What Section 8 is and how it works in Philadelphia

Section 8 is a federal housing voucher program that pays part of your rent directly to your landlord. In Philadelphia, the Housing Authority of the City of Philadelphia (HACP) administers the program. When you receive a voucher, HACP pays the difference between what you can afford and the actual rent — typically 30 percent of your income goes toward rent, and the voucher covers the rest, up to a limit set by the program.

The voucher is not a check to you; it is a contract between HACP, you, and your landlord. Your landlord must agree to accept the voucher and sign a lease with you. HACP inspects the unit to make sure it meets housing quality standards, then pays the landlord each month for the portion HACP owes. You pay your share directly to the landlord.

Philadelphia's Section 8 program has a waiting list because demand exceeds available vouchers. The list opens and closes periodically — it is not always open. When it is open, HACP accepts applications for a limited time, then closes the list again. You can check the HACP website to see whether applications are currently being taken.

Key Takeaways

  • HACP administers Section 8 in Philadelphia and maintains a waiting list that opens and closes; you must explore during an open period to be added to the list.
  • Your income must fall below 50 percent of the area median income, and HACP will verify your income, household size, and citizenship or immigration status before issuing a voucher.
  • Once you receive a voucher, you have a limited time to find a landlord who accepts Section 8 and a unit that passes HACP inspection.
  • You pay 30 percent of your income toward rent; HACP pays the rest up to the voucher amount, and the landlord cannot charge you more than the voucher allows.
  • If you are homeless or in a shelter, you may be able to move to the top of the waiting list through HACP's preference categories.

Income limits and household requirements

To be considered for Section 8 in Philadelphia, your household income must be at or below 50 percent of the area median income. HACP updates these limits each year. For a single person, the limit is typically around $35,000 to $40,000 annually, but this varies by year and household size. A family of four usually has a higher limit. You can contact HACP directly to learn the current limits for your household size.

HACP will ask for proof of income, such as recent pay stubs, tax returns, or a letter from your employer. If you receive benefits — unemployment, Social Security, TANF, or other programs — those count as income. Self-employment income is also counted. HACP needs to verify that your household income stays below the limit.

You must also be a U.S. citizen or have may be able to access immigration status. HACP will ask for proof of citizenship or a valid immigration document. If any household member lacks may be able to access status, that person cannot be counted as part of your household for the program.

The waiting list and how to get on it

HACP maintains a waiting list for Section 8 vouchers. The list is not always open — HACP opens it for a set period, accepts applications, then closes it again. The time between openings can be months or years, depending on how many vouchers become available and how many people are already waiting.

When the list is open, you can explore in person at HACP's office or by mail. You will need to provide your name, address, phone number, household composition, and income information. HACP will give you a number on the waiting list. Your position on the list depends on when you applied and whether you fall into a preference category.

Preference categories prioritize certain households — for example, people who are homeless, living in a shelter, or fleeing domestic violence may move higher on the list. Families with a member who has a disability may also receive preference. Ask HACP whether your household qualifies for any preference when you explore.

Waiting times vary widely. In Philadelphia, the wait can be several years. HACP will contact you when a voucher becomes available. You must respond within the timeframe HACP gives you, or you lose your place on the list.

Finding a landlord and unit that accepts Section 8

Once HACP issues you a voucher, you have a limited time — usually 60 to 120 days, depending on HACP policy — to find a landlord and a rental unit. Not all landlords accept Section 8. Some refuse because they believe the voucher payment is too slow, or because they prefer to set their own rent without program limits. Finding a willing landlord can be the hardest part of the process.

You can search for units on rental websites, but you must tell the landlord you will be using Section 8. Some landlords will not respond once they know. Community organizations in Philadelphia, such as the Tenant Union or local nonprofits, sometimes maintain lists of landlords known to accept vouchers. HACP may also have a list of participating landlords.

Once you find a unit and a landlord willing to accept your voucher, HACP must inspect the property. The unit must meet housing quality standards — working plumbing, heat, electrical systems, no lead paint hazards, and other basic safety requirements. If the unit fails inspection, the landlord must make repairs before you can move in. If the landlord refuses to repair, you cannot use your voucher for that unit.

How much you pay and how HACP pays the landlord

You pay 30 percent of your household income toward rent. If your income is $1,500 per month, you pay $450. HACP pays the landlord the difference between your payment and the actual rent, up to the maximum voucher amount for your area and unit size. In Philadelphia, the maximum voucher amount varies by neighborhood and bedroom count — a one-bedroom in Center City may have a different limit than a one-bedroom in Northeast Philadelphia.

The landlord cannot charge you more than the voucher allows. If the rent is $1,200 and your voucher maximum is $1,100, the landlord cannot ask you to pay the extra $100. The rent must fall within the voucher limit. This protects you from being charged more than the program will cover.

HACP pays the landlord directly each month. You pay your 30 percent share to the landlord. If HACP's payment is late, that is between HACP and the landlord — you still owe your share on time. If you do not pay your share, the landlord can begin eviction proceedings.

What happens if you lose your voucher or need to move

Your voucher can be terminated if you violate the lease, fail to pay your share of rent, or if HACP discovers you no longer meet program requirements — for example, if your income rises above the limit. If your voucher is terminated, you lose housing information and must pay full rent on your own.

If you want to move to a different unit, you can request a transfer. HACP will issue you a new search period to find another landlord and unit. The process is similar to your initial search — you find the unit, the landlord agrees, HACP inspects, and then you move.

If your landlord asks you to leave or refuses to renew your lease, you can search for a new unit with your voucher. HACP will give you a new search period. Your voucher remains yours as long as you continue to meet program requirements and follow the lease.

Resources and how to contact HACP

The Housing Authority of the City of Philadelphia is located at 1401 JFK Boulevard, Philadelphia, PA 19102. You can call them at 215-684-2000 to ask about waiting list status, current income limits, or whether the list is currently open. Their website, hacp.org, has information about the program, process procedures, and current openings.

Community organizations in Philadelphia also provide information about Section 8 and help with the process process. The Tenant Union, Community Legal Services, and local housing nonprofits can answer questions about your rights as a Section 8 tenant and what to do if you have a dispute with your landlord.

If you are homeless or in a shelter, contact your shelter case manager or a homeless services provider — they can help you understand whether you may have access to for preference and how the process works.

Frequently Asked Questions

Can I explore for Section 8 if I am currently homeless?

Yes. Homelessness is a preference category in Philadelphia, which means you may move higher on the waiting list than someone who is housed. Contact HACP or a homeless services provider to learn how the process works and what documentation you need to prove your homelessness status.

What if my landlord refuses to accept the HACP payment?

Landlords who refuse Section 8 vouchers are breaking federal law in some cases, though enforcement is limited. If a landlord refuses, you can file a complaint with HACP or contact a legal aid organization. You will need to find a different landlord and unit to use your voucher.

Can I use my Section 8 voucher to move out of Philadelphia?

Section 8 vouchers are portable in some cases. If you want to move to another city, you can request a transfer to the housing authority in that city. The receiving authority must have available vouchers and accept your transfer. Contact HACP to learn whether your destination is accepting transfers.

What happens if my income increases while I have a voucher?

If your income rises above the program limit, HACP may terminate your voucher. However, some programs allow a period of higher income before termination. Report income changes to HACP when ready. They will tell you whether your voucher is affected and what your options are.

How long does it take to get a Section 8 voucher after I am approved?

Wait times depend on how many vouchers are available and how many people are on the list. In Philadelphia, waits can be several years. Once HACP contacts you that a voucher is available, you typically have 60 to 120 days to find a unit and complete the inspection process.