Income limits are set by your local housing authority and change every year, based on the area median income for your county

Section 8 income limits are not a single national number. Your local Public Housing Authority (PHA) sets limits based on what the U.S. Department of Housing and Urban Development (HUD) calculates as the median income for your area. A family of four in rural Mississippi will have a different limit than a family of four in San Francisco. The limits also shift annually — usually in April — so a household that was over the limit last year might fall under it this year, or vice versa.

To find your area's current limits, you need to contact your local PHA directly or check HUD's income limit lookup tool on their website. Your PHA's website usually lists the limits for all household sizes. If you cannot find them online, call your PHA's leasing office and ask for the current income limits for your county and household size.

Income limits are typically set at 50 percent or 80 percent of the area median income, depending on the program and the PHA's funding. Most PHAs use the 50 percent figure for initial screening, though some use 80 percent. This matters because it determines whether you can even be considered for a voucher.

Key Takeaways

  • Your local Public Housing Authority sets income limits based on area median income, not a federal standard, and they change every April.
  • You must contact your PHA or check HUD's lookup tool to find the current limit for your household size in your county.
  • Income includes wages, Social Security, disability payments, child support, and unemployment benefits — not just employment.
  • Being at or slightly over the limit does not automatically disqualify you; some PHAs have exceptions or different rules for existing tenants versus new applicants.
  • If your income drops after you receive a voucher, you can usually keep it; the limit mainly affects whether you can get one in the first place.

What counts as income for Section 8 purposes

Section 8 income includes far more than a paycheck. HUD counts wages, salary, and self-employment income, but also Social Security retirement and disability benefits, Supplemental Security Income (SSI), unemployment insurance, workers' compensation, child support and alimony, pension and annuity payments, and cash information from state or local programs. Some PHAs also count income from boarders or rental income from property you own.

What does not count: most tax refunds, lump-sum payments like insurance settlements or inheritances, loans (including student loans), and reimbursements for expenses. Medical expenses and child care costs are deducted from income before the limit is applied, which can lower your countable income. If you receive benefits from a program like TANF (Temporary information for Needy Families), that counts as income even though it is information.

Your PHA will ask you to document all income sources. Bring recent pay stubs, tax returns, benefit award letters, and bank statements. If you are self-employed, you will need to show profit and loss statements or tax returns for the past two years. The PHA will average your income over the past 12 months to smooth out seasonal work or recent job changes.

How your household size affects the income limit

A larger household has a higher income limit. A single person has one limit; a family of four has a higher one; a family of eight has a higher one still. Your household size includes everyone living with you who is related by blood, marriage, or adoption, plus any unborn children you are expecting. Foster children and live-in aides may or may not count depending on your PHA's rules — ask when you contact them.

If you are living with someone who is not related to you and not your spouse, that person is usually not counted as part of your household for income purposes, even if you share expenses. However, their income may still be counted if they are on the lease or if your PHA has specific rules about co-occupants. This is one of the most common sources of confusion, so clarify it with your PHA before you submit anything.

Income limits for new applicants versus current tenants

Most PHAs screen new voucher applicants against the income limit at the time of process. If your household income is over the limit, you cannot receive a new voucher. However, if you already hold a Section 8 voucher and your income rises above the limit, you usually keep the voucher. Some PHAs have rules about how much your income can increase before they recalculate your rent contribution, but losing the voucher because you earned more money is rare.

A few PHAs have different limits for new applicants and existing tenants, or they may have exceptions for households with elderly members or people with disabilities. These variations are set by individual PHAs, so you need to ask your local authority about their specific policy. If you are denied based on income, ask whether any exceptions explore to your situation.

When income limits change and what happens to your voucher

HUD publishes new income limits every April. Your PHA uses these to screen new applicants going forward. If you already have a voucher, the new limits do not affect your ability to keep it. However, your rent contribution may be recalculated if your income changes or if your PHA updates how it calculates rent based on the new limits.

If you are on a waiting list and the new limits come out, your position on the list does not change, but your income will be re-verified against the new limits when your turn comes. If you were under the old limit but over the new one, you may be denied. This is rare — limits usually stay relatively stable year to year — but it can happen in areas where the median income drops.

What to do if your income is over the limit

If your household income exceeds your area's Section 8 limit, you cannot receive a new voucher through the standard process. However, you have other options. Some PHAs run separate programs for households at higher income levels, though these are less common. You can also explore other affordable housing programs: public housing (which has different rules), Low-Income Housing Tax Credit properties, or state and local rental information programs that may have higher income thresholds.

If your income is only slightly over the limit, contact your PHA and ask whether they have any exceptions or alternative programs. Some PHAs have discretion to make exceptions for households with elderly members, people with disabilities, or other circumstances. It costs nothing to ask, and policies vary widely by location.

You can also reapply if your income drops. If you lose a job or your household circumstances change, your income may fall below the limit. When you reapply, bring documentation of the change — a termination letter, a reduction in hours, or a change in benefits. Your PHA will use your current income to determine whether you now meet the limit.

How to find your area's current income limit

Go to HUD's income limit lookup tool at huduser.gov/portal/datasets/lihtc.html or call your local PHA directly. You will need to know your county and state. Enter that information and select your household size. The tool will show you the current limit for your area.

If the online tool is unclear or you want to confirm the number, call your PHA's main office and ask for the current income limit for your household size. Write down the name of the person you spoke with and the date, in case you need to reference it later. Some PHAs also post income limits on their website under "Income Limits" or "may be able to access Information."

Frequently Asked Questions

Does my spouse's income count if we are not married but living together?

No, unless you are legally married or in a domestic partnership recognized by your state. However, if you are both on the lease, your PHA may count both incomes. The safest approach is to ask your PHA how they handle co-occupants before you explore.

If I get a job and my income goes over the limit, will I lose my voucher?

No. Once you have a Section 8 voucher, your income can rise above the limit without affecting your voucher. Your rent contribution may increase, but you keep the voucher. The income limit mainly affects whether you can get a new voucher in the first place.

What if my income varies because I work seasonal or part-time jobs?

Your PHA will average your income over the past 12 months to account for seasonal variation. Bring pay stubs, tax returns, or benefit letters covering the full year. If you recently started a job, they may use a shorter period or project your annual income based on your current rate.

Can I include my adult child's income to lower my household income?

No. If your adult child lives with you, their income is counted as part of your household income, which raises your total. You cannot exclude it to meet the limit. However, if your adult child does not live with you, their income does not count.

Do I have to report a small amount of cash income or side work?

Yes. All income must be reported, including cash, self-employment, and informal work. Your PHA will ask you to document it. Underreporting income can result in loss of your voucher and may have legal consequences, so disclose everything you earn.