safe, potable water source
9. Lead-based paint	Compliance with 24 CFR Part 35 for units built before 1978
10. Access	Unit accessible without walking through another unit
11. Site and neighborhood	No serious hazards on the property or in immediate surroundings
12. Sanitary conditions	No rat infestation, no garbage accumulation
13. Smoke detectors	Working smoke detectors on each level, outside each sleeping area

For a complete checklist you can carry into the inspection, see our HUD housing inspection checklist and our deeper guide on what do section 8 inspections look for.

HUD rates each deficiency as either life-threatening or non-life-threatening. Life-threatening failures require correction within 24 hours. ^[2] Everything else gives the landlord 30 days. That split matters more than people expect. A single dead smoke detector or a missing stove burner knob can hold up a move-in by a full month.

What does a Henry County Section 8 inspection actually look like day-of?

HACH schedules the inspection after a landlord submits a Request for Tenancy Approval (RFTA) and the PHA confirms the proposed rent is reasonable. The inspector is usually a HACH staff member or a contracted HQS inspector. ^[1]

Plan on 30 to 60 minutes for a standard single-family home or apartment. The inspector walks every room, tests every outlet and light switch, runs water, flushes toilets, tests smoke detectors, checks the HVAC, opens windows, and looks at the exterior and any shared spaces. Bigger homes run longer.

Both the landlord and tenant can attend. The landlord (or property manager) should absolutely be there. Inspectors note deficiencies on a checklist, and the landlord gets a written copy. If the unit passes, HACH moves to execute the HAP contract. If it fails, you get a written list of what needs fixing and a re-inspection date.

For how that pass-or-fail decision plays out, see what happens if you fail a section 8 inspection and what happens after you pass section 8 inspection.

How long does the inspection process take in Henry County before a tenant can move in?

The timeline from RFTA submission to move-in varies. Here's a realistic breakdown based on the HCV process under 24 CFR 982: ^[2]

• HACH reviews the RFTA and runs a rent reasonableness check: typically 5 to 10 business days
• Inspection gets scheduled: usually 5 to 15 business days after RFTA approval, depending on HACH's workload
• If the unit passes: the HAP contract is executed and the tenant can move in once both parties agree
• If the unit fails: the landlord fixes deficiencies and the re-inspection follows, adding 2 to 4 weeks minimum

Total from RFTA to move-in for a clean unit runs roughly 3 to 5 weeks in most cases, though PHA backlogs stretch it. Henry County's population growth pushes local demand, so plan for the longer end of that range.

Voucher holders are on a clock. HUD requires PHAs to give voucher holders at least 60 days to find a unit, and PHAs can extend that. ^[2] If your inspection and approval eat into that window, ask HACH for an extension before your voucher expires. For more on move-in timing, see how long after section 8 inspection can I move in.

What are the lead-based paint rules for older homes in Henry County?

This one blindsides landlords more than anything else in the process. If a unit was built before 1978, HUD's lead-based paint requirements under 24 CFR Part 35 apply automatically to any HCV tenancy. ^[4]

For pre-1978 units, the landlord must:

1. Disclose any known lead-based paint hazards to the tenant before signing the lease 2. Give the tenant the EPA pamphlet "Protect Your Family From Lead in Your Home" 3. Make sure any deteriorated paint (peeling, chipping, chalking) visible during the HQS inspection gets treated

The HQS inspector will flag deteriorated paint in a pre-1978 unit as a deficiency. The usual fix is encapsulation or repainting of the affected surfaces. Full lead abatement is only required when the deterioration is extensive or HUD specifically mandates it.

Henry County has a mix of housing stock ages. Older neighborhoods in McDonough and Stockbridge hold homes built in the 1970s and earlier that landlords should check before listing with Section 8.

What are the smoke detector requirements for Section 8 in Henry County?

Working smoke detectors are one of the most common reasons Georgia HCV units fail. The HQS rule is simple: at least one working smoke detector on each level of the unit, including basements, and outside every sleeping area. ^[2]

Georgia law (O.C.G.A. § 25-2-40) requires smoke alarms in residential dwellings, and those state rules line up closely with HQS. ^[5] The inspector physically tests each detector. A dead battery fails the same as a missing unit.

Carbon monoxide detectors are not currently a federal HQS requirement, but Georgia law requires them in new construction and renovations. Some PHAs add them as a local rule. Ask HACH directly whether they inspect for CO detectors, since PHAs can tighten standards above the federal floor.

Fix smoke detectors before any inspection. They cost under $20 each, and failing for this reason is the most avoidable outcome in the entire HQS process.

How does rent reasonableness affect the inspection and approval process?

Rent reasonableness is a separate call from the inspection, but both happen in the same RFTA review window and both must clear before HACH executes a HAP contract. Under 24 CFR 982.507, a PHA cannot approve a rent that exceeds what comparable unassisted units rent for in the same market. ^[6]

HACH compares the proposed rent to recent rents for comparable units in Henry County, weighing size, location, age, type, and amenities. If your rent sits above what the market supports, HACH negotiates it down or declines the unit. A unit can pass HQS perfectly and still get rejected if the rent is too high.

Henry County rents have climbed with metro Atlanta growth. Payment Standards (the maximum the PHA will pay toward rent and utilities) are set annually by HACH based on HUD's published Fair Market Rents (FMRs) for the Atlanta-Sandy Springs-Roswell HUD Metro FMR Area. ^[7] For fiscal year 2024, HUD set the Atlanta metro FMRs at roughly $1,302 for a one-bedroom and $1,561 for a two-bedroom at the 50th percentile, though Henry County's payment standards may run above or below those figures. ^[7] Check with HACH for current payment standard tables, since they update annually.

Trying to figure out if a unit's rent will get approved? VoucherReady's rent reasonableness estimator lets you cross-check a proposed rent against local market data before you submit an RFTA.

What happens if a unit fails the Section 8 inspection in Henry County?

A failed initial inspection doesn't kill the deal. It starts a clock. HACH sends the landlord written notice spelling out each deficiency and whether it's life-threatening or non-life-threatening.

Life-threatening deficiencies (gas leaks, no heat in cold weather, exposed live electrical wires, inoperable smoke detectors) must be corrected within 24 hours. The tenant cannot move in during this period.

Non-life-threatening deficiencies must be corrected within 30 days. The landlord requests a re-inspection after the repairs. HACH schedules it, and the inspector verifies each noted item is resolved.

Miss the deadline, and HACH can terminate the HAP contract for the unit. If the tenant already lives there and the unit fails an annual inspection, the landlord gets 30 days to fix issues or HAP payments stop. The tenant is not on the hook for the landlord's failure to pass. ^[2]

For a full breakdown of the timeline and tenant rights during a failed inspection, see what happens if you fail a section 8 inspection.

How often does HACH inspect a unit after the tenant moves in?

Under HUD's HQS rules, PHAs must inspect each assisted unit at least once every 24 months. ^[3] Many PHAs, including most Georgia authorities, choose to inspect annually as policy and as a HAP contract term. HACH's HAP contract language typically calls for annual inspections.

Two other triggers exist beyond the scheduled cycle:

1. Complaint inspections: If a tenant or neighbor reports habitability concerns to HACH, the authority can schedule an unannounced or short-notice inspection. 2. Special inspections: If the unit undergoes major renovation or a natural disaster hits, HACH may inspect before the next scheduled date.

Don't treat the initial pass as a one-time event. A unit that grows mold, loses a working HVAC system, or picks up deteriorated paint between annual dates can fail the next cycle and put HAP payments at risk.

Managing multiple HCV units? A self-audit with an inspection list for section 8 housing a few weeks before each annual date is a cheap way to dodge surprises. You can also read what is a quality control inspection for section 8, which is HUD's own audit of a PHA's inspection program.

Can a tenant request a re-inspection or report habitability problems in Henry County?

Yes, and tenants should know this right cold. Under the HCV program, tenants can notify HACH of conditions they believe violate HQS. HACH has to investigate. The tenant's right to report needs no landlord permission, and it cannot be grounds for retaliation. ^[8]

Document everything in writing. Photos, dated letters or emails to the landlord and HACH. If the matter turns into a lease dispute or eviction attempt, that paper trail carries weight.

Georgia landlord-tenant law (O.C.G.A. § 44-7-13) requires landlords to keep rental property in repair and maintain habitability. ^[9] An HQS violation and a state habitability violation can overlap, so a tenant may hold both a complaint to HACH and a legal claim under state law when a landlord refuses repairs.

Need to reschedule an inspection? See reschedule section 8 inspection for the process and timeline effects.

For what tenants should prepare and watch for, section 8 inspection guidelines for tenants covers the full tenant-side picture.

How should a landlord prepare a Henry County property for the HQS inspection?

Prep takes two to three hours for most single-family homes if you're starting from a well-kept property. Here's where to spend the effort.

Electrical and smoke detectors: Test every outlet with a plug-in tester (they cost $10 at any hardware store). Test every smoke detector. Replace dead batteries or any unit older than 10 years.

Plumbing: Run every faucet, flush every toilet, check under every sink for leaks. Set the water heater to produce hot water but stay below the scalding line (most inspectors want 120°F or below).

Windows and doors: Every exterior door must lock with a key from outside. Every window must open, close, and stay open on its own. Broken sash cords and painted-shut windows are common non-life-threatening deficiencies.

Kitchen: The stove needs all burners working and all knobs present. The refrigerator must be present and cooling. There has to be a kitchen sink with hot and cold running water and a working drain.

Lead paint in older homes: Walk the exterior and interior for peeling or chipping paint. In a pre-1978 home, that paint is assumed lead-based until proven otherwise. Sand and repaint any deteriorated surfaces before the inspection.

VoucherReady's landlord kit has a printable HQS pre-inspection checklist organized by the 13 areas, so you can go room-by-room before the inspector shows up.

For how other metros handle the same federal rules, see city of pittsburgh section 8 housing and section 8 housing louisville ky.

What are the current payment standards and Fair Market Rents for Henry County in 2024?

Henry County sits inside HUD's Atlanta-Sandy Springs-Roswell, GA HUD Metro FMR Area for Fair Market Rent purposes. HUD publishes FMRs annually, and PHAs use them as a baseline for setting their own Payment Standards.

For FY2024, HUD published these 50th-percentile FMRs for the Atlanta metro area ^[7]:

Unit Size	FY2024 FMR (Atlanta Metro, 50th percentile)
Efficiency (0-BR)	$1,108
1-Bedroom	$1,302
2-Bedroom	$1,561
3-Bedroom	$2,001
4-Bedroom	$2,309

PHAs can set Payment Standards between 90% and 110% of the published FMR without HUD approval. They can exceed 110% with a HUD exception payment standard. ^[2] HACH's actual payment standards may differ from the FMRs above. Contact HACH or check their website for the current schedule.

When a unit's rent tops the payment standard, the tenant pays the difference on top of their standard 30% of income share. Tenants cannot pay more than 40% of their adjusted monthly income at initial occupancy. ^[2]

These figures change every October 1 with the new federal fiscal year. Anyone leaning on specific numbers for a HAP contract should verify the current cycle with HACH.

Frequently asked questions

Does HACH still use the 2017 HQS inspection standards or have they been updated?

The 2017 version of HQS wasn't a standalone overhaul. HUD's Housing Quality Standards have run under 24 CFR 982.401 for decades. Incremental updates came through rulemaking, including HOTMA-related changes that began phasing in after 2022. Henry County uses the same HQS framework that applied before 2017. Contact HACH to confirm whether they've adopted any alternative inspection protocols like UPCS-V.

How do I contact the Housing Authority of the County of Henry?

HACH is based in McDonough, Georgia. Their main office number and address are listed on the Henry County government website and through HUD's PHA contact list at HUD.gov. Search "Henry County Housing Authority Georgia" on HUD's PHA locator at https://www.hud.gov/program_offices/public_indian_housing to find current contact info, since office details change more often than federal pages.

Can a landlord charge a Section 8 tenant more rent than the HUD payment standard?

Yes, within limits. If the rent exceeds HACH's payment standard, the tenant pays the gap. But at initial move-in, the tenant's total contribution (their share plus any excess rent) cannot exceed 40% of their adjusted monthly income under 24 CFR 982.508. After move-in, the 40% cap no longer applies at subsequent lease renewals, but landlords can only raise rents with proper notice and PHA rent reasonableness approval.

What is a life-threatening HQS deficiency and how fast must it be fixed?

HUD defines life-threatening deficiencies as conditions posing immediate danger: gas leaks, no heat when outdoor temperatures are below 50°F, inoperable smoke detectors, exposed live electrical wires, or broken exterior door locks in a dangerous area. These must be corrected within 24 hours of the finding. A voucher tenant cannot occupy the unit until the condition is resolved and verified.

What happens to a Section 8 tenant if the landlord refuses to fix inspection failures?

If a landlord fails to repair deficiencies within the required timeframe, HACH stops HAP payments and can terminate the HAP contract. The tenant isn't penalized for the landlord's failure. Under HUD rules, the PHA must help the tenant find alternative housing or issue a new voucher. The tenant can also file a complaint with HUD's Fair Housing and Equal Opportunity office if retaliation occurs.

Are Section 8 inspections in Henry County announced in advance?

Initial and annual inspections are scheduled in advance, with notice to both the landlord and the tenant. HACH contacts the landlord to set a date and time. Complaint-based inspections may happen with less notice. HUD does not require more than 24 hours notice for a complaint inspection, though HACH usually provides at least a brief window.

Does Georgia have any state-level inspection requirements on top of HQS?

Georgia does not run a separate state-level HCV inspection program. Federal HQS standards govern. But Georgia landlord-tenant law under O.C.G.A. § 44-7-13 independently requires landlords to maintain habitability, and O.C.G.A. § 25-2-40 sets smoke detector rules. These state laws run parallel to HQS, so a landlord can face both HQS violations and state code violations for the same condition.

Can a tenant be present during the Section 8 inspection?

Yes. Both landlords and tenants have the right to attend HQS inspections. Tenants are encouraged to attend the initial inspection because they can point out deficiencies that might otherwise get missed. If a tenant raises a concern during the inspection that the inspector agrees qualifies as an HQS failure, it goes on the deficiency list regardless of whether the landlord is present.

How long is a Section 8 inspection certificate valid in Henry County?

There's no standalone "certificate" that expires on its own. An HQS pass result is valid for executing the HAP contract at that time. After that, the annual (or biennial, depending on HACH policy) re-inspection cycle governs. If a unit sits vacant for an extended stretch between the initial pass and move-in, HACH may require a new inspection before the HAP contract is signed.

What bedroom size standards apply to Henry County Section 8 units?

HUD's HQS sets minimum space requirements: at least one room usable for living and sleeping, and the unit must not be overcrowded relative to family size. The voucher issued to a tenant is sized for a specific number of bedrooms based on family composition under HUD's subsidy standards at 24 CFR 982.402. A family with a three-bedroom voucher must find a three-bedroom unit; the PHA will not pay for a unit that doesn't match the voucher size.

Does HACH accept utility allowances differently for different unit types?

Utility allowances are set by HACH in a published schedule that varies by unit type (house vs. apartment), fuel source (gas vs. electric), and size. The allowance is subtracted from the payment standard to set the maximum rent HACH will pay a landlord. Tenants with tenant-paid utilities get the allowance credited toward their portion. Ask HACH for their current utility allowance schedule, which updates at least annually.

Can a Henry County Section 8 tenant move to another county using their voucher?

Yes. After the initial 12-month lease term in Henry County, a voucher holder can port their voucher to another jurisdiction under 24 CFR 982.353. The receiving PHA can absorb the voucher into its own program or bill HACH. If you're considering porting out, notify HACH before your lease renewal and review the receiving PHA's payment standards and waitlist status. For moves within Georgia, contact both PHAs at least 60 days before your planned move.

What if the Section 8 inspector and the landlord disagree on whether something is a deficiency?

Landlords can request an informal review or appeal of an HQS finding through HACH's grievance process. HUD requires PHAs to have an informal hearing process for disputes involving program participation under 24 CFR 982.554. Document the condition with photos before making any changes. If you genuinely believe the inspector applied the wrong standard, the HQS regulation text at 24 CFR 982.401 is the controlling document you'd cite in any appeal.

Sources

1. HUD PHA Contact Database, Housing Authority of the County of Henry (HACH): HACH is the administering PHA for the Housing Choice Voucher program in Henry County, Georgia
2. U.S. Code of Federal Regulations, 24 CFR Part 982, HUD HCV Program Regulations: HQS inspection requirements, voucher time limits, HAP contract rules, payment standards, and life-threatening deficiency correction timeframes
3. U.S. Code of Federal Regulations, 24 CFR Part 35, HUD Lead-Based Paint Regulations: Lead-based paint disclosure and hazard reduction requirements apply to HCV units built before 1978
4. Georgia General Assembly, O.C.G.A. § 25-2-40, Smoke Detector Requirements: Georgia state law requires smoke alarms in residential dwellings, aligning with HQS requirements
5. U.S. Code of Federal Regulations, 24 CFR 982.507, Rent Reasonableness: PHAs cannot approve rents exceeding comparable unassisted units in the same market
6. HUD Office of Policy Development and Research, FY2024 Fair Market Rents, Atlanta-Sandy Springs-Roswell Metro Area: FY2024 FMRs for the Atlanta metro: $1,108 efficiency, $1,302 one-bedroom, $1,561 two-bedroom, $2,001 three-bedroom, $2,309 four-bedroom at 50th percentile
7. HUD Office of Fair Housing and Equal Opportunity, Tenant Rights under the HCV Program: Tenants can report HQS violations to HACH and cannot be retaliated against for doing so
8. Georgia General Assembly, O.C.G.A. § 44-7-13, Landlord Duty to Repair: Georgia law requires landlords to maintain rental property in repair and habitability
9. U.S. Code of Federal Regulations, 24 CFR 982.402, Subsidy Standards and Voucher Bedroom Sizes: Voucher bedroom sizes are assigned based on family composition under HUD subsidy standards
10. U.S. Code of Federal Regulations, 24 CFR 982.353, Where Family Can Live and Move: Voucher holders can port their voucher to another jurisdiction after the initial 12-month lease term