Who Section 8 actually considers

Section 8 has four hard requirements: you must be a U.S. citizen or have a specific immigration status, your household income must fall below a threshold your local housing authority sets, you cannot have been evicted for non-payment in the past three years in most places, and you cannot have a felony drug conviction on your record. Beyond those four things, housing authorities have some discretion — they may deny you for other criminal history, for owing money to a previous housing authority, or for not cooperating with a background check. But the four rules above are the gates. If you fail any one of them, you will not move forward.

The income limit is the one that changes most. Your local housing authority calculates it based on the median income in your area and your household size. A single person in rural Mississippi might have a limit of $18,000 a year; a family of four in San Francisco might have a limit of $65,000. You need to call your local housing authority or check their website to learn your specific number — there is no national figure that applies everywhere.

Key Takeaways

  • You must be a U.S. citizen, permanent resident, or refugee; most other immigration statuses disqualify you.
  • Your household income must be below the limit your local housing authority sets, which varies by area and family size.
  • A felony drug conviction will disqualify you in most cases, and eviction for non-payment within the past three years will as well.
  • Your local housing authority makes the final decision on other criminal history or financial issues; call them to ask about your specific situation.
  • Even if you meet all requirements, most housing authorities have waiting lists that can be years long, so you may not receive a voucher soon after being found acceptable.

Immigration status and citizenship

Section 8 is open to U.S. citizens and to non-citizens in specific categories. You can participate if you are a lawful permanent resident (green card holder), a refugee, an asylee, a Cuban/Haitian entrant, an Amerasian immigrant, or a victim of human trafficking with a T or U visa. If your status is anything else — undocumented, on a tourist visa, on a student visa, on a work visa like H-1B — you cannot get a Section 8 voucher.

The housing authority will ask for proof. Bring your green card, refugee documentation, asylum approval letter, or visa. If you are a citizen, bring a passport, birth certificate, or naturalization certificate. They will verify the document and keep a copy in your file.

Income limits and how they are calculated

Section 8 is designed for households earning 50 percent or less of the area median income (AMI). Some housing authorities also have a very-low-income category at 30 percent of AMI. The housing authority in your county publishes these numbers every year, usually in March or April. A family of four in one county might have a limit of $45,000; the same family size in an adjacent county might have a limit of $38,000.

Income includes wages, self-employment earnings, Social Security, disability payments, unemployment benefits, child support, and alimony. It does not include food stamps, Medicaid, or most other means-tested benefits. If you have a job, bring recent pay stubs. If you receive benefits, bring the award letter. If you are self-employed, bring tax returns from the past two years. The housing authority will add up all sources and compare the total to the limit.

If your income is above the limit, you cannot move forward. If it is below the limit, you pass this requirement. Some housing authorities also consider assets — savings, investments, property — and may count them as income if they exceed a certain amount, though this varies by location.

Criminal history and eviction records

A felony drug conviction is an automatic disqualifier in nearly all cases. You will not be considered. Other felonies are handled on a case-by-case basis; the housing authority may deny you, or it may approve you depending on how long ago the conviction was and what the crime was. Violent felonies are treated more strictly than property crimes. A conviction from 20 years ago is viewed differently than one from two years ago.

Eviction for non-payment within the past three years is also a hard bar in most housing authorities. Eviction for other reasons — lease violation, end of lease, owner move-in — may be considered but usually does not automatically disqualify you. If you have an eviction on your record, ask your housing authority whether it falls within the three-year window and whether it was for non-payment; some will make exceptions if you can show the non-payment was caused by a temporary hardship that no longer exists.

The housing authority will run a background check and an eviction search. They will ask you to sign a release form. If you have a record, be honest about it on the application. If the housing authority discovers something you did not disclose, they will likely deny you. If you disclose it yourself, they may still deny you, but you will have shown good faith.

Other reasons a housing authority might deny you

Beyond the four hard requirements, housing authorities can deny you for owing money to a previous housing authority, for failing to show up to an appointment or interview, for not providing required documents, or for providing false information on your application. Some housing authorities also have policies about criminal history beyond felony drug convictions — for example, they may deny you for a sex offense conviction regardless of how long ago it was, or for a pattern of criminal activity.

If you are denied, the housing authority must give you a written reason. You have the right to request a hearing to dispute the decision. At the hearing, you can present evidence and argue your case. The hearing officer will make a final decision. This process varies slightly by housing authority, so ask what the appeal procedure is if you are denied.

What happens after you are found acceptable

Being found acceptable does not mean you receive a voucher immediately. Most housing authorities have waiting lists. Some are open and accepting new names; others are closed. If the list is open, your name goes on it. If it is closed, you cannot apply until it reopens, which may be months or years away. Even if your name is on an open list, you may wait two years, five years, or longer before your name is called.

While you are on the waiting list, your circumstances can change. If your income rises above the limit, you may be removed from the list. If you move out of the housing authority's jurisdiction, you may need to reapply elsewhere. Some housing authorities allow you to transfer your name to another authority if you move, but this is not automatic — ask about the process.

How to find your local housing authority and start the process

Your local housing authority is run by your city or county. Search online for "[your city or county] public housing authority" or "[your city or county] housing authority." Call them and ask whether their Section 8 waiting list is open. If it is, ask what documents you need to bring and when you can come in. If it is closed, ask when it might reopen and whether you can call back to check.

Bring proof of income, proof of citizenship or immigration status, a photo ID, and proof of residency (a utility bill or lease). If you have a criminal record or eviction history, bring documentation of that as well — it is better to disclose it yourself than to have the housing authority discover it. The housing authority will tell you what else they need.

Frequently Asked Questions

What if my income is just slightly above the limit?

Most housing authorities will not make exceptions for income that is above the limit, even by a small amount. The limit is set by federal law and the housing authority has little discretion to waive it. If your income is close, ask whether the housing authority counts assets as income in your area — if it does, reducing your assets might lower your counted income.

Can I still apply if I have a criminal record?

It depends on what the record is. A felony drug conviction will disqualify you. Other felonies may or may not, depending on the housing authority's policy and how long ago the conviction was. Call your local housing authority and describe your situation honestly. They can tell you whether you are likely to be denied before you spend time on the application.

How long does it take to hear back after I apply?

Most housing authorities take four to eight weeks to process an application, though some take longer if they are backlogged. They will contact you by phone or mail to tell you whether you have been found acceptable or denied. If you are acceptable, you will be placed on the waiting list. The wait for a voucher after that can be months or years.

What if I am denied — can I appeal?

Yes. The housing authority must give you a written reason for the denial and information about how to request a hearing. You have the right to present evidence and argue your case before a hearing officer. The hearing officer's decision is final, but you can reapply after a certain period if your circumstances change.

Does Section 8 consider my credit score?

No. Section 8 does not run a credit check or consider your credit score. The housing authority looks at income, citizenship, criminal history, and eviction history. Your credit report does not factor into the decision. However, once you receive a voucher and are looking for a landlord, the landlord may run a credit check — that is separate from the Section 8 process.