What Section 8 is and who runs it

Section 8 is a federal rent subsidy program run by your local or regional housing authority, not by a single national office. The housing authority in your county or city receives federal money from the U.S. Department of Housing and Urban Development (HUD) and uses it to pay part of your rent directly to your landlord. You pay the rest — usually 30 percent of your income, though this varies slightly by program and location.

Your housing authority is a government agency created by your state or local government to manage this money. It decides who gets on the waiting list, how long the wait is, and what happens once you receive a voucher. The same authority may also run public housing (buildings it owns) and other rental programs, but Section 8 vouchers are the most common form of help it provides.

The program is called Section 8 because it comes from Section 8 of the Housing Act of 1937. You may also hear it called the Housing Choice Voucher Program — that is the official name, but most people and most housing authorities still call it Section 8.

Key Takeaways

  • Your local housing authority receives federal money and pays your landlord a portion of your rent; you pay the rest, typically 30 percent of your income.
  • Waiting lists are managed by your housing authority and can be years long; some authorities close their lists when demand is too high.
  • Once you receive a voucher, you find your own apartment and the landlord must accept the voucher as payment — the housing authority inspects the unit first.
  • Your housing authority sets the payment standard (the maximum rent it will cover) based on your area's market, and you cannot rent above that amount.
  • If your income changes, your rent payment changes; the housing authority reviews your income annually and adjusts what you owe.

How the waiting list works and why it is so long

When you contact your housing authority to get on the Section 8 waiting list, you are joining a queue that can be years long — sometimes five to ten years or more, depending on where you live. The authority receives a fixed amount of federal money each year, which limits how many vouchers it can issue. Once that money is committed to people already receiving vouchers, new vouchers cannot be issued until someone leaves the program.

Many housing authorities close their waiting lists entirely when demand is too high. This means you cannot even get on the list — the authority straightforward stops accepting new names. When a list reopens, it may be open for only a few days or weeks. Your housing authority's website should show whether its list is open or closed, but you can also call and ask directly.

Some authorities use a lottery system when they reopen a list, so everyone has an equal chance of being selected. Others use a first-come, first-served system. A few give priority to people in certain situations — such as people experiencing homelessness, people with disabilities, or people fleeing domestic violence — though the specifics vary by location.

What happens after you get a voucher

Once your name reaches the top of the waiting list and a voucher becomes available, your housing authority will contact you. You then have a set amount of time — usually 60 to 120 days, depending on your authority — to find an apartment and have the landlord agree to accept the voucher. If you do not find a place in that window, you may lose the voucher and go back on the waiting list.

You can rent any apartment in your area as long as the rent does not exceed the payment standard your housing authority has set. The payment standard is based on the fair market rent in your region and is usually lower than what landlords actually charge. If you find an apartment that rents for more than the standard, you can still rent it — but you will have to pay the difference out of your own pocket, on top of your regular 30 percent share.

Before you move in, your housing authority must inspect the apartment to make sure it meets housing quality standards. The landlord cannot refuse the inspection, and the unit must pass before the authority will issue its first payment. If the unit fails, the landlord has a set time to fix the problems and request a re-inspection.

How much you pay and how it changes

Your rent payment is calculated as 30 percent of your gross monthly income, with some deductions allowed for dependents, disabilities, or medical expenses — the exact rules depend on your housing authority. If your income is very low, you may pay a minimum amount instead, which is usually between $25 and $75 per month depending on your location.

Your housing authority reviews your income once a year. If your income goes up, your rent payment goes up. If your income goes down, your rent payment goes down. You are required to report major changes — such as a new job, a job loss, or a change in household size — within a set number of days, usually 10 to 30 days. If you do not report a change and the authority finds out later, you may owe back rent or lose your voucher.

The housing authority's portion of the rent goes directly to your landlord. You pay your portion to the landlord as well. If you do not pay your share, the landlord can evict you, and you will lose your voucher.

Rules about where you can live and how long you can stay

You can use your voucher to rent anywhere in your housing authority's jurisdiction, which is usually your county or city. Some authorities have agreements with neighboring counties that allow you to use your voucher across a wider region, but this is not standard. If you want to move to a different county or state, you must request a portability transfer from your current authority and get approval from the authority in the place you want to move. Not all authorities accept portability transfers, and the process can take months.

Once you have a voucher, you can keep it as long as you follow the program rules: pay your share of the rent on time, report income changes, allow inspections, and do not engage in criminal activity or lease violations. There is no time limit on how long you can stay in the program. Some people use Section 8 vouchers for decades.

Your landlord can ask you to leave if you violate your lease, but they cannot refuse to renew your lease straightforward because you use a voucher. State and local laws protect tenants from discrimination based on source of income in most places, though the strength of that protection varies by location.

What your housing authority cannot do and what recourse you have

Your housing authority cannot deny you a voucher based on race, color, national origin, religion, sex, familial status, or disability. These are protected classes under the Fair Housing Act. If you believe you were denied unfairly, you can file a complaint with HUD's Office of Fair Housing and Equal Opportunity.

If your housing authority terminates your voucher — for example, because you violated program rules — you have the right to a hearing before termination takes effect. The authority must give you written notice of the reason and a chance to respond. You can bring someone to represent you at the hearing, and you can present evidence in your defense.

If you disagree with how your rent is calculated or how your income was assessed, you can request a review. The process and timeline vary by authority, but you should be able to submit documents and meet with someone to discuss the decision. Ask your housing authority what its appeal process is.

How to contact your housing authority and what to bring

Find your local housing authority by searching "[your city or county] housing authority" online, or call your city or county government and ask for the housing authority's phone number. Most authorities have websites that show whether their waiting list is open, what the current wait time is, and what documents you need to bring when you explore.

When you contact the authority to get on the waiting list, be ready to provide proof of identity, proof of income (recent pay stubs or tax returns), and proof of residency (a utility bill or lease). If you have a disability, you may need medical documentation. If you are fleeing domestic violence, you may need to provide a police report or a statement from a domestic violence organization. The exact documents required vary by authority, so ask what you need before you go in.

Many housing authorities now accept applications online, by mail, or in person. Some have long office hours; others have limited hours. Call ahead to find out when you can explore and whether you need an appointment.

Frequently Asked Questions

Can I get on the waiting list if I am not a U.S. citizen?

It depends on your immigration status. You must be a U.S. citizen, a national, or a may have access to immigrant. may have access to immigrants include lawful permanent residents, refugees, asylees, and certain other categories. Your housing authority can tell you whether your status qualifies. Bring your immigration documents when you explore.

What if I lose my job while I have a Section 8 voucher?

Report the job loss to your housing authority within the required timeframe — usually 10 to 30 days. Your rent payment will be recalculated based on your new income, which will likely be lower. You can stay in the program as long as you continue to pay your share of the rent and follow other program rules.

Can my landlord refuse to rent to me because I have a Section 8 voucher?

In most states and cities, no — source of income is a protected class, meaning landlords cannot discriminate based on whether you receive a voucher. However, the strength of this protection varies by location. If a landlord refuses to rent to you because of your voucher, you can file a fair housing complaint with HUD or your state's fair housing agency.

What happens if my apartment fails the housing quality inspection?

The landlord has a set time — usually 30 days — to fix the problems and request a re-inspection. If the landlord does not fix the issues, the housing authority will not issue payment, and you may need to find a different apartment. You are not responsible for the repairs; the landlord is.

Can I use my voucher to buy a house instead of renting?

Standard Section 8 vouchers are for rental housing only. However, some housing authorities offer a Homeownership Program that allows voucher holders to use their subsidy toward a mortgage payment. This is not available everywhere, and the rules are stricter than for rental vouchers. Ask your housing authority whether it offers this option.