Firing someone is never easy. But as a real estate investor—especially in the Section 8 space—learning to make hard decisions early can save your portfolio later. When I fired my first property manager, I wasn’t just cutting ties with a service provider—I was taking back control of my business.
This wasn’t a dramatic move or a clash of personalities. It was the outcome of months of missed inspections, tenant complaints, and delayed payments. In this blog, I’ll share what happened, what I learned, and how you can avoid the same mistakes.
The Warning Signs Were There
When I first hired a property manager, I expected peace of mind. They promised to:
- Handle all tenant communication
- Ensure inspections were passed
- Keep rent flowing consistently
But the reality didn’t match the pitch. Here’s what started going wrong:
- Missed HUD inspection deadlines that triggered payment holds
- Poor communication with tenants, leading to frequent complaints
- Lack of documentation on repairs needed for compliance
- No urgency around re-certification paperwork
At first, I gave them the benefit of the doubt—something many new landlords do. But that mindset nearly cost me thousands.
The Breaking Point
One of my units failed inspection twice due to a broken stair rail—something the manager had claimed was already fixed. HUD withheld payment for over 60 days, and I had to step in personally to get it resolved.
That was my wake-up call. No one will ever care about your portfolio as much as you do. I made the decision to end the contract—professionally, but decisively.
What I Learned (So You Don’t Have To)
Hire With Systems, Not Just Trust
Make sure your manager understands Section 8 compliance—not just general property management. Ask about their:
- HUD inspection process
- Communication protocols
- Emergency repair workflows
- Track record with PHA paperwork
Inspect the Inspector
Even if you delegate, stay involved. I now run quarterly tenant check-ins and randomly review inspection reports.
Always Have a Backup Plan
Never rely on a single point of failure. Have a second property manager, maintenance crew, or contingency process ready.
Take Ownership Early
Don’t wait until a crisis hits to get involved. Section 8 success is tied directly to paperwork, responsiveness, and compliance—all things that demand oversight.
Why It Matters in Section 8
With HUD regulations, voucher timelines, and compliance-heavy systems, a careless property manager isn’t just inefficient—they’re dangerous to your cash flow.
When you’re managing 5, 15, or 100 units, you need speed, reliability, and accountability. And if you’re scaling within Section 8, this only becomes more critical.
Learn From Every Loss
Firing my first property manager wasn’t easy—but it was necessary. It reminded me that this is a business, not a side hustle. That decision ultimately made my portfolio stronger, leaner, and more resilient.
If you’re working with a manager right now, take a moment to ask: are they helping you grow—or quietly costing you?
Explore More Real Estate Lessons
- For landlord training, compliance tools, and inspection prep, visit Section8Training.com
- For more real stories and behind-the-scenes insights from my portfolio, visit Section8Karim.com
- For housing policy trends and market-level strategy, head to KarimNaoum.com
Final Thought
In real estate, your biggest ROI doesn’t always come from your next deal. Sometimes, it comes from cutting ties with the wrong people. The sooner you treat this like a business, the faster you’ll scale like one.
