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 pay a portion of your rent to your landlord on your behalf. You pay the rest — typically 30 percent of your household income, though this varies by program and location. The landlord receives the difference between what you pay and the full rent amount.

The program does not give you cash or a voucher you can spend on anything. The payment goes directly from the housing authority to the landlord. You must live in a unit that meets HUD's housing quality standards, and your landlord must agree to participate in the program and accept the payment amount HUD sets for that unit.

Section 8 comes in two main forms: Housing Choice Vouchers (the most common type, where you find your own apartment and the voucher pays part of the rent) and Project-Based Assistance (where the subsidy is tied to a specific building, and you rent from that building's owner). This guide focuses on Housing Choice Vouchers, which is what most people mean when they say "Section 8."

Key Takeaways

  • Section 8 pays your landlord directly, not you, and covers the difference between 30 percent of your income and the HUD-set rent limit for your area.
  • You must find a landlord willing to accept Section 8, and the unit must pass a housing quality inspection before payments begin.
  • Wait lists for Section 8 are often years long and frequently closed; your local housing authority controls when applications open and how many people it accepts.
  • Once you receive a voucher, you have a limited time (usually 120 days) to find a may have access to apartment, or you lose the voucher.
  • Your income must stay below the program's limit to keep your voucher, though the limit is typically 50 percent of the area median income.

How much of your rent Section 8 actually covers

Section 8 does not pay the full rent. You are responsible for your share, which is calculated as 30 percent of your household's gross monthly income. If your income is $1,500 per month, you pay $450 toward rent. Section 8 then pays the landlord the difference between $450 and the rent limit HUD sets for your area and unit size.

HUD sets a maximum rent amount (called the "payment standard") for each bedroom size in each county or metropolitan area. This amount changes yearly and varies widely by location. In rural areas it might be $800 for a one-bedroom; in expensive cities it can exceed $2,000. If you find an apartment that rents for less than the payment standard, you pay 30 percent of your income and Section 8 pays the rest. If the apartment costs more, you must pay the difference out of pocket — Section 8 will not cover it.

Your share can go down if your income drops, but it does not go up if your income rises above a certain threshold. Once your household income exceeds 80 percent of the area median income, you may lose your voucher or face higher rent contributions, depending on your local housing authority's rules.

Who can receive a Section 8 voucher

Income is the main barrier. Your household income must be at or below 50 percent of the area median income to be placed on a wait list. Once you receive a voucher, you can keep it as long as your income stays below 80 percent of the area median income. These income limits vary by county and change yearly — a housing authority in a rural county might set the 50 percent limit at $28,000 for a family of four, while a housing authority in a major city might set it at $55,000 for the same family size.

You must be a U.S. citizen or have a may have access to immigration status. Non-citizens with certain visa types, green cards, or refugee status may be may be able to access, but undocumented immigrants are not. The housing authority will ask for proof of citizenship or immigration status.

You cannot have been evicted for non-payment in the past three years or have an active eviction case (though some housing authorities make exceptions). You also cannot have been removed from public housing or another Section 8 program for lease violations. A criminal record does not automatically disqualify you, but convictions for drug manufacturing or certain violent crimes may.

Families, elderly people, and people with disabilities are all may be able to access. Single adults without disabilities are may be able to access in some areas but not others — this is set by each local housing authority.

How to get on the wait list and what happens next

You contact your local public housing authority (PHA) to ask if they are accepting new applications. Many housing authorities keep their wait lists closed because they have more demand than funding. When a list opens, it may close again within days or weeks. You can call the PHA directly or check their website to learn the current status.

When the list is open, you submit an application in person, by mail, or online — the method depends on your local authority. You will need to provide proof of income (recent pay stubs, tax returns, or a letter from your employer), proof of citizenship or immigration status (passport, green card, or birth certificate), and identification. Some housing authorities also ask for references or a statement about why you need housing assistance.

After you submit an application, the housing authority places you on the wait list. Wait times vary dramatically by location. Some areas have wait lists of a few months; others have wait lists of five to ten years. During this time, your income and household composition may change, and you will need to report those changes to the housing authority. If you move or your contact information changes, you must update the housing authority or you may miss your turn.

When your name reaches the top of the list, the housing authority contacts you and schedules an appointment. At that appointment, a staff member reviews your application, verifies your income and household size, and explains the program rules. If you are found to meet all requirements, you receive a voucher (also called a "certificate" in some places).

Finding an apartment and getting the landlord to accept Section 8

Once you have a voucher, you have a limited window — usually 120 days, though this varies by housing authority — to find an apartment that meets three conditions: the landlord must accept Section 8, the rent must not exceed the payment standard for that bedroom size, and the unit must pass a housing quality inspection.

Finding a landlord willing to accept Section 8 is often the hardest part. Many landlords refuse Section 8 tenants because they believe the paperwork is burdensome or because they can charge higher rent to market-rate tenants. Some areas have fair housing laws that limit a landlord's ability to refuse Section 8, but enforcement is inconsistent. You may need to contact dozens of landlords before finding one who will accept the voucher.

Once you find an apartment and a willing landlord, you sign a lease. Before the housing authority pays anything, a housing inspector visits the unit and checks that it meets HUD's housing quality standards. The inspector looks for working heat, electricity, plumbing, and appliances; safe stairs and railings; no lead paint hazards; and no pest infestations or mold. If the unit fails inspection, the landlord must make repairs before you can move in. If the landlord refuses to make repairs, the deal falls through and you must find another apartment.

If the unit passes inspection, the housing authority signs a contract with the landlord and begins paying the subsidy. You move in and pay your share of the rent each month.

What happens if your income changes or you want to move

You must report income changes to the housing authority within 30 days. If your income increases, your rent contribution may go up. If your income drops, your contribution goes down and Section 8 pays more. The housing authority recalculates your contribution once a year at minimum, and more often if your circumstances change significantly.

If you want to move to a different apartment, you can request a new voucher (called a "transfer" in some places). The housing authority may or may not approve the transfer depending on local policy and available funding. If approved, you have another 120 days to find a new may have access to apartment. The same inspection and landlord agreement process applies.

If you move out of your apartment, you must return your voucher to the housing authority. You cannot keep the voucher if you are not using it. If you lose your housing or need to move and do not have a new place lined up, contact your housing authority immediately to discuss your options — some authorities allow brief extensions, though this is not may provide.

Reasons you can lose your Section 8 voucher

Your income rising above 80 percent of the area median income is the most common reason. When this happens, the housing authority typically gives you a grace period (often one year) before terminating your voucher. During that time, your rent contribution increases but you keep the voucher. After the grace period ends, you must leave the program.

Lease violations can also end your voucher. If you or anyone in your household is convicted of drug-related crimes, commits violent crimes, or repeatedly violates the lease (such as having unauthorized occupants or damaging the unit), the housing authority can terminate your voucher. The housing authority must give you a chance to respond to allegations before making a final decision.

Failure to report income changes or household composition changes can result in termination. If the housing authority discovers you hid income or lied about who lives in the unit, they may terminate your voucher and ask for repayment of overpaid subsidies.

If you do not use your voucher within the time limit (usually 120 days), it expires and you lose it. If you move and do not return the voucher promptly, the housing authority may terminate it.

Frequently Asked Questions

Can I use Section 8 to rent a house instead of an apartment?

Yes. Section 8 works with any rental unit — houses, apartments, townhouses, or condos — as long as the landlord agrees to participate and the unit passes inspection. The payment standard (the maximum rent HUD will cover) is the same regardless of unit type.

What if I find an apartment but the landlord says the rent is too high for Section 8?

If the rent exceeds the payment standard for that bedroom size, you can negotiate with the landlord to lower the rent, or you must find a different apartment. Section 8 will not pay more than the payment standard, and you are not required to pay the difference out of pocket — you simply cannot use that unit.

How long does it take from the time I get a voucher until I can move in?

That depends on how quickly you find a may have access to apartment and landlord. You have 120 days from the time you receive the voucher. Once you find an apartment, the inspection typically takes one to two weeks. If the unit fails inspection, repairs can take days to weeks. Most people move in within one to three months of receiving a voucher, but it can be faster or slower depending on local market conditions.

Do I have to stay in the same apartment forever?

No. You can request to move to a different apartment at any time. The housing authority may approve or deny your request depending on local policy. If approved, you go through the same process of finding a new may have access to unit and passing inspection.

What happens to my Section 8 if I lose my job?

You must report the income change to the housing authority within 30 days. Your rent contribution will drop to reflect your new (lower) income, and Section 8 will pay a larger share of the rent. You keep your voucher as long as your income stays below 80 percent of the area median income. Losing your job does not automatically end your voucher.