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

Section 8 refers to a federal housing program run by the U.S. Department of Housing and Urban Development (HUD) that helps lower-income households pay rent. The program's official name is the Housing Choice Voucher Program, but it is called Section 8 because it comes from Section 8 of the Housing Act of 1937. When you receive a Section 8 voucher, the government pays a portion of your rent to your landlord each month, and you pay the rest yourself.

The amount the government pays depends on your household income, the size of your family, and the local rent market where you live. You do not receive cash — HUD sends the payment directly to your landlord. This means your landlord must agree to accept Section 8 tenants before you can use your voucher in their building.

Key Takeaways

  • Section 8 is a federal program where HUD pays part of your rent directly to your landlord; you pay the remainder yourself.
  • Your portion of the rent is typically 30 percent of your household income, and HUD covers the difference up to a local payment standard.
  • You must find a landlord who accepts Section 8 vouchers, and the landlord must pass an HUD inspection before you can move in.
  • Most areas have waiting lists for Section 8 vouchers that can be years long, and new applicants are often not accepted when the list is full.
  • You keep your voucher as long as you remain income-may be able to access and follow program rules, even if you move to a different rental unit.

How much of your rent Section 8 actually covers

Section 8 is designed so that you pay roughly 30 percent of your household income toward rent, and HUD pays the rest — up to a limit. That limit is called the payment standard, and it varies by county and bedroom size. In some areas the payment standard for a two-bedroom is $1,200 per month; in others it might be $1,800. HUD sets these standards based on local market rents.

If your income is very low, you might pay less than 30 percent. If the rent your landlord charges is higher than the payment standard, you have to make up the difference yourself — HUD will not. For example, if the payment standard is $1,200, your income-based share is $300, and the landlord charges $1,500, you would pay $300 out of pocket.

Your rent obligation can change if your income changes. If you earn more money, your share goes up. If your income drops, your share goes down. You must report income changes to your local housing authority within 30 days.

Finding a landlord who accepts Section 8 vouchers

Not every landlord accepts Section 8. Some refuse because they worry about inspections, paperwork, or payment delays. Others have policies against it. When you receive a voucher, you have a set amount of time — usually 60 to 120 days depending on your housing authority — to find a landlord and a rental unit that meets program rules.

Your housing authority maintains a list of landlords who have previously accepted Section 8 tenants, though this list is not always complete or current. You can also search online rental sites and call landlords directly to ask if they accept vouchers. Some landlords will say no immediately; others will consider it if the rent is reasonable and the unit passes inspection.

Once you find a landlord willing to rent to you, they must sign a lease with you and agree to a contract with HUD. The unit must pass an HUD inspection before you move in. The inspection checks that the unit is safe, has working utilities, meets minimum space standards, and has no serious code violations. If the unit fails, the landlord must make repairs before you can move in.

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

Most housing authorities have a waiting list for Section 8 vouchers because demand far exceeds the number of vouchers available. Wait times vary dramatically by location. In some rural areas, you might receive a voucher within months. In major cities, waiting lists can be five, ten, or even fifteen years long.

Many housing authorities close their waiting lists when they become too large, meaning new applicants cannot even get on the list. When a list is closed, you have to wait until it reopens — which might be months or years later. Some authorities reopen their lists for a short window once a year; others do not reopen for extended periods.

Once your name reaches the top of the list and you are offered a voucher, you enter what is called lease-up. This is the period during which you must find a landlord and move into a unit. If you do not find housing within your time limit, you lose the voucher and go back to the waiting list.

Rules you must follow to keep your Section 8 voucher

Section 8 is not a one-time payment. It is an ongoing benefit that continues as long as you meet the program's requirements. You must stay income-may be able to access, meaning your household income cannot exceed the limit set by your housing authority — usually 80 percent of the area median income. You must also live in the unit you rented and use the voucher only for that purpose.

You cannot sublet your apartment or let someone else live there while you pay rent elsewhere. You cannot use your voucher to pay for a room in someone else's house unless that arrangement is specifically approved by your housing authority. You must report any household changes — new members, departures, income changes — within 30 days.

Your landlord must also follow rules. They cannot charge you more than the lease says, cannot evict you without cause, and must maintain the unit in habitable condition. If your landlord violates the lease or the HUD contract, you can file a complaint with your housing authority.

What happens if you move or your circumstances change

You can move to a different rental unit and take your Section 8 voucher with you, as long as the new unit meets program standards and the new landlord accepts Section 8. You do not lose your voucher when you move. Your housing authority will conduct a new inspection of the new unit, and you will sign a new lease with the new landlord.

If your income increases above the program limit, you may lose your voucher. However, many housing authorities have income limits for continued occupancy that are higher than the initial limit, so a modest income increase might not disqualify you. If you do exceed the limit, you usually have a grace period before the voucher ends.

If you are evicted for lease violations — such as not paying your portion of the rent, damaging the unit, or breaking program rules — you lose your voucher. An eviction also makes it much harder to find a new landlord willing to rent to you, even without Section 8.

How Section 8 differs from other housing programs

Section 8 is different from public housing, where the government owns the building and you rent directly from a housing authority. With Section 8, you rent from a private landlord, and the government subsidizes part of the rent. This gives you more choice in where you live, but it also means you depend on finding a landlord willing to participate.

Section 8 is also different from emergency rental assistance, which is temporary help for people behind on rent due to a recent hardship. Section 8 is a long-term program that continues month after month as long as you remain may be able to access. It is also different from public housing waiting lists — Section 8 waiting lists are separate and often longer.

Some areas offer project-based vouchers, where the subsidy is tied to a specific building rather than to you as a person. If you live in a project-based unit and move out, you lose the voucher. Most Section 8 vouchers are tenant-based, meaning you carry the voucher with you when you move.

Frequently Asked Questions

Can I use Section 8 to rent a house or only an apartment?

You can use Section 8 to rent a house, apartment, townhouse, or condo — any rental unit that meets HUD standards and whose landlord accepts the voucher. The unit must pass inspection and the rent cannot exceed the payment standard for your area and household size.

What if I lose my job and my income drops to zero?

Your rent obligation will drop to the minimum amount your housing authority requires, usually $25 to $50 per month. HUD will cover the rest. You must report the income change to your housing authority within 30 days. If you remain unemployed, you can stay on Section 8 as long as you meet other program requirements.

Can a landlord refuse to rent to me because I have a Section 8 voucher?

In some states and cities, it is illegal for a landlord to discriminate against you based on your source of income, which includes Section 8. In other places, landlords can legally refuse Section 8 tenants. Check your state and local fair housing laws to learn what protections apply where you live.

What if my landlord stops accepting Section 8 payments?

If your landlord refuses to cash HUD's check or breaches the contract with HUD, you can file a complaint with your housing authority. Your housing authority can terminate the landlord's contract and help you find a new unit. You do not lose your voucher in this situation.

Do I need to pay taxes on the Section 8 subsidy?

No. The Section 8 subsidy is not counted as income for tax purposes. Only your actual household income is taxable. The amount HUD pays your landlord does not appear on your tax return.