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 gives money to local housing authorities. Those authorities then issue vouchers to people who meet income limits. The voucher pays a portion of your rent to your landlord each month — typically 30 percent of your adjusted income, though the exact amount depends on your local housing authority's rules and the rent your landlord charges.

You do not receive the money yourself. The housing authority sends payment directly to your landlord, and you pay the difference between what the voucher covers and the full rent. If your landlord accepts a voucher, they are agreeing to a lease with you and to receive the housing authority's portion of rent on time each month.

The program is named after Section 8 of the Housing Act of 1974, the federal law that created it. It is the largest federal rental assistance program in the United States, though demand far exceeds available vouchers in most places.

Key Takeaways

  • Section 8 vouchers pay your landlord a portion of rent based on your income; you pay the rest out of pocket.
  • Your local housing authority holds the waiting list and issues vouchers, not HUD or any federal office.
  • Waiting lists are often closed and can have years-long delays, so availability depends entirely on where you live.
  • You must find a landlord willing to accept the voucher, and the rent cannot exceed the local payment standard set by your housing authority.
  • Once you have a voucher, you keep it as long as you stay within income limits and follow program rules.

How the voucher amount is calculated

Your portion of rent is based on your household income. Most housing authorities use the same formula: you pay 30 percent of your adjusted gross income toward rent. The housing authority then pays the landlord the difference between your payment and the actual rent, up to a limit called the payment standard.

The payment standard is set by each local housing authority and varies by bedroom size and neighborhood. A one-bedroom voucher in one city might have a payment standard of $1,200 per month, while another city sets it at $900. Your landlord can charge more than the payment standard, but the housing authority will not pay the overage — you would have to cover it yourself.

Your adjusted income is your household's gross income minus deductions. Those deductions include dependent allowances, medical expenses for elderly or disabled household members, and childcare costs. The housing authority calculates this when you first receive a voucher and recertifies it annually.

Who can receive a Section 8 voucher

Income limits are set by HUD but vary by family size and location. A single person in one area might have a limit of $35,000 per year, while a family of four in another area has a limit of $55,000. Your local housing authority publishes its current income limits on its website.

You must be a U.S. citizen or have may be able to access immigration status. You cannot have a criminal record involving drug manufacturing or distribution, and you cannot owe money to any housing authority for a previous voucher or public housing tenancy. Some housing authorities have additional rules about criminal history — they may deny vouchers for certain convictions or require a waiting period.

Families with children, elderly people, and people with disabilities are sometimes prioritized on waiting lists, but this varies by housing authority. Some authorities use a lottery system instead. There is no national priority — each local authority sets its own.

Waiting lists and how to get on one

You apply for a Section 8 voucher through your local public housing authority, not through HUD or any federal office. The housing authority maintains a waiting list of people who want vouchers. In many cities, that list is closed — the authority is not accepting new names because the existing list is already years long.

When a waiting list is open, you typically submit an application in person, by mail, or online through the housing authority's website. You will need proof of income, residency, and identity. The housing authority will verify your information and place you on the list if you meet the basic requirements.

Wait times vary dramatically. In some areas, you might receive a voucher within months. In others, waiting lists have 5,000 or more households, and you might wait five to ten years. Some housing authorities periodically purge their lists by removing people who do not respond to contact, which can move you up the queue if you stay in touch.

Finding a landlord and signing a lease

Once you receive a voucher, you have a limited time — usually 60 to 120 days, depending on your housing authority — to find a rental unit and a landlord willing to accept the voucher. Not all landlords participate. Some refuse vouchers outright, and in some states, refusing a voucher is legal. In other states, refusing based on voucher status alone is illegal discrimination, but enforcement is weak and landlords often refuse anyway.

The rent cannot exceed your housing authority's payment standard for that bedroom size. If you find a unit that rents for more, you can still lease it, but you will pay the overage yourself. The housing authority will not increase its portion.

Once you and the landlord agree on a lease, the housing authority must inspect the unit to ensure it meets housing quality standards. The inspection covers things like working plumbing, adequate heat, no lead paint hazards, and safe electrical systems. If the unit fails, the landlord must make repairs before you can move in.

What happens after you receive a voucher

You keep your voucher as long as you remain within the income limit and follow program rules. You must recertify your income annually — the housing authority will ask for recent pay stubs, tax returns, or other proof of earnings. If your income rises above the limit, you may lose the voucher, though some housing authorities allow a grace period.

You must live in the unit as your primary residence and cannot sublet or rent it to someone else. If you move, you can take your voucher to a new unit in the same housing authority's jurisdiction, or in some cases, to a different jurisdiction through a process called portability. Portability rules vary, so check with your housing authority before moving out of area.

The housing authority inspects your unit every year to ensure it still meets housing quality standards. If repairs are needed, your landlord must complete them or the housing authority will stop paying. If you damage the unit beyond normal wear, you are responsible for repairs.

Frequently Asked Questions

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

No. Section 8 vouchers only cover rental housing. There is a separate program called the Section 8 Homeownership Program that allows voucher holders to use their subsidy toward a mortgage, but it is extremely limited and available in only a handful of housing authorities. Ask your local housing authority whether it offers homeownership.

What if my landlord stops accepting the voucher payment?

If your landlord refuses to accept the housing authority's payment or tries to evict you for holding a voucher, contact your housing authority immediately. In states where voucher discrimination is illegal, the housing authority may intervene. In other states, you may need to find a new unit. Do not ignore the situation — your housing authority needs to know.

Does Section 8 cover utilities?

No. The voucher covers rent only. If utilities are not included in your lease, you pay them separately. Some housing authorities deduct an estimated utility allowance from the rent calculation to account for this, which lowers your portion slightly, but you still pay the actual bills.

Can I be denied a voucher because of my criminal history?

Yes. Federal law bars vouchers for people convicted of manufacturing or distributing drugs. Housing authorities can also deny vouchers for other criminal convictions, though the rules vary by authority. Some consider only recent convictions; others look at your entire history. Ask your housing authority about its specific policy.

What if my income goes up after I receive a voucher?

Your portion of rent will increase because it is based on your income. If your income exceeds the limit, you may lose the voucher after a grace period, which is usually one year. The housing authority will tell you the exact timeline when your income recertification shows you are over the limit.