The drafters of this guidance missed a major opportunity to frame this guidance as a win-win for low-income renters and landlords. In theory, everyone could be happy because low-income renters get more choice, and landlords get more guaranteed funds. What is missing for everyone to be happy?

1. Utilities need to be covered by housing vouchers. Low-income renters will see their incomes spread to extraordinarily thin levels in the guidance scenario. Page 5 of the guidance document sites an example with a renter whose income net of rent is $540, or $18 per day(!). A winter utility bill can easily run to $200-$300. Landlords who have not accepted housing vouchers pre-Covid were not planning to expose themselves to financial risk inherent in low-income renters and should be covered or compensated for it.
2. The guidance document is written in an incredibly obnoxious manner that shows a heavy hand from the state and no understanding towards housing providers. Its conclusion states in bold text "Simply put, the new law requires housing providers to treat all tenants, applicants, prospective purchasers, clients, etc. equally, regardless of their source of income". It would be completely correct to say that the current system already does that by treating housing vouchers as INCOME rather than as a reduction in the posted rent. The guidance document implies that the current system does not treat people equally, but that is patently false! In fact, by treating housing vouchers as magic coupons that reduce posted rents, the guidance document is creating a two-track system for renters. The document is truly insulting to anyone who can read.

This deeply one-sided guidance document reeks of missed opportunity for bridge-building. If Virginia ever wants to have better housing for all, all of the stakeholders have to be considered. There is a lot of potential here, but obviously the people who wrote it want to go into battle rather than building bridges. Best of luck.