Section 8 is a federal rent subsidy, not public housing
Section 8 is a program run by the U.S. Department of Housing and Urban Development (HUD) that pays part of your rent to a private landlord on your behalf. You find your own apartment in the private market, sign a lease, and the program sends money directly to the landlord each month. You pay the rest of the rent yourself, usually 30 percent of your income.
This is different from public housing, where the government owns the building and you rent from a housing authority. With Section 8, the landlord is a private person or company who has agreed to accept the subsidy. The program covers the gap between what you can afford and the actual rent.
The name comes from Section 8 of the Housing Act of 1937, the federal law that created it. Most people call it "Section 8" or "the Housing Choice Voucher Program," which is its official name.
Key Takeaways
- Section 8 pays a portion of your rent to a private landlord, and you pay the rest from your own income.
- You search for your own apartment on the private rental market; the landlord must agree to accept the voucher.
- Your share of rent is typically 30 percent of your gross monthly income, capped at the program's payment standard for your area.
- The waiting list for Section 8 is often years long, and many housing authorities have closed their lists to new applicants.
- Income limits vary by household size and location, and you must meet HUD's citizenship and background requirements.
How the money moves: you, the landlord, and HUD
When you receive a Section 8 voucher, you get a document that shows a landlord how much HUD will pay each month. You then search for an apartment you want to rent. Once you find one and the landlord agrees to participate in the program, HUD inspects the unit to make sure it meets housing quality standards.
After inspection passes, HUD and the landlord sign a contract. Each month, HUD sends the landlord their portion of the rent directly. You send your portion to the landlord. If the rent is $1,200 and HUD's share is $900, you pay $300. If your income drops, your share may drop too, and HUD's share increases.
You keep the voucher as long as you stay within income limits and follow program rules. If you move, you can take the voucher to a new apartment in the same area or, in some cases, to a different city. The voucher stays with you; it is not tied to a specific apartment.
Income limits and household size rules
Section 8 has income limits based on your household size and the median income in your area. These limits change every year. A single person in one city might have a limit of $35,000 per year, while a family of four in another city might have a limit of $65,000. Your local housing authority publishes the exact limits for your area.
Household size includes you, your spouse, your children under 18, and sometimes other dependents. Foster children and live-in aides may count depending on your situation. The housing authority will ask you to list everyone who lives with you and provide proof of their relationship to you.
Once you are admitted to the program, you can stay even if your income rises above the limit, but you may have to pay more of the rent yourself. If your income stays above the limit for a certain period (usually two years), the housing authority may ask you to leave the program.
The waiting list and how long it takes
Most housing authorities have a waiting list for Section 8 vouchers because demand far exceeds the number of vouchers available. In many cities, the wait is three to ten years. Some housing authorities have closed their lists entirely and are not taking new applicants at all.
When you explore, the housing authority puts you on the list in the order your process was received, though some authorities use a lottery system or give priority to certain groups, such as people experiencing homelessness or veterans. You will be notified when a voucher becomes available for you.
While you are on the waiting list, you are not receiving any rent information. You must pay full rent yourself. Some people wait years and never receive a voucher because they move away, the list closes, or funding runs out.
What disqualifies you or makes you ineligible
HUD requires that you be a U.S. citizen or have may be able to access immigration status. You must provide proof of citizenship or a green card. If you cannot prove may be able to access status, you will not be admitted.
A criminal background does not automatically disqualify you, but certain convictions do. HUD permanently bars people convicted of manufacturing methamphetamine in a federally assisted housing program. Other drug convictions, violent crimes, and sex offenses may disqualify you depending on when they occurred and the details of the case. The housing authority will review your record individually.
If you owe money to a housing authority from a previous Section 8 tenancy or public housing, you may be barred from the program until you pay what you owe. If you were evicted for non-payment of rent or lease violations in the past, some housing authorities will deny you, though policies vary.
Income above the limit at the time of admission will disqualify you. If your household income is over the limit when you explore, you cannot be admitted, even if you expect it to drop later.
Documents you will need to provide
The housing authority will ask for proof of income, such as recent pay stubs, tax returns, or a letter from your employer. If you receive benefits, bring documentation from the benefits office. If you are self-employed, bring tax returns and bank statements.
You will need to prove your identity with a government-issued ID, such as a driver's license or passport. You will need proof of citizenship or immigration status, such as a birth certificate, passport, or green card. Bring Social Security cards for everyone in your household.
The housing authority will run a background check, so you do not need to bring a criminal record yourself, but you should be honest about your history when asked. You may be asked to provide references from previous landlords or employers.
What happens after you get a voucher
Once you receive a voucher, you have a limited time to find an apartment, usually 60 to 120 days depending on your housing authority. You search the private rental market on your own. Not all landlords accept Section 8 vouchers; some refuse because of the paperwork or because they prefer to rent at market rate.
When you find an apartment, you give the landlord a copy of your voucher and the housing authority's contact information. The landlord must agree to participate. HUD then inspects the unit. If it passes, the lease is signed and the subsidy begins. If it fails, you must find a different apartment.
You must pay your portion of the rent on time each month. If you fall behind, the landlord can evict you, and you will lose your voucher. You must also follow all lease terms and keep the apartment in good condition. The housing authority will do annual inspections to make sure the unit still meets standards.
Frequently Asked Questions
Can I use my Section 8 voucher in any state?
No. You can use your voucher in the area where you received it, which is usually your county or city. Some housing authorities allow you to move to a different area if you have a job offer or family there, but you must request a transfer and the receiving housing authority must have vouchers available. Moving out of state usually requires starting a new process.
What if a landlord refuses to rent to me because I have a voucher?
In most states, it is illegal for a landlord to refuse to rent to you solely because you have a Section 8 voucher. However, a landlord can refuse if the unit does not meet HUD's housing quality standards or if you do not meet the landlord's other requirements, such as credit or income checks. If you believe you were discriminated against, you can file a complaint with HUD's Office of Fair Housing and Equal Opportunity.
Do I have to pay the full 30 percent of my income toward rent?
Your rent share is usually 30 percent of your gross monthly income, but it cannot exceed the program's payment standard for your area. If 30 percent of your income is higher than the payment standard, you pay the lower amount. If your income is very low, you may pay less than 30 percent.
What happens if I lose my job while on Section 8?
Report the change in income to your housing authority right away. Your rent share will be recalculated based on your new income, and HUD's share will increase. You will not lose your voucher because of job loss, but you must report the change within the timeframe your housing authority requires.
Can I own a home with a Section 8 voucher?
Section 8 is designed for renters, not homeowners. However, HUD does run a separate program called the Housing Choice Voucher Homeownership Program that allows some voucher holders to use their subsidy toward a mortgage payment. This program is not widely available; ask your housing authority whether it is offered in your area.