Section 8 is a federal rent subsidy that pays part of your housing cost directly to your landlord

Section 8 is a program run by the U.S. Department of Housing and Urban Development (HUD) that pays a portion of your rent to your landlord on your behalf. You pay the rest from your own income. The program does not give you money — it sends payment directly to the landlord each month. You must live in a unit that meets HUD's safety and quality standards, and your landlord must agree to participate.

The program is named after Section 8 of the Housing Act of 1937, the federal law that created it. It has been running since the 1970s and is the largest federal rental assistance program in the United States. Most people refer to it simply as "Section 8" or sometimes as "the housing voucher program."

Key Takeaways

  • Section 8 pays your landlord a portion of your rent each month based on your income; you pay the difference out of pocket.
  • Your share of rent is capped at 30 percent of your gross monthly income, though the actual amount varies by local housing authority.
  • You must find your own apartment in the private rental market, and the landlord must agree to accept Section 8 before you can move in.
  • The unit must pass a HUD inspection for safety, plumbing, heating, and other basic standards before the program will pay anything.
  • Wait lists are long in most areas — often years — because demand far exceeds the number of vouchers available.

How much Section 8 pays and what you pay

The amount HUD pays depends on the fair market rent (FMR) for your area and your household income. HUD sets the FMR each year for every county in the United States based on what landlords actually charge. Your local housing authority uses that number to calculate the maximum rent the program will cover.

You pay 30 percent of your gross monthly income toward rent. HUD pays the difference between what you pay and the FMR, up to the program's limit. If your income is very low, HUD may pay nearly all the rent. If your income is higher, you pay more and HUD pays less. The exact split changes if your income changes, so you must report income changes to your housing authority.

Example: If the FMR in your area is $1,200 and your gross income is $2,000 per month, you would pay $600 (30 percent) and HUD would pay $600. If your income drops to $1,200, you would pay $360 and HUD would pay $840 (assuming the FMR stays the same).

Finding an apartment and getting landlord approval

Section 8 does not place you in an apartment. You search for your own rental unit in the private market, just as you would without the program. You can look anywhere in your housing authority's jurisdiction, and in some cases you can move to another state if you have a voucher.

Once you find a unit you want, you must tell the landlord you will be paying with Section 8. Many landlords accept it; some refuse. The landlord is not required to participate in the program. If the landlord agrees, they sign a lease with you and a contract with the housing authority. The housing authority then inspects the unit.

The inspection checks for working heat, hot water, plumbing, electrical outlets, smoke detectors, and structural safety. The unit must meet HUD's Housing Quality Standards (HQS). If it fails, the landlord must make repairs before the program will pay rent. Once it passes, the housing authority issues the first payment to the landlord.

Income limits and who can receive Section 8

You must have a household income below 50 percent of the area median income (AMI) to be considered. Most housing authorities prioritize people at or below 30 percent of AMI. The income limit varies by county and changes each year. Your local housing authority publishes the current limits on its website.

Income includes wages, self-employment earnings, Social Security, unemployment benefits, child support, and other regular payments. It does not include food stamps, Supplemental Security Income (SSI), or some other benefits. The housing authority counts income for everyone in your household, including children and non-relatives living with you.

You must also be a U.S. citizen or have may be able to access immigration status. The housing authority will ask for proof of citizenship or immigration documents. If anyone in your household has a felony drug conviction or is a registered sex offender, you may be denied. Rules vary by housing authority, so ask about your specific situation.

Wait lists and how long it takes to get a voucher

Most housing authorities have a wait list because there are far more people who want Section 8 than there are vouchers available. The wait list may be open only a few weeks per year, or it may be closed entirely. When it is open, you submit a request to join the list. The housing authority then ranks applicants by priority — usually by date of application, but some authorities prioritize homeless people, people with disabilities, or people fleeing domestic violence.

Wait times vary dramatically. In some rural areas, you may receive a voucher within months. In major cities, the wait can be five to ten years or longer. Some housing authorities have stopped accepting new applications because their list is so long. You can call your local housing authority to ask whether the list is open and what the current wait time is.

Once your name reaches the top of the list, the housing authority contacts you. You then have a limited time — usually 60 to 120 days — to find an apartment and get it inspected. If you do not find a unit in that time, you lose your voucher and go back on the wait list.

Ongoing requirements and what happens if you break the rules

Once you receive Section 8, you must follow the lease and the program rules. You must pay your share of rent on time each month. You cannot damage the unit beyond normal wear and tear. You must allow the housing authority to inspect the unit annually. If your income changes, you must report it within 30 days.

If you violate the lease — for example, by not paying your share, causing damage, or having unauthorized occupants — the landlord can evict you. If you are evicted, you lose your voucher. If you move without telling the housing authority, you lose your voucher. If you commit fraud — such as lying about your income — you can be prosecuted and banned from the program.

The housing authority can also terminate your voucher if you are not using it. If you do not find an apartment within the time allowed, or if you move out and do not find a new unit within a certain period, the program ends. You can reapply later, but you go back to the end of the wait list.

Portability: moving to a different housing authority

If you have a Section 8 voucher and want to move to a different city or county, you may be able to transfer it through a process called portability. You must have held the voucher for at least one year, and the receiving housing authority must have available vouchers. Not all housing authorities accept portable vouchers, and some have restrictions.

To port your voucher, you notify your current housing authority that you are moving. They contact the housing authority in your new location. If that authority accepts portability, your voucher transfers. You then have a set time to find an apartment in the new area. The rules and rent calculations may differ slightly because fair market rents vary by location.

Portability is useful if you have a job offer in another state or need to move for family reasons. However, it is not may provide. Call the housing authority in your destination area before you move to confirm they accept portable vouchers.

Frequently Asked Questions

Can I use Section 8 to buy a house instead of renting?

No. Section 8 is for rental housing only. HUD does offer a separate homeownership program called the Housing Choice Voucher Homeownership Option in some areas, but it is rare and has strict requirements. Ask your housing authority whether it is available in your location.

What if my landlord raises the rent?

The landlord can raise the rent, but only within limits set by HUD. The new rent cannot exceed the fair market rent for your area. If the landlord tries to charge more, the housing authority will not pay it, and you would have to cover the difference or move. Most leases allow rent increases once per year.

Do I have to stay in the same apartment forever?

No. You can move to a different apartment at any time, as long as you find a new landlord who accepts Section 8 and the unit passes inspection. You must notify your housing authority before you move. If you move within the same housing authority's area, your voucher transfers automatically. If you move to a different area, you need to use portability.

What happens if I get a job and my income goes up?

Your rent share will increase because it is based on 30 percent of your income. HUD will recalculate your payment. You will pay more and HUD will pay less. However, many housing authorities have a program that allows your rent to stay the same for a period of time if your income increases due to employment — ask your housing authority about this option.

Can my family members live with me on Section 8?

Yes, but they must be listed on your lease and approved by the housing authority. You cannot have unauthorized occupants. If someone moves in without permission, the landlord can evict you. If you want to add a family member, tell your housing authority and landlord first.