Section 8 is a federal rent subsidy paid 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 each month. You pay the rest from your own income. The program is named after Section 8 of the Housing Act of 1937, the law that created it. It has been running since the 1970s and currently serves about 2.3 million households.

The voucher itself is a document that authorizes your landlord to receive a monthly payment from your local housing authority. You do not receive the money — the housing authority sends it directly to the landlord. This is different from cash assistance or a tax credit. The voucher is tied to you as a person, not to a specific apartment, so you can use it at different properties as long as the rent is within program limits and the landlord agrees to participate.

The amount HUD pays depends on the fair market rent (FMR) for your area, your household income, and the actual rent your landlord charges. In most places, you pay 30 percent of your adjusted gross income toward rent, and Section 8 covers the difference up to the FMR limit. If the rent is below the FMR, you pay less. If the rent is above the FMR, you pay the difference out of pocket.

Key Takeaways

  • Section 8 pays your landlord directly each month; you pay the remainder of the rent from your own income, usually 30 percent of what you earn.
  • Your local housing authority runs the program in your area and maintains a waitlist; most waitlists are closed and have years-long delays.
  • You must meet income limits (usually 50 to 80 percent of the area median income) and pass a background check to receive a voucher.
  • Once you have a voucher, you can search for any rental property where the landlord agrees to participate, as long as the rent does not exceed the fair market rent for your area.
  • The voucher is yours to keep and use for as long as you remain income-may be able to access and follow program rules, even if you move to a different state.

Who runs Section 8 and where to contact them

Section 8 is administered by your local public housing authority (PHA), not by HUD directly. Each city or county has its own housing authority, and each one maintains its own waitlist and sets its own policies within federal guidelines. The housing authority is the only place that can add you to the waitlist or issue you a voucher.

To find your local housing authority, visit the HUD website and search by state and county, or call 211 and ask for the public housing authority in your area. When you contact them, ask three things: whether the waitlist is open, how long the current wait is, and whether they have any preference categories (such as for homeless households or people with disabilities) that might move you up the list.

Many housing authorities have closed waitlists because demand far exceeds the number of vouchers available. Some waitlists have not opened in five to ten years. A few authorities open their lists for brief periods — sometimes just a few days — and close them again once they reach a certain number of applicants. If your local waitlist is closed, ask when it is expected to reopen and whether you can request notification when it does.

Income limits and household size requirements

To receive a Section 8 voucher, your household income must fall below a certain threshold set by HUD. The limit varies by area and is usually between 50 and 80 percent of the area median income (AMI). For example, if the AMI for your county is $80,000, the income limit might be $40,000 to $64,000 depending on the housing authority's policy.

The housing authority counts income from all household members, including children and non-relatives living with you. They count wages, self-employment income, Social Security, unemployment benefits, child support, and most other sources. They do not count income from certain benefits like Supplemental Security Income (SSI) or TANF in some cases, depending on state rules. When you apply, you will need to provide recent pay stubs, tax returns, or benefit letters to prove your income.

Household size matters because the housing authority uses it to determine the size of the voucher you receive. A voucher for a single person covers a studio or one-bedroom apartment. A family of four might receive a voucher for a two or three-bedroom unit. The housing authority will tell you the bedroom size you are authorized for based on your household composition.

Background checks and criminal history

The housing authority will conduct a background check that includes criminal history, eviction history, and rental payment history. You will be asked to disclose any felony convictions, misdemeanors, and prior evictions. The housing authority uses this information to decide whether to issue you a voucher.

Federal law requires the housing authority to deny a voucher to anyone with a felony conviction for manufacturing or distributing methamphetamine. Beyond that, the housing authority has discretion. They may deny you for other drug-related felonies, violent crimes, or a pattern of evictions, but they must consider the nature of the offense, how long ago it occurred, and evidence of rehabilitation. If you have a criminal history, ask the housing authority what their specific policies are before you apply.

You will also be checked against the sex offender registry. If you are listed, you will be denied. The housing authority will also verify that you do not owe money to a previous housing authority or have been terminated from Section 8 for program violations.

How rent and your payment are calculated

Your monthly payment is based on 30 percent of your adjusted gross income. The housing authority takes your total household income, subtracts certain deductions (such as for elderly or disabled household members, childcare expenses, or medical expenses), and multiplies the result by 0.30. That is your portion of the rent.

The housing authority also sets a payment standard for each bedroom size in your area. This is the maximum amount they will pay toward rent. The payment standard is usually close to the fair market rent (FMR) but may be slightly higher or lower. If you find an apartment that rents for $1,200 and the payment standard for a one-bedroom is $1,100, the housing authority pays $1,100 and you pay $100 plus your 30 percent share. If the rent is $900, the housing authority pays $900 minus your 30 percent share, and you pay your 30 percent.

Once a year, the housing authority recalculates your income and adjusts your payment. If your income goes up, your payment goes up. If your income goes down, your payment goes down. You must report changes in income, household size, or employment within 30 days of the change, or you may lose your voucher.

Finding an apartment and getting landlord approval

Once you receive a voucher, you have a limited time — usually 60 to 120 days depending on your housing authority — to find an apartment. The landlord must agree to participate in Section 8, which means they accept the housing authority's payment and agree to follow program rules. Not all landlords participate. Some refuse because they prefer to set their own rent, and others are unfamiliar with the program.

When you find an apartment, you give the landlord a copy of your voucher and the housing authority's contact information. The landlord then signs a lease with you and the housing authority. The housing authority inspects the unit to make sure it meets housing quality standards (safe wiring, working plumbing, no lead paint hazards, adequate heat and cooling). If the unit passes, the housing authority and landlord sign the lease, and payments begin the following month.

If you cannot find an apartment within your time limit, you can request an extension. Most housing authorities grant at least one extension, though some charge a fee or limit extensions to 30 days. If you do not find an apartment and do not receive an extension, your voucher is returned to the housing authority and you go back on the waitlist.

What happens if you move or your income changes

Your Section 8 voucher is portable, meaning you can move to a different apartment or even a different state and keep using it. When you move, you notify your current housing authority, find a new apartment in your new location, and the new housing authority takes over your voucher. The process takes a few weeks. You remain on the same voucher and your rent calculation stays the same unless your income changes.

If your income increases, your rent payment increases. If your income decreases significantly, you can request a recalculation. The housing authority recalculates your income once a year automatically, but you can ask for an interim recalculation if you lose a job or have a major change in circumstances.

If you stop working or your household income drops below the program minimum, you may lose your voucher. However, most housing authorities allow a grace period or will work with you to keep the voucher if the change is temporary. Report income changes immediately to avoid losing your voucher.

Program rules and what can get you terminated

Once you have a Section 8 voucher, you must follow program rules or risk losing it. The main rules are: pay your portion of the rent on time, report income changes within 30 days, allow the housing authority to inspect your unit annually, and do not engage in criminal activity or lease violations.

The housing authority can terminate your voucher if you are evicted, if you commit fraud (such as lying about your income), if you engage in criminal activity, if you damage the unit beyond normal wear and tear, or if you repeatedly fail to pay your portion of the rent. Termination is permanent in most cases, and you will have to reapply and go back on the waitlist if you want another voucher.

Your landlord can also end the lease for cause (such as non-payment or property damage), which ends your Section 8 tenancy. If this happens, you lose your voucher. The housing authority may allow you to reapply after a waiting period, depending on the reason for termination.

Frequently Asked Questions

How long does it take to get a Section 8 voucher?

The wait depends entirely on your local housing authority's waitlist. Some areas have waits of two to three years; others have waits of five to ten years or longer. A few areas have closed waitlists with no known reopening date. Contact your local housing authority to find out the current wait time in your area.

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

No. Section 8 is a rental assistance program only. There is a separate HUD program called the Housing Choice Voucher Homeownership Option that allows some voucher holders to use their voucher toward a mortgage, but it is not widely available and has strict requirements. Ask your housing authority whether this option exists in your area.

What if my landlord raises the rent after I move in?

Your landlord can raise the rent, but only with your agreement and the housing authority's approval. The new rent cannot exceed the payment standard for your area. If your landlord proposes a rent increase above the payment standard, you can refuse and stay at the current rent, or you can move to a different apartment using your voucher.

Can I be denied a voucher because of my credit score?

Section 8 does not use credit scores. The housing authority looks at criminal history, eviction history, and rental payment history. If you have unpaid debts to a previous landlord or housing authority, that can disqualify you, but a low credit score alone will not.

What happens to my voucher if I get married or have a child?

Your household size changes, so the housing authority will recalculate your rent and may change the bedroom size you are authorized for. If you add a household member, your income limit may increase slightly, but your rent payment will likely increase because there are more people in the household. Report the change to the housing authority within 30 days.