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 to 40 percent of your adjusted income — and you pay the rest yourself. The landlord receives the voucher payment directly from the housing authority, not from you.

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 one of the largest federal housing programs in the United States. Unlike public housing (where the government owns the building), Section 8 lets you choose a private rental property, as long as the landlord agrees to participate and the unit passes an inspection.

The amount the voucher covers depends on the fair market rent for your area, your household income, and how many people live with you. HUD updates fair market rent figures each year by region. If you find an apartment that rents for less than the voucher amount, you pay less out of pocket. If the apartment costs more, you have to cover the difference yourself — and many landlords will not rent to you if the gap is too large.

Key Takeaways

  • Section 8 vouchers pay a portion of your rent directly to your landlord, with you covering the remainder based on your income.
  • Your local housing authority manages the program in your area, maintains a waiting list, and inspects units before you can move in.
  • You must have a household income below 50 percent of the area median income to receive a voucher, though limits vary by location.
  • Finding a landlord willing to accept Section 8 is often the hardest part, because some refuse to participate or have other requirements.
  • Once you have a voucher, you keep it for as long as you remain income-may be able to access and follow program rules, even if you move to a different rental.

How the voucher amount is calculated

The housing authority calculates your voucher amount using a formula based on the fair market rent (FMR) for your area and your household income. Fair market rent is set by HUD for each region and bedroom size — a one-bedroom in one county may have a different FMR than a one-bedroom 20 miles away. The authority uses the FMR as a ceiling: the voucher will not cover more than that amount, even if you find a more expensive apartment.

Your share of the rent is typically 30 percent of your adjusted gross income. Adjusted income means your household's total income minus deductions for things like child care, medical expenses, and disability-related costs. If your adjusted income is $1,500 per month, you would pay about $450 toward rent, and the voucher would cover the rest up to the FMR limit. If the apartment costs $1,200 and the FMR is $1,100, the voucher pays $1,100 and you pay $100 — not $450.

Your voucher amount stays the same for 12 months, even if your income changes during that time. At the annual recertification, the housing authority recalculates based on your current income. If your income drops, your voucher payment may increase. If it rises above the income limit, you may lose the voucher.

Income limits and who can receive a voucher

To receive a Section 8 voucher, your household income must be at or below 50 percent of the area median income (AMI) for your region. Some housing authorities set their own limits lower than 50 percent. A few areas allow people earning up to 80 percent of AMI, but this is uncommon. The median income threshold changes each year and varies significantly by location — 50 percent AMI in a rural county is much lower in dollars than 50 percent AMI in a major city.

Income includes wages, self-employment earnings, Social Security, unemployment benefits, child support, and most other regular money coming into your household. It does not include one-time payments like tax refunds or insurance settlements. If you are elderly or have a disability, some deductions reduce your countable income, which can help you stay within the limit.

Even if your income is below the limit, the housing authority may have a waiting list that is closed or has a years-long wait. Some areas open their lists for a few weeks every few years. Others keep lists open year-round but prioritize people experiencing homelessness or those with disabilities. You cannot know if you are income-may be able to access without contacting your local housing authority directly, because limits are specific to your area and change annually.

Finding a landlord and getting the unit approved

Once you have a voucher, you search for an apartment on your own — the housing authority does not find one for you. You need to locate a landlord willing to accept Section 8. This is often the hardest part of the process. Some landlords refuse Section 8 tenants outright. Others accept them but have additional requirements: a higher credit score, a co-signer, proof of employment, or a larger security deposit than they charge other tenants. These extra requirements are illegal in some states but legal in others, so the rules depend on where you live.

Once you find an apartment and the landlord agrees, you give the housing authority the address and landlord contact information. The authority inspects the unit to make sure it meets Housing Quality Standards (HQS). The inspection checks things like working plumbing and electrical systems, adequate heat, no lead paint hazards, and safe stairs and railings. If the unit fails, the landlord has a set time to fix the problems. Once it passes, you can sign the lease and move in.

The lease must include language about the Section 8 voucher and the landlord's obligations. The housing authority provides a form lease addendum that both you and the landlord sign. This document spells out that the authority will pay its portion directly to the landlord and that the landlord cannot evict you without cause or raise your rent above what the voucher allows during the lease term.

Recertification and keeping your voucher

Every 12 months, you must recertify with the housing authority to keep your voucher. Recertification means providing updated income documents (pay stubs, tax returns, benefit statements) and household information. The authority uses this to recalculate your rent share and confirm you still meet income limits. If your income has risen above the limit, you lose the voucher. If it has dropped, your voucher payment increases.

You must also report certain changes to the housing authority within 30 days: a new household member, a member moving out, a job loss, or a significant income change. Failing to report changes can result in overpayment of the voucher (which you may have to repay) or termination of your assistance. The rules are strict, but the housing authority typically sends you written notice before taking action, giving you a chance to correct the problem.

As long as you stay income-may be able to access and follow the rules, you can keep your voucher indefinitely. If you move to a different apartment, you take the voucher with you — you do not lose it. The new unit must pass inspection and the new landlord must agree to participate, but the voucher itself remains yours.

What happens if your income rises above the limit

If your household income exceeds 50 percent of AMI at recertification, the housing authority will terminate your voucher. However, most programs have a grace period: if your income rises due to employment (not other sources), you may be able to keep the voucher for an additional 12 months while earning above the limit. This is called the one-year income limit exception, and it gives you time to adjust to higher earnings without immediately losing housing assistance.

After the grace period ends, your voucher ends. You then pay full market rent to your landlord. Some people continue renting the same apartment at full price; others move to something more affordable. The voucher does not transfer to another family member — each person must go through the housing authority's waiting list and income verification process separately.

Frequently Asked Questions

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

In some states and cities, yes — it is legal for a landlord to refuse Section 8 tenants. In other places, including California, New York, and Washington D.C., it is illegal to discriminate based on voucher status. Check your state and local housing laws, or contact your local housing authority to learn what protections you have. Even where it is legal to refuse, many landlords do participate.

What if the apartment I want costs more than my voucher covers?

You can rent it if you can afford to pay the difference yourself. If the fair market rent is $1,100 and the apartment costs $1,300, the voucher pays $1,100 and you pay $200 monthly. However, most landlords will not rent to you if the gap is large, because they worry you cannot sustain the extra payment. The housing authority can sometimes approve a higher voucher amount if the unit is in a high-cost area, but this is rare.

Do I have to stay in the same apartment forever?

No. You can move to a different rental at any time. The new apartment must pass inspection and the new landlord must agree to participate in Section 8, but the voucher moves with you. You do not lose it by changing addresses. Some people move multiple times over the years they hold a voucher.

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

At your next annual recertification, the housing authority will recalculate your rent share based on your new income. You will pay a larger portion of the rent yourself, and the voucher will cover less. If your income rises above 50 percent of area median income, you may have a one-year grace period to stay in the program while earning above the limit, but after that your voucher ends.

Can the landlord raise my rent while I have a Section 8 voucher?

Not during your lease term. The lease is typically for one year, and the rent is fixed for that period. When the lease renews, the landlord can propose a rent increase, but it must be approved by the housing authority. The authority will not approve an increase that pushes the rent above the fair market rent for your area. If the landlord raises the rent too high, you can move to a different apartment.