Section 8 Manager – Washington, NC

Jobs

Position Title: Section 8 Manager
Reports to: Director of Housing Services
Department/Division: Housing Services
FLSA Status: Non-Exempt
Date: July 9, 2026
Employment Status: Full-Time
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Position Summary
Responsible for day-to-day operations of the Section 8 Housing Choice Voucher (HCV) Program which may include but not be limited to other special programs. Performs managerial and administrative tasks involved in planning, organizing, coordinating, and directing efforts to provide low-income housing through the HCV Program. Responsible for the Agency receiving at least a satisfactory rating concerning HUD agency scoring systems such as Section 8 Management Assessment Program (SEMAP) and other future HUD required evaluation systems. 

Responsibilities
The duties listed below illustrate the various types of work that may be performed. The omission of specific statements regarding duties does not exclude them from the position if the work is similar, related, or a logical assignment in association with this position. Undertakes and performs the following and all other work-related duties as assigned.

  1. Plans, manages, and monitors the HCV Program to ensure compliance with HUD guidelines and regulations, the Administrative Plan, federal, state, and local regulations, laws, ordinances, and Agency policies as required and to achieve the highest possible rating under HUD’s Section 8 Management Assessment Program (SEMAP) or other HUD evaluation systems.
  2. Establishes accessible systems that respond to program participants needs for social services, including but not limited to advocacy, financial, educational, health and all other needs leading to stabilization of housing and/or moving towards self-sufficiency.
  3. Interprets federal regulations and the Administrative Plan in daily operation; writes and reviews processes and procedures to ensure program compliance with statutory deadlines.
  4. Reviews Vouchers, re-examinations, rent adjustments and changes of dwelling.
  5. Oversees the waiting list and coordinates background information checks on tenants to be recertified. Performs final eligibility verification.
  6. Oversees lease documents for accuracy and completeness and executes leases.
  7. Collects and reviews interim transfer and re-certification information, evaluates, verifies, and calculates information and rent for recertification and move-in. Explains rent calculation to tenants and assists with completion of recertification materials as necessary.  Prepares and sends appropriate notices of rent adjustments in accordance with HUD regulations.
  8. Schedules and conducts re-examination interviews with tenants.
  9. Ensures proper verification methods/processing for each re-examination in accordance with HUD and Agency policies and procedures. Examines and resolves income discrepancies as necessary.
  10. Performs regular reviews for quality assurance and compliance purposes to determine accuracy and timeliness of services and payments.
  11. Reviews and approves tenants’ records; verifies pertinent data governing tenant eligibility in completing any omitted items, makes recommendations for continued assistance or cancellation of existing contracts.
  12. Approves and submits required reports to HUD, retrieves and monitors reports in PIC including Late Annual Re-exams, Late HQS Inspections, Rent Calculations, and Reporting Rate, and manages activities report through the PIC/EIV systems (e.g., multiple subsidies, tenant deceased, new hire activity reports, etc.) to ensure timely and accurate processing of relevant information.
  13. Meets with owners, agents, realtors, and property management firms to explain the program and to encourage a wide range of owners to participate.
  14. Discusses tenant/owner complaints and program abuse with owners/tenants and attempts to resolve disputes between participants and landlords as appropriate.
  15. Oversees the determination of utility allowances. Analyzes utility rates and other services in developing and maintaining the utility allowance schedules.
  16. Assists in the preparation and monitoring of the HCV budget; oversees the waiting list; conducts participant briefings.
  17. Manages and maintains account information such as present rent, and coordinates other collections due, late payment notification, and reconciliation of rent and other charges collected throughout the month with appropriate personnel.
  18. Research, compiles, and analyzes information for development of budget and monitors operational expenses to assist in meeting budget requirements.
  19. Prepares and submits all funding applications for relevant programs. Plans, develops, and monitors program outreach efforts for the HCV assistance programs and evaluates results.
  20. Plan, develop, and monitor landlord program outreach efforts for the HCV assistance programs and evaluate the results.
  21. Actively participates in various inter-agency and committee meetings.
  22. Under the supervision of the Director of Housing Services, participates in the development of program policies and procedures and assesses their effectiveness.
  23. Ensures that the appropriate required reports, Board actions, and legal responses required by the Agency and HUD are prepared and presented in a timely manner.
  24. Ensures privacy and maintains security of confidential materials and ensures that program records are confidentially prepared and maintained in accordance with federal regulations.
  25. Attends meetings, seminars, and conferences to stay current with new trends, activities, and concepts in housing stabilization, home ownership, supportive services, and HCVP. Supports, assists, and works with other Agencies and affiliated organizations in joint efforts, which are mutually beneficial.
  26. Accountable for consistent adherence to strong Agency standards regarding the ethical, responsible, and appropriate use, care, and safeguarding of Agency materials, supplies, resources, and other assets.

Education and Experience 
A bachelor’s degree in business, Public Administration, or a closely related field from an accredited college or university and three (3) years of experience in property management or low-income housing with increasing responsibility in a senior supervisory capacity or an equivalent combination of education, training, and experience resulting in the ability to fulfill the essential job duties of the position.

The following Certifications must be obtained within one (1) year of employment or other allowable period of hire as authorized by the Executive Director or his/her designee:

  • HCV Executive Management 
  • Occupancy Standards
  • Rent Calculation
  • Enterprise Income Verification System (EIV)
  • Fair Housing

Knowledge and Skills

  1. Must have the ability to apply HUD and Agency established policies and procedures to consistently produce on-time and accurate income, rent, and subsidy calculations.
  2. Knowledge of HUD-established and Agency established performance standards as they relate to income and rent determinations. The ability to consistently produce on-time and error-free rent and subsidy calculations.
  3. Must be computer literate, including personal computing, accuracy in data entry, and knowledge of program-related software.
  4. Must have strong communication skills, good interpersonal skills including basic reading, writing, listening, and speaking skills.
  5. Knowledgeable in the principles and practices of the HCV Program. Must understand the concepts of pro-ration, estimation, and percentages as part of the rent calculation process for HCV program.
  6. Ability to understand and follow moderately complex written and oral instructions, communicate and relate to persons of diverse backgrounds and abilities.
  7. Ability to make routine decisions in accordance with established administrative rules, regulations, and policies, to explain the re-examination process to tenants in an objective and impartial manner.
  8. Knowledge of basic math principles sufficient to perform calculations for determining rent, resolving discrepancies, PIC and EIV errors.
  9. Ability to prepare clear, concise reports and make appropriate recommendations within scope of responsibility.
  10. Ability to deal effectively with situations requiring tact and diplomacy.
  11. Ability to maintain a 98% occupancy rate and to ensure 98% of the annual re-certifications are completed accurately and on time.
  12. Ability to ensure 100% of the units under contract are inspected annually based upon an approved schedule to determine their compliance with HQS and to ensure 100% of the units failing HQS is subject to abatement or termination sanctions in accordance with HUD regulations.
  13. Performance appraisals of subordinates are completed properly and on time. In the opinion of the supervisor, the appraisals reflect insight and sound judgment.
  14. Effective leadership skills are employed, as evidenced by the type and number of tasks delegated, the number of staff meetings held, and the motivation of subordinates.
  15. Ensures that positive owner, participant, and public relations are maintained as evidenced by the absence of complaints received from owners, participants and the general public and a positive attitude towards the Agency by the public.
  16. The employee consistently strives toward a positive, cooperative, and helpful working relationship with fellow employees, and places a high value on teamwork among all groups of employees.

Supervision Controls
The employee receives instructions from the Director of Housing Services. The employee plans and carries out routine work activities with minimal supervision and independently resolves problems that arise. The employee receives specific instructions when complaints are brought to the attention of the supervisor, and when the supervisor is contacted by the employee for direction. The employee’s work is reviewed periodically for conformance to Agency policies and attainment of objectives. The employee has no supervisory responsibility

Guidelines
The employee performs routine duties by following established HUD and Agency policies and procedures. These guidelines cover most job-related situations, and the employee may use independent judgment in making decisions within established parameters and area of expertise. If guidelines do not cover a situation, the employee normally consults the supervisor. Guidelines are generally specific and clear.

Complexity
The employee performs a variety of related, routine, and generally repetitive tasks. The course of action is determined by the supervisor and by established procedures. The employee may coordinate, integrate, and/or prioritize tasks.

Scope and Effect
The employee’s work affects resident families, managers, other agencies, and other Agency personnel. The employee’s efforts can enhance the Agency ‘s continuing efforts to provide adequate leased housing to low-rent public housing families on a timely basis and at reasonable rates.

Personal Contacts
Personal contacts are with all of the above persons and groups. The purpose of such contacts is to obtain and provide information and verify, document and record information submitted by residents, and other Agency activities.

Physical Requirements

  1. Work is principally sedentary, but may involve some physical exertion, such as kneeling, crouching, or lifting to obtain files, records, and office supplies, and eyestrain from working with computers and other office equipment.
  2. Must be able to sit and/or stand for up to eight (8) hours at a time while performing work duties.
  3. Must be able to bend, stoop, push, and pull in the performance of office related duties.
  4. Must be able to use fingers bilaterally and unilaterally to operate office equipment.
  5. Must be able to establish and maintain effective working relationships with co-workers and clients and perform essential job functions in an environment that will sometimes include increased levels of work-related stress.
  6. Must have vision and hearing corrected to be able to operate office equipment and fulfill essential job functions.
  7. Attendance is reliable; leave does not exceed the amount as prescribed by Agency policy and procedure manual the employee has no unexcused absences.
  8. Must maintain a professional appearance and portray a positive image for the Agency.
  9. Must maintain punctuality and attendance as scheduled.
  10. An employee may request a reasonable accommodation to mitigate any of the physical requirements listed above.

Medicinal and Recreational Marijuana
Marijuana is a Schedule I controlled substance and is illegal under federal law. The Agency observes the common rule of the Federal Marijuana Law of the Controlled Substances Act (CSA) (21 U.S.C. § 811), which does not recognize the difference between medical and recreational use of marijuana and has established the required Drug Free Workplace Policy. Employees are not permitted to use or possess any form of marijuana for medical or recreational purposes. Any applicant for employment who tests positive for marijuana during a pre-employment drug screening shall be ineligible for employment with the Agency. Any applicant for employment who advises the Agency that he/she uses any form of marijuana will be ineligible for employment. The Agency is unable to grant a request for reasonable accommodation to use marijuana under any circumstance.

Work Environment
Work involves the normal risks or discomfort associated with an office environment and is usually in an area that is adequately cooled, heated, lighted, and ventilated

Other Requirements

  • Must possess a valid driver’s license and maintain a good driving record.
  • May be required to work an unusual work schedule.
  • Must work with the highest degree of confidentiality.
  • Must be available for occasional overnight travel for training.
  • Must pass employment drug screening & criminal background check.

The Washington Housing Authority is an Equal Opportunity Employer. This job description is subject to change and in no manner states or implies that these are the only duties and responsibilities to be performed. The duties herein are representative of the essential functions of this job. This job description reflects management’s assignment of functions; however, it does not prescribe or restrict tasks that may be assigned. Nothing in this document restricts management’s right to assign or reassign duties and responsibilities at any time. The qualifications listed above are guidelines, and other combinations of education and experience that could provide the necessary knowledge, skills, and abilities to perform the job may be considered at the discretion of the Executive Director.

Employment with the Washington Housing Authority is on an “at-will” basis. Nothing in this document is intended to create an employment contract, implied or otherwise, and does not constitute a promise of continued employment.

Disclaimer: The above statements describe the general nature, level, and type of work performed by the incumbent(s) assigned to this classification. They are not intended to be an exhaustive list of all responsibilities, demands, and skills required of personnel so classified. Job descriptions are not intended to and do not imply or create any employment, compensation, or contract rights to any person or persons. Management reserves the right to add, delete, or modify and/or all provisions of this description at any time as needed without notice. This job description supersedes earlier versions.

Updated: July 15, 2026 — 5:59 pm