What Section 8 Looks Like in Florida

Section 8 in Florida works the same way it does everywhere: the federal government pays part of your rent directly to your landlord, and you pay the rest. The difference is in the waiting lists and how long you wait. Florida has 27 separate housing authorities, each running its own program for its own area. Miami-Dade County, Broward County, Hillsborough County (Tampa), and Orange County (Orlando) are the largest, and they all have waiting lists that are currently closed or have thousands of people on them. Smaller counties move faster, but you can only join the list for the county where you live or work.

The income limits in Florida are set by the U.S. Department of Housing and Urban Development and change each year. For a family of four in most Florida counties, the limit is around $52,000 to $56,000 per year before taxes — the exact number depends on which county you live in. If you make more than that, you do not meet the income requirement. If you make less, you move forward in the process. Your rent payment is calculated as 30 percent of your gross monthly income, and the program pays the rest up to a maximum called the "payment standard," which also varies by county.

Key Takeaways

  • Florida has 27 separate housing authorities, and you must join the waiting list for the county where you live or work — you cannot transfer between counties.
  • Most large county waiting lists in Florida are closed, meaning you cannot join right now, though they reopen periodically and you can call to ask when.
  • Your household income must fall below the federal limit for your county, which ranges from about $52,000 to $56,000 per year for a family of four.
  • You must have a valid Social Security number, pass a background check, and provide proof of income, residency, and citizenship or legal immigration status.
  • Once you receive a voucher, you have 60 to 120 days to find a landlord willing to accept Section 8, depending on your housing authority's rules.

Income Limits and Household Composition Rules

The income limit is based on your household's gross income before taxes. It includes wages, self-employment income, Social Security, unemployment benefits, child support, and most other regular income. It does not include one-time payments like tax refunds or money from selling a car. If you are self-employed, you will need to show tax returns for the past two years. If you receive irregular income, the housing authority will average it over the past 12 months.

Your household size matters because the income limit goes up as your household gets bigger. A single person has a lower limit than a family of four, which has a lower limit than a family of six. If you are pregnant, the housing authority counts the unborn child as part of your household size for income purposes. If you have a live-in caregiver or a dependent who is not related to you, you may still be able to include them — ask your local housing authority about their specific rules, because they vary slightly.

If your income is above the limit, you do not meet the basic requirement and cannot join the waiting list. If your income is below the limit, you move to the next step: providing documentation and passing a background check. The housing authority will verify your income by contacting your employer, bank, or benefits agency directly, so the numbers you report must match what they find.

Documentation You Will Need to Provide

Before you can join a waiting list, you must provide proof of identity, income, residency, and immigration status. Bring a government-issued photo ID — a driver's license, passport, or state ID card. You will also need your Social Security number or an Individual Taxpayer Identification Number (ITIN) if you are not a U.S. citizen. If you do not have a Social Security number, some housing authorities will work with you, but most require one to proceed.

For income, bring recent pay stubs (usually the last 30 days), a letter from your employer on company letterhead stating your job title and hourly rate or salary, or tax returns if you are self-employed. If you receive benefits, bring a current benefits statement from Social Security, unemployment, TANF, or whatever program you are on. If you have no income, bring a statement from the benefits office saying you are not receiving information, or a letter from a family member or organization stating they will help support you.

For residency, bring a utility bill, lease, mortgage statement, or letter from a landlord showing your current address. The document must be dated within the last 60 days. For immigration status, U.S. citizens bring a birth certificate or passport. Legal permanent residents bring a green card. Other legal immigrants bring their visa or work authorization document. If you are undocumented, you do not meet the requirement and cannot join the program.

Background Checks and Criminal History

Every applicant must pass a background check. The housing authority will run a criminal history check, a sex offender registry check, and sometimes a credit check. You will be denied if you have been convicted of manufacturing methamphetamine anywhere, ever — that is a permanent bar. You will also be denied if you are currently using illegal drugs or if the housing authority finds evidence of drug use in the past two years.

Other criminal convictions do not automatically disqualify you, but they are evaluated on a case-by-case basis. The housing authority looks at the type of crime, how long ago it happened, and whether you have shown rehabilitation. A felony from 15 years ago is treated differently than one from last year. Violent crimes, crimes against children, and crimes involving sexual abuse are taken very seriously. If you have a criminal history, you can still explore, but you should be prepared to explain the circumstances and show what you have done since then.

If you are denied because of your background, you have the right to request a hearing and present your side of the story. The housing authority must give you a written explanation of why you were denied. If you believe the information is wrong, you can dispute it and ask them to investigate further.

How to Find Your Local Housing Authority and Join the Waiting List

Florida's 27 housing authorities are listed on the Florida Housing Finance Corporation website, organized by county. Find the authority for your county and call them directly — do not go through a third-party website or service. The housing authority's phone number and office address are on their official page. When you call, ask whether their waiting list is open. If it is closed, ask when it is expected to reopen and whether you can call back to check.

If the waiting list is open, ask what documents you need to bring and whether you can explore in person or by mail. Some housing authorities accept applications only in person during specific hours. Others accept mail-in applications. A few use online portals. The process varies, so confirm with your specific authority before you gather your documents.

When you explore, you will fill out a form that asks about your household size, income, residency, and background. You will sign a statement saying that the information you provided is true. Lying on the process is fraud and can result in denial or removal from the program later. After you submit your process, the housing authority will verify your information and run your background check. This usually takes two to four weeks.

Waiting List Placement and Timeline to Receiving a Voucher

Once you are approved and added to the waiting list, your position depends on the housing authority's preference system. Most Florida authorities use a "date order" system, meaning the first person to explore is the first person to receive a voucher when one becomes available. Some use a "preference" system that prioritizes certain groups — for example, people who are homeless, people with disabilities, or people who are being displaced. Ask your housing authority which system they use and whether you may have access to for any preferences.

How long you wait depends entirely on the size of the waiting list and how many vouchers become available. In Miami-Dade County, the waiting list is so long that people wait years. In smaller counties, you might wait months or even weeks. There is no way to predict your exact timeline, but the housing authority can tell you approximately how many people are ahead of you and how many vouchers they expect to issue in the next year.

When a voucher becomes available and it is your turn, the housing authority will contact you by phone or mail. You will have a limited time — usually 10 business days — to respond and confirm that you still want the voucher. If you do not respond, they will move to the next person on the list. Once you confirm, you will attend an orientation meeting where staff explain how the program works, what your responsibilities are, and what happens next.

Finding a Landlord and Signing a Lease

After you receive your voucher, you have 60 to 120 days (depending on your housing authority) to find a landlord who will accept Section 8. This is often the hardest part of the process. Some landlords refuse Section 8 tenants because of paperwork, because they have had bad experiences, or because of discrimination. You can look for apartments on Craigslist, Zillow, Facebook Marketplace, or by driving around and calling landlords directly. When you contact a landlord, tell them you have a Section 8 voucher and ask if they accept it.

Once you find a place, the landlord must sign a lease with you and agree to accept the Section 8 payment. The housing authority will inspect the unit to make sure it meets housing quality standards — the roof does not leak, the heat works, there are no major safety hazards, and so on. If the unit fails inspection, the landlord must fix the problems before you can move in. Once the unit passes inspection and the lease is signed, the housing authority will issue the first payment to the landlord.

Your rent payment is 30 percent of your gross household income. If your income is $1,500 per month, you pay $450 and the housing authority pays the rest. The maximum they will pay is the "payment standard" for your county, which is set by HUD and changes yearly. If the rent is higher than the payment standard, you pay the difference on top of your 30 percent.

What Disqualifies You or Gets You Removed From the Program

You will be denied at the process stage if your income is above the limit, if you do not have legal immigration status, if you have been convicted of manufacturing methamphetamine, or if you are currently using illegal drugs. You will also be denied if you cannot provide proof of identity or Social Security number.

Once you are in the program and living in a Section 8 unit, you can be removed if your income rises above 120 percent of the area median income (a higher threshold than the initial limit), if you commit fraud by lying about your income or household size, if you damage the unit beyond normal wear and tear, if you engage in criminal activity, or if you violate the lease. The housing authority conducts a recertification every year to verify that your income and household size have not changed. If you fail to recertify or if your circumstances change and you do not report them, you can lose your voucher.

If you are removed from the program, you have the right to a hearing where you can explain your side. The housing authority must give you written notice of the reason for removal and the date of the hearing. You can bring documents, witnesses, or an advocate to support your case.

Frequently Asked Questions

Can I transfer my Section 8 voucher to a different Florida county?

Yes, but only after you have lived in your current unit for at least one year. You must contact your current housing authority and request a "portability" transfer to the new county. The new county's housing authority must agree to accept you. The process takes several weeks, and you must find a new unit in the new county within the timeframe they give you.

What if I get a job and my income goes above the limit?

You do not lose your voucher when ready. The program allows your income to rise to 120 percent of the area median income before you are removed. After that, your rent payment will increase because it is based on your income. You must report the income change at your next recertification or within 30 days of the change, depending on your housing authority's rules. If you do not report it, you can be removed for fraud.

Do I have to stay in the same unit forever?

No. After one year, you can request to move to a different unit. You must find a new landlord who accepts Section 8, the new unit must pass inspection, and the rent cannot exceed the payment standard for your county. The process is the same as when you first found your unit.

What happens if my landlord wants to evict me?

Your landlord must follow Florida's eviction law, which requires them to give you written notice and file in court. The housing authority does not prevent evictions, but they may help you understand your rights. If you are evicted, you lose your voucher. You can reapply to the waiting list after the eviction, but you will start over at the back of the line.

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

No. Section 8 is a rental information program only. It cannot be used toward a down payment or mortgage. Some Florida housing authorities offer homeownership programs through different funding, but those are separate from Section 8 and have different rules.