What Massachusetts Section 8 Looks Like

Massachusetts has two main paths to Section 8 housing: the state-run Massachusetts Rental Voucher Program (MRVP) and local housing authorities that administer federal vouchers. The state program is smaller and moves slowly—waiting lists often close for years at a time. Federal vouchers through local authorities are more common but also have long waits. Both pay a portion of your rent directly to your landlord, and you pay the rest from your own income.

The key difference is who holds your voucher. If you get one through your city or town's housing authority, that authority manages your case. If you're on the state MRVP list, the state's Department of Housing and Community Development (DHCD) eventually assigns you to a local authority once a voucher becomes available. Either way, you'll work with a local housing authority to find an apartment and manage your lease.

Massachusetts also runs the state-funded Family Unification Program (FUP) and the Mainstream Voucher Program for people with disabilities, both smaller programs with their own waiting lists. Most people looking for Section 8 in Massachusetts will encounter the federal program first, since it's the largest pool of vouchers.

Key Takeaways

  • Massachusetts has both state and federal Section 8 programs, but federal vouchers through local housing authorities are more widely available.
  • Waiting lists for Section 8 in Massachusetts are long and often closed; you cannot add your name when a list is not accepting new people.
  • Your income cannot exceed 50% of the area median income for your county to hold a voucher, though the exact limit depends on household size and location.
  • You must be a U.S. citizen or have may be able to access immigration status, and you cannot have been evicted for drug-related activity in the past three years.
  • Once you have a voucher, you have 60 to 120 days to find an apartment that meets program standards and whose rent the program will accept.

Income Limits and Household Composition

To hold a Section 8 voucher in Massachusetts, your household income must not exceed 50% of the area median income (AMI) for your county. This limit varies by county and by household size. A single person in Suffolk County (Boston) has a different limit than a single person in Worcester County. The housing authority serving your area publishes these limits each year, usually in March or April.

Income includes wages, Social Security, unemployment benefits, child support, and most other regular money coming into the household. It does not include food stamps, Supplemental Security Income (SSI), or temporary information. If you are self-employed, the housing authority will look at your net income after business expenses for the past two years.

Household composition matters because the income limit rises with each additional person. A family of four has a higher income ceiling than a family of two. The housing authority counts anyone living in the unit as a household member, including children, elderly relatives, and people with disabilities. If someone moves in or out, you must report it within 30 days.

Who Can and Cannot Get a Voucher

You must be a U.S. citizen or have one of several may be able to access immigration statuses to hold a Section 8 voucher. may be able to access statuses include lawful permanent resident, refugee, asylee, and certain other categories recognized by federal law. The housing authority will ask for proof of citizenship or immigration status when you explore. If you are not sure whether your status qualifies, contact your local housing authority directly—they can tell you before you spend time on an process.

You will be denied a voucher if you have been evicted for drug-related criminal activity within the past three years. You will also be denied if you or anyone in your household is subject to a lifetime sex offender registration requirement under state or federal law. Other criminal history does not automatically disqualify you, but the housing authority will review it and may deny you based on a pattern of criminal activity or violence.

If you owe money to a housing authority in Massachusetts or elsewhere, or if you have damaged a unit and owe repairs, you may be denied until you pay what you owe. Some housing authorities will work with you on a payment plan; others will not. The rules vary by authority.

How to Get on a Waiting List

Contact your local housing authority to ask whether their Section 8 waiting list is open. You can find your local authority through the Massachusetts DHCD website or by calling 211 Massachusetts. When a list is open, you can submit an process in person, by mail, or sometimes online—the process differs by authority. You will need to provide proof of income, residency, and identity. Bring recent pay stubs, tax returns, or a letter from your employer; a utility bill or lease showing your current address; and a photo ID.

If the waiting list is closed, ask when it might reopen. Some authorities close their lists for years and then reopen them suddenly. You can ask to be notified when the list opens again, though not all authorities offer this service. The state MRVP list is almost always closed; you can call DHCD at 617-573-1100 to confirm current status.

Once you are on a waiting list, you will wait. Waiting times in Massachusetts range from two years to ten years or longer, depending on the authority and the size of your household. Smaller towns sometimes have shorter waits than Boston or other large cities. You do not need to do anything while you wait except keep your contact information current with the housing authority.

What Happens When You Get a Voucher

When a voucher becomes available, the housing authority will contact you. You will have 60 to 120 days (the exact number depends on your authority) to find an apartment and have the landlord sign a lease. The housing authority will give you a list of what the apartment must have: working heat, hot water, electricity, plumbing, and no serious code violations. The unit must also pass a housing inspection before the voucher can be used.

The landlord must agree to accept the Section 8 voucher. Not all landlords will. You can ask the housing authority for a list of landlords who have worked with the program before, though not all authorities maintain one. Once you find an apartment and the landlord agrees, you submit the lease and a request for the housing authority to inspect and approve the unit.

The housing authority will calculate how much rent you pay and how much the voucher pays. You will pay the difference between your portion (usually 30% of your income) and the total rent, up to the program's payment standard for your area. If the rent is higher than the payment standard, you pay the difference out of pocket. If you cannot afford it, you will need to find a cheaper apartment.

Income Recertification and Ongoing Requirements

Once you have a voucher and are living in an apartment, you must recertify your income every year. The housing authority will send you a form asking for your current income, household composition, and any changes in your situation. You must return it by the important date or risk losing your voucher. If your income rises above the program limit, you will be terminated from the program, though some authorities allow a brief grace period.

You must also allow the housing authority to inspect your apartment every year to make sure it still meets program standards. The landlord must make repairs if the unit fails inspection. If repairs are not made within a set time, the voucher can be terminated and you will lose the subsidy.

If you move, you can take your voucher with you to another apartment in Massachusetts or, under certain conditions, to another state. You must notify the housing authority before you move and get approval for the new unit. The process is similar to the initial lease-up: find an apartment, get the landlord to agree, submit the lease, and wait for inspection.

Special Programs and Alternatives

Massachusetts runs the Family Unification Program (FUP) for families at risk of separation due to housing instability and for youth aging out of foster care. FUP has its own waiting list and serves a smaller number of people than the main Section 8 program. If you are a young adult who left foster care, or if your family is at risk of separation because you cannot afford housing, ask your local housing authority whether FUP is available in your area.

The Mainstream Voucher Program serves non-elderly people with disabilities. It also has a separate waiting list. If you receive SSI or SSDI and are looking for housing, ask whether your authority administers Mainstream vouchers.

Massachusetts also has the state-funded MRVP, which is smaller than the federal program and has a closed waiting list most of the time. If you cannot get on a federal Section 8 list, or if you are waiting and want to explore other options, ask about emergency rental information, public housing, or subsidized housing through nonprofit developers. The 211 Massachusetts helpline can point you toward programs in your area.

Frequently Asked Questions

What if I am on a waiting list and my income goes up?

Being on a waiting list does not count as holding a voucher, so your income can be higher. Once you receive a voucher and move into an apartment, your income must be at or below 50% of AMI. If your income rises after you have a voucher, you will be terminated from the program. If it rises while you are waiting, you can still be selected when a voucher becomes available, but you will be terminated once you are admitted if your income exceeds the limit at that time.

Can I use my voucher in another state?

Yes, but only under certain conditions. You must have held your voucher for at least one year, and you must get written approval from your Massachusetts housing authority before you move. The receiving state's housing authority must also agree to administer your voucher. Not all states accept vouchers from out of state, and the process can take several months. Contact your housing authority to ask whether your situation qualifies.

What if my landlord refuses to make repairs after a failed inspection?

The housing authority will give the landlord a important date to fix the problems. If repairs are not made, the housing authority can terminate the lease and you will lose your subsidy. You will have to move. Some authorities will help you find another apartment; others will not. It is important to report maintenance problems to your landlord in writing and keep copies so you have a record if the authority needs to take action.

How long does the inspection process take?

After you submit your lease and request for inspection, the housing authority typically schedules an inspection within two to four weeks. The inspection itself takes one to two hours. If the unit fails, the landlord has 30 days to make repairs and request a re-inspection. The whole process from lease submission to approval usually takes four to eight weeks, though it can be faster or slower depending on the authority's workload.

What if I have a criminal record?

Drug-related evictions within the past three years will disqualify you. Other criminal history is reviewed on a case-by-case basis. The housing authority looks at the nature of the crime, how long ago it occurred, and whether you have a pattern of criminal activity. You should disclose your history honestly on the process. If you are denied, you have the right to request a hearing to explain your circumstances.