Poster #114 - Between Law and Practice: Rental Screening, Renter Protections, and Housing Access for Voucher Holders

• In Event: Friday Poster Reception

Abstract

Source-of-income discrimination laws prohibit landlords from refusing to rent to voucher holders based on income source, yet little is known about how screening practices reinforce or circumvent these protections. This study analyzes differences in rental screening criteria between voucher and non–voucher applicants in Los Angeles County, where source-of-income discrimination laws apply, and evaluates implications for voucher utilization.

This research asks: How do property providers screen voucher holders relative to other applicants, and what drives variation in these practices? Drawing on semi-structured interviews with a diverse sample of property providers in Los Angeles County, including independent landlords, property managers, and large-scale operators, this study uses thematic analysis to identify patterns in screening, decision-making, and perceived risk. Conducted using a community-based participatory research approach, the study incorporates guidance from a Community Advisory Board of providers, voucher holders, and program administrators.

Findings reveal substantial variation in screening practices. Some providers apply consistent criteria across applicants while counting voucher subsidies as income, while others relax requirements such as credit scores due to perceived payment reliability. In contrast, others express generalized concerns about voucher holders or specific programs. In several cases, practices appear to conflict with fair housing and source-of-income protections, including reliance on subjective “gut feeling,” refusal to accept vouchers, or selective acceptance of certain programs.

Providers also described a tension between legal compliance and administrative burden: lengthy approval processes can delay move-ins by months, resulting in lost rental income. Preferences regarding tenants linked to supportive services also varied, with some providers viewing them as risk-reducing and others reporting no influence on screening decisions.

These findings underscore a tension between renter protections and the operational realities of voucher programs. Even with legal safeguards, variation in screening practices can limit equitable access. Reducing administrative delays, offsetting vacancy losses, and strengthening enforcement of source-of-income and fair housing protections may better align policy with practice.

Author

• Alex Sizemore, Enterprise Community Partners
  Presenting Author