Section 8 is a federal rent subsidy program run by local housing authorities

Section 8 is a program where the federal government pays part of your rent directly to your landlord, and you pay the rest. The program is named after Section 8 of the Housing Act of 1937. Your local housing authority — a government agency in your city or county — runs the program in your area, decides who gets vouchers, and handles the payments.

You do not get cash. Instead, you get a voucher that tells your landlord the government will send them a check each month for your share of the rent. You pay the difference between what the voucher covers and what the landlord charges. If the rent is $1,200 and your voucher covers $900, you pay $300.

The program exists because housing costs take up too much of low-income households' money. Section 8 is designed so you never pay more than 30 percent of your income toward rent. If your income drops, your share of the rent drops too.

Key Takeaways

  • Section 8 vouchers are issued by your local housing authority, not a federal office, and the authority maintains a waiting list that can be years long in many areas.
  • You pay 30 percent of your income toward rent; the voucher covers the rest up to a limit set by your area's fair market rent.
  • You must find a landlord willing to accept Section 8, and the unit must pass an inspection before the voucher can be used.
  • Once you have a voucher, you keep it as long as you stay within income limits and follow program rules, even if you move to a different unit or city.
  • The waiting list is often closed because demand far exceeds available vouchers, and reopening dates vary by location.

How the rent payment works

Your housing authority calculates your share based on your household income. They look at your gross income — before taxes — and set your rent at 30 percent of that amount. If your household makes $2,000 a month, you pay $600 toward rent. The voucher covers the rest, up to a limit.

That limit is called the fair market rent for your area. It changes every year and varies by bedroom count. A one-bedroom in one county might have a fair market rent of $1,200, while the same size unit in another county is $1,600. Your housing authority publishes these limits, and your landlord's rent cannot exceed them for the voucher to work.

If a landlord charges more than fair market rent, you have to cover the difference out of pocket — the voucher will not. Many tenants choose not to do this. If your income increases, your rent share increases too. If your income drops, your rent share drops.

Finding a landlord and getting approved

Once you have a voucher, you need to find a rental unit and a landlord willing to accept Section 8. Not all landlords participate. Some refuse because they distrust the program, worry about inspections, or prefer higher rents than fair market rent allows. You will need to call or visit landlords directly and ask if they accept vouchers.

When you find a unit, the landlord and you sign a lease. Then your housing authority inspects the property to make sure it meets housing quality standards — the roof does not leak, the heat works, there are no safety hazards, and so on. If it passes, the authority signs the lease too, and payments begin.

This process usually takes two to four weeks from the time you find a unit. Some landlords are impatient and will rent to someone else if the inspection takes too long, so move quickly once you find a place.

The waiting list and how long it takes to get a voucher

Your local housing authority maintains a waiting list of people who want vouchers. When a voucher becomes available — because someone moved out of the program or their circumstances changed — the authority offers it to the next person on the list. In many cities and counties, the waiting list is years long. In some places, it is closed entirely because the backlog is so large.

Waiting times vary dramatically by location. A rural county might have a short wait or no wait at all. A major city might have a waiting list of 5,000 people with a wait of five to ten years. Your local housing authority can tell you the current wait time and whether the list is open.

Some housing authorities give priority to certain groups — people experiencing homelessness, people with disabilities, or families fleeing domestic violence. Ask your authority whether you may have access to for priority status.

Income limits and what happens if you earn more

To get a voucher, your household income must fall below a limit set by your housing authority. That limit is usually 50 percent of the area's median income, though some authorities use 60 percent. For a family of four in a mid-sized city, the limit might be $45,000 a year. In an expensive city, it might be $65,000.

Once you have a voucher, you can stay in the program even if your income rises above the limit — you do not lose the voucher. However, your rent share will increase as your income increases. If your income rises significantly, you may eventually decide the program no longer saves you money and leave on your own.

Your housing authority recertifies your income every year or every two years, depending on local rules. You will need to provide recent pay stubs, tax returns, or other proof of income. If you do not recertify or if your information is false, you can lose the voucher.

What you have to do to keep your voucher

You must live in the unit you leased. You cannot sublet or let someone else live there. You must pay your share of the rent on time. You must not damage the unit beyond normal wear and tear. You must follow all lease terms and local laws.

Your housing authority can inspect your unit at any time to make sure it still meets housing quality standards. If the landlord does not fix problems the inspector finds, the voucher can be terminated and you will owe full rent.

If you want to move to a different unit, you can — you keep the voucher. You find a new place, the new landlord agrees to accept Section 8, the authority inspects it, and you move. The voucher moves with you. Some housing authorities let you move to a different city or state; others require you to stay in their jurisdiction.

Frequently Asked Questions

Can I use a Section 8 voucher to buy a house?

No. Section 8 is for rental housing only. The program pays rent to a landlord, not a mortgage to a bank. If you want to buy, you would need a different program, such as a down payment grant or a first-time homebuyer loan.

What if my landlord stops accepting Section 8 after I move in?

Your lease is still valid and the voucher still works. Your landlord cannot force you out because they no longer want Section 8 tenants. When your lease ends, they can choose not to renew it, but they cannot terminate it early because of the voucher.

Do I have to pay the full fair market rent if I find a cheaper place?

No. If the rent is lower than fair market rent, your voucher covers the lower amount and your 30 percent share is calculated on that lower rent. You pay less, and the housing authority pays less. This is called a "rent savings" situation.

What happens if I lose my job?

Your income drops, so your rent share drops. You must report the job loss to your housing authority during recertification or when you notify them of a change. Your new rent will be based on your new income. You stay in the program as long as you meet other requirements.

Can I be evicted while I have a Section 8 voucher?

Yes. The voucher protects you from discrimination based on the voucher itself, but it does not protect you from eviction for breaking the lease — not paying your share, damaging the unit, or violating lease terms. Your landlord can still evict you through the courts.