Section-8 has a $ amount that they are willing to pay, solely based on the number of bedrooms.
E.g. a 2-BR in Santa Cruz County is $1897. You are not supposed to charge more than $1897 for that 2-BR, but rumor is that some landlords accept additional cash from the tenant. If the government finds out, then the tenant loses the voucher, and the property is removed from the section-8 program (not much to lose for the landlord, big risk for the tenant)
The issue is that number BR is hardly a complete criteria. sqft, location, schools, visual appeal etc. does not get recognized.
I do have a 2-BR detached house that is rented to a section-8 tenant for $1350, and I could just write them a RIR (Request for Increased Rent) to go up to their permitted $1897. Not a penny extra for the tenants.. government would eat the entire $547 increase. I feel it would be a bit unethical. Market rent for that property is probably $1600 due to condition and location.
I have another 2-BR that is rented for $2300 (identical neighbor is rented for $2700).. obviously there won't be a section-8 tenant in that one any time soon.
I am not sure about "at the end of the lease", as I do not make leases, generally. I prefer month-to-month agreements. Section-8 tenants enjoy a bit extra protection. You need to give them 90 days.
I'm evicting a section-8 tenant right now due to improper conduct in front of other residents. I hope my lesson won't be too painful.