What Section 8 is and how it pays for housing

Section 8 is a federal housing program run by the U.S. Department of Housing and Urban Development (HUD) that helps low-income households pay rent. The program gives may be able to access households a voucher — a document that tells a landlord HUD will pay a portion of the rent directly. You pay the rest from your own income, usually 30 percent of your adjusted gross income.

The voucher is not cash in your hand. It is a promise from HUD to your landlord that covers the difference between what you can afford and the actual rent. Your landlord must agree to accept the voucher and sign a lease with you. HUD then pays the landlord monthly for as long as you live there and remain in the program.

The amount HUD will pay depends on your local area's fair market rent — a figure HUD sets each year based on what similar units rent for in your county or city. If you find an apartment that rents for less than the fair market rent, you pay less. If the apartment costs more, you pay the difference out of pocket, or you cannot use the voucher there.

Key Takeaways

  • Section 8 vouchers are issued by local public housing authorities, not by a federal office, and waiting lists are managed at the local level.
  • HUD pays your landlord a portion of rent based on your income and the fair market rent for your area; you pay the rest.
  • You must find a landlord willing to accept Section 8, and the apartment must pass a HUD inspection before the voucher can be used.
  • Waiting lists for Section 8 vouchers are often years long and frequently closed to new applicants in high-demand areas.
  • Once you receive a voucher, you can use it to rent from any landlord in your area who accepts it, and you can move to a different unit while keeping the same voucher.

How to find your local housing authority and check the waiting list

Section 8 is run by public housing authorities (PHAs) — local government agencies, one in each county or city. Your PHA manages the waiting list, issues vouchers, and handles inspections and payments. There is no single national waiting list or national office you can call.

To find your local PHA, visit the HUD website and use the PHA locator tool, or search "[your city] public housing authority." Call or visit their office to ask whether they are currently taking new names for the waiting list. Many PHAs have closed their lists because demand is far higher than the number of vouchers available. If the list is closed, ask when it might reopen — some PHAs reopen for a few weeks every few years.

If your PHA's list is closed, you have no way to get on it right now. Some people on waiting lists have waited five to ten years or longer. If you need housing urgently, look into other programs: emergency rental information, public housing, or private landlords who rent to low-income tenants without requiring a voucher.

What happens after you receive a voucher

Once your name reaches the top of the waiting list and you are selected, your PHA will give you a voucher and a important date — usually 60 to 120 days — to find an apartment. During this time, you search for a rental unit in your area that is within the fair market rent limit and whose landlord is willing to accept Section 8.

Not all landlords accept Section 8 vouchers. Some refuse because they believe Section 8 tenants are riskier, because the paperwork is burdensome, or because they prefer to rent at higher prices. You will need to contact landlords directly and ask whether they accept vouchers. Online rental sites sometimes let you filter by "Section 8 accepted," but calling is often more reliable.

Once you find a landlord willing to work with you and agree on a lease, your PHA will inspect the apartment to make sure it meets HUD's housing quality standards — the unit must be safe, have working utilities, adequate heat, and no serious defects. If it fails inspection, the landlord must fix the problems before you can move in. After inspection passes, HUD begins paying the landlord.

Income limits and how much you will pay

To receive a Section 8 voucher, your household income must fall below 50 percent of the area median income for your county. The exact dollar amount varies widely by location. A family of four in rural Mississippi might have a limit of $30,000 per year, while the same family in San Francisco might have a limit of $80,000 or higher. Your local PHA can tell you the current limit for your area and household size.

Your monthly rent payment is typically 30 percent of your adjusted gross income. If your income is $1,500 per month, you would pay about $450 in rent. HUD pays the landlord the rest, up to the fair market rent limit. If you earn more money while on the program, your rent payment goes up. If your income drops, your payment goes down.

You must report income changes to your PHA. Failure to report can result in overpayment, which you may have to repay, or termination from the program. Your PHA will ask you to recertify your income once a year.

How long you can keep a voucher and what can end the program

Section 8 vouchers do not have an expiration date. You can keep your voucher for as long as you remain in the program, even if your income rises above the original limit — though your rent payment will increase. You can move to a different apartment and take the voucher with you, as long as the new unit is within the fair market rent and the landlord accepts Section 8.

Your PHA can terminate your voucher if you violate the lease, fail to pay your share of rent, do not report income changes, or commit fraud. Your landlord can also end the lease for cause — nonpayment, property damage, or lease violations — which would end your use of the voucher at that address. If you are evicted, you lose the voucher and must reapply to your PHA's waiting list if you want another one.

If you move out voluntarily and your lease ends, you keep the voucher and can use it to rent elsewhere. Your PHA will give you a new important date to find another apartment.

Differences between Section 8 and public housing

Section 8 and public housing are both federal programs, but they work differently. With Section 8, you find your own apartment and the landlord is a private owner. With public housing, you rent directly from your local housing authority, which owns the building. Public housing is often cheaper, but the buildings may be older and waiting lists can be just as long as Section 8.

Some PHAs run both programs. If you are on the waiting list for Section 8, you may also be able to go on the public housing waiting list at the same time. Ask your PHA whether they manage both and whether you can be on both lists.

What to do if you are denied or if your voucher is terminated

If your PHA denies you a voucher or terminates one you already have, they must give you a written reason. Common reasons include income above the limit, failure to report income changes, lease violations, or fraud. You have the right to request a hearing to challenge the decision.

Contact your PHA's administrative office and ask for the hearing process. You will have a chance to present your side of the story to a hearing officer. If you believe the decision was wrong, bring documents that support your case — pay stubs, lease, inspection reports, or written communication with your PHA.

If you lose your voucher, you can reapply to the waiting list, but you will start over at the end of the line. Some PHAs give priority to people who were terminated for reasons beyond their control, such as a natural disaster or a landlord's decision to stop accepting Section 8. Ask your PHA about any priority categories.

Frequently Asked Questions

How long does it take to get a Section 8 voucher?

It depends entirely on your local PHA's waiting list. Some areas have lists that move quickly and issue vouchers within a year or two. In high-demand areas like New York City, Los Angeles, and San Francisco, waiting lists can be five to ten years long or longer. Call your PHA to ask how many people are ahead of you and how fast the list is moving.

Can I use my Section 8 voucher in a different city or state?

You can move to a different area, but you must request a voucher portability transfer from your current PHA. The new PHA in your destination area must agree to take your voucher. Some PHAs accept portable vouchers and some do not, depending on their funding and waiting lists. Contact both your current PHA and the PHA in the area where you want to move before you relocate.

What if my landlord wants to raise the rent above the fair market rent?

Your landlord can raise the rent, but HUD will only pay up to the fair market rent for your area. If the new rent exceeds that amount, you would have to pay the difference out of pocket. If you cannot afford it, you would need to move to a cheaper apartment or leave the program. Your lease and fair market rent limits are set by your PHA, so ask them before you agree to any rent increase.

Can I own a home with a Section 8 voucher?

Standard Section 8 vouchers are for rental housing only. However, some PHAs run a Section 8 homeownership program that lets voucher holders use the subsidy toward a mortgage payment on a home they own. This program is much less common than rental vouchers and has stricter requirements. Ask your PHA whether they offer homeownership vouchers.

What happens if I get a job and my income goes above the limit?

You do not lose your voucher when ready. Your rent payment will increase to reflect your higher income, but you can stay in the program. However, if your income stays above the limit for a certain period — usually two years — your PHA may terminate your voucher. The exact rules vary by PHA, so ask them about their income limits and what happens if you earn more.