What Section 8 is and how it works in Denver

Section 8 is a federal housing voucher program that pays part of your rent directly to your landlord. In Denver, the program is run by the Housing Authority of the City and County of Denver (HACD). When you receive a voucher, you find your own apartment on the private market, and Section 8 covers a portion of the rent—typically 70 to 80 percent—while you pay the rest. The landlord must agree to participate in the program and accept the voucher payment.

The voucher amount is based on the Fair Market Rent (FMR) for your area and household size. In Denver, FMR varies by neighborhood and bedroom count. If you find an apartment that rents for less than the voucher amount, you pay less. If the apartment costs more, you pay the difference out of pocket. Section 8 does not cover utilities, so your actual out-of-pocket cost depends on whether utilities are included in the rent.

The process takes time. After you are placed on the waiting list, you may wait months or years before receiving a voucher. Once you have one, you typically have 60 to 120 days to find an apartment that meets program standards and has a landlord willing to participate. HACD staff inspect the unit to may support it meets housing quality standards before the lease begins.

Key Takeaways

  • HACD maintains the Section 8 waiting list for Denver, and the list is currently closed to new applicants, though it periodically reopens.
  • Your voucher covers a percentage of rent based on your household income and the Fair Market Rent for your area, and you pay the remainder.
  • You must find a landlord willing to accept Section 8, and the unit must pass a housing quality inspection before you can move in.
  • Once you receive a voucher, you typically have 60 to 120 days to locate and find an apartment, or you may lose the voucher.
  • Your income must fall below 50 percent of the area median income to stay in the program, and your rent contribution is recalculated annually.

Income limits and rent you pay

To be considered for Section 8 in Denver, your household income must be at or below 50 percent of the area median income (AMI). For a single person, this is roughly $35,000 per year; for a family of four, roughly $56,000 per year. These figures change annually. HACD uses your gross household income—before taxes—to determine whether you meet the limit.

Your monthly rent contribution is calculated as 30 percent of your adjusted gross income. If your household earns $2,000 per month, you would pay $600 toward rent, and Section 8 would cover the rest up to the Fair Market Rent limit. If you have medical expenses, childcare costs, or other deductions, HACD may adjust your income downward, which lowers your rent contribution.

Your income is recertified every year. If your income rises above the program limit, you may be terminated. If it stays below the limit, your rent contribution may increase or decrease based on the new calculation. HACD sends you a notice before each recertification and tells you what documents to submit.

The waiting list and how to get on it

HACD's Section 8 waiting list is currently closed. The authority does not accept new applications at this time. However, the list periodically reopens for brief periods—sometimes a few weeks, sometimes a few months. When it reopens, HACD announces the opening through its website, local media, and community partners.

To find out when the list reopens, check the HACD website regularly or call their main line at (720) 944-7777. You can also ask to be added to a notification list so HACD contacts you when applications reopen. Some community organizations in Denver also track waiting list openings and can alert you.

When the list does open, you must explore in person or by mail with proof of residency in Denver, proof of income, and identification. The process itself is free. Once you submit it, you are assigned a position on the waiting list based on the date and time you applied. Waiting times vary widely—some people wait one to two years, others wait five years or longer.

What documents you need to provide

HACD requires specific documents at each stage of the process. When you explore, bring a government-issued photo ID, proof that you live in Denver (a utility bill or lease), and proof of current income (recent pay stubs, tax returns, or a letter from your employer). If you are unemployed, bring documentation of unemployment benefits or other income sources.

If you have a disability or medical condition that affects your housing needs, bring medical documentation. If you are a victim of domestic violence, you may be able to claim priority status; bring a police report, protective order, or letter from a domestic violence organization.

Once you receive a voucher and find an apartment, you will need to provide the landlord's contact information, a signed lease, and proof that the unit meets housing quality standards. HACD will contact the landlord directly to verify participation and schedule the inspection.

Finding an apartment and working with landlords

After you receive your voucher, you have a limited time—usually 60 to 120 days—to find an apartment. Not all landlords accept Section 8. Some refuse because of paperwork, payment delays, or misconceptions about the program. You may need to contact many landlords before finding one willing to participate.

When you find an apartment, the rent cannot exceed the Fair Market Rent for that bedroom size in Denver. If the landlord wants more, you would have to pay the difference yourself. The lease must be signed by both you and the landlord before HACD can process the voucher.

Once you have a signed lease, HACD schedules a housing quality inspection. The inspector checks that the unit has working heat, electricity, plumbing, and adequate space; that there is no lead paint hazard; and that the unit is safe and sanitary. If the unit fails, the landlord must make repairs before you can move in. If repairs are not made within a set timeframe, you lose the apartment and must search again.

Recertification and ongoing requirements

Every year, HACD recertifies your income and household composition. You must report any changes—a new job, a household member moving in or out, a change in benefits—within 30 days. Failure to report changes can result in overpayment of your voucher or termination from the program.

You must also maintain your lease and keep the apartment in good condition. HACD conducts periodic inspections to may support the unit still meets housing quality standards. If you move, you must notify HACD and find a new apartment within the time allowed, or you lose your voucher.

If your income rises above 80 percent of AMI, you may be placed in "over-income" status, which means you can keep your voucher but will not receive a new one if you lose it. If your income stays above the program limit for a set period, you will be terminated.

Frequently Asked Questions

When will the Section 8 waiting list reopen in Denver?

HACD has not announced a reopening date. The waiting list is currently closed. Check the HACD website at denvergov.org/pocketgov/services/housing-authority or call (720) 944-7777 to ask about future openings. You can also contact local community organizations that track waiting list status.

What if I cannot find a landlord who accepts Section 8?

This is common in Denver. Ask HACD for a list of landlords who have participated in the past. Contact local nonprofits that work with Section 8 tenants—they often have relationships with willing landlords. You may also need to expand your search to neighborhoods outside your first choice, as some areas have more participating landlords than others.

Can I use my Section 8 voucher outside Denver?

Yes, but only in areas where HACD has a Housing Choice Voucher Program partner. You must request a "portability" transfer before you move. Contact HACD to learn which areas accept Denver vouchers and what paperwork is required.

What happens if my landlord stops accepting Section 8 payments?

If your landlord terminates the lease or refuses to renew it, you must find a new apartment within the time allowed by HACD. If you cannot find one, you lose your voucher. Notify HACD when ready if your landlord indicates they will not continue the program.

Do I have to pay utilities if Section 8 covers my rent?

Yes. Section 8 covers only rent. You are responsible for all utilities unless they are included in the lease. HACD factors in a utility allowance when calculating your rent contribution, but you still pay the actual utility bills.