What Section 8 is and how it pays for your rent

Section 8 is a federal program run by the U.S. Department of Housing and Urban Development (HUD) that gives you a voucher to use toward rent at a private landlord's property. The voucher is not cash — it is a promise from HUD to pay your landlord a portion of your rent directly. You pay the difference yourself, usually 30 percent of your gross monthly income, though the exact amount depends on your local housing authority's rules.

The program is named after Section 8 of the Housing Act of 1937. It has been running since the 1970s and is the largest federal rental subsidy program in the United States. Unlike public housing, where you live in a building owned by a housing authority, Section 8 lets you choose any rental property where the landlord agrees to participate.

The voucher amount varies by location. HUD sets a payment standard for each area based on local rent levels — for example, a one-bedroom voucher in rural Kansas might be worth $800 per month, while the same voucher in San Francisco might be worth $2,000. If you find a unit that rents for less than the voucher amount, you pay less. If the unit costs more, you pay the difference out of pocket, or you do not rent it.

Key Takeaways

  • Section 8 vouchers are issued by your local housing authority, not by HUD directly, and most areas have waiting lists that are closed or years long.
  • You must earn below 50 percent of your area's median income to be considered, though most housing authorities prioritize people earning below 30 percent of median income.
  • Once you receive a voucher, you have a limited time (usually 60 to 120 days) to find a landlord who will accept it, and the landlord must pass a housing inspection.
  • You pay roughly 30 percent of your income toward rent; HUD pays the rest up to the voucher amount, and the difference comes from your pocket if rent exceeds the voucher.
  • The program is portable — if you move to a different area, you can transfer your voucher, though you must follow that area's rules and your voucher amount may change.

Income limits and who can receive a voucher

To be considered for Section 8, your household income must fall below 50 percent of the area median income (AMI) for your county or metropolitan area. However, most housing authorities give priority to households earning below 30 percent of AMI because federal law requires them to serve the lowest-income households first.

The income limit changes every year and varies dramatically by location. A household of four earning $30,000 per year might be well below the limit in rural Mississippi but above it in San Francisco. You can find your area's current income limits on HUD's website by entering your zip code, or by calling your local housing authority directly.

Income includes wages, Social Security, unemployment benefits, child support, and most other regular money coming into your household. Some income is excluded — for example, income of household members under 18, and certain education benefits. The housing authority will ask for tax returns, pay stubs, and benefit letters to verify your income.

You must also be a U.S. citizen or have may be able to access immigration status. Non-citizens with certain visa types (such as refugees, asylees, and some visa holders) may be may be able to access, but undocumented immigrants are not. The housing authority will ask for proof of citizenship or immigration status during the intake process.

How to get on a waiting list and what to expect

You explore for Section 8 through your local public housing authority (PHA). There is no national process — each housing authority manages its own waiting list. To find your local authority, search "public housing authority" plus your city or county name, or call 211 and ask for the housing authority's contact information.

Most housing authorities have closed waiting lists, meaning they are not accepting new applications at all. Some lists have been closed for years. A few authorities in lower-demand areas may have open lists, but this is uncommon. When you call, ask directly: "Is your Section 8 waiting list open?" If it is closed, ask when it might reopen and whether you can get on a notification list to be contacted when it does.

If the list is open, you will fill out an process in person, by mail, or online depending on the authority's process. You will need to provide proof of income, citizenship or immigration status, and identification. Some authorities charge a small process fee (usually $10 to $50). After you submit the process, you are placed on the waiting list in the order applications were received, though some authorities use a lottery system or give priority to certain groups (such as people experiencing homelessness or people with disabilities).

Wait times vary wildly. In some areas, you might be called within months. In others, you might wait five to ten years or longer. The housing authority will contact you when your name reaches the top of the list. At that point, you will attend an orientation and complete a more detailed intake interview where they verify your income and household composition.

The voucher search period and finding a landlord

Once you are approved, the housing authority gives you a voucher and a search period — usually 60 to 120 days — to find a rental property. During this time, you are responsible for locating a unit and convincing the landlord to accept the voucher. The housing authority will give you a list of properties that have previously accepted Section 8, but you are not limited to that list. You can approach any landlord.

Many landlords refuse Section 8 vouchers because they believe the process is slow, the inspections are strict, or they prefer to set their own rent without government involvement. Some landlords in high-demand areas straightforward do not need to participate. This means your search may take weeks or months, especially if you have a large family or live in an expensive area where few units fall within the voucher amount.

Once you find a landlord willing to participate, you sign a lease and the housing authority inspects the unit. The inspection checks for basic safety and livability — working plumbing, electrical systems, heating, no lead paint hazards, no pest infestations, and adequate space for your household size. If the unit fails inspection, the landlord must make repairs before you can move in. If the landlord refuses to repair, the deal falls through and you must continue searching.

If you do not find a unit within your search period, the housing authority may grant an extension, usually for another 60 days. If you still do not find a unit after the extension, your voucher may be returned to the program. Some authorities are more flexible than others about extensions, so ask about their policy when you receive your voucher.

What you pay each month and how the payment works

Your monthly rent payment is split between you and HUD. You pay the tenant portion, which is typically 30 percent of your gross household income, though some housing authorities use 25 or 40 percent depending on local policy. HUD pays the landlord the voucher amount, which is the difference between your payment and the total rent (up to the voucher's payment standard).

Here is a concrete example: suppose your household income is $2,000 per month, the voucher payment standard for a two-bedroom in your area is $1,200, and the landlord's rent is $1,200. You would pay 30 percent of $2,000, which is $600. HUD would pay the landlord $600 (the difference between $1,200 rent and your $600 payment). Your total housing cost is $600 per month.

If the same unit rented for $1,400 instead, you would still pay $600 (30 percent of income), but HUD would only pay $600 because that is the voucher limit. You would owe the landlord $800 per month out of pocket — $600 to HUD plus $200 from you. Many people in this situation choose not to rent the unit because they cannot afford the extra $200.

You pay your portion directly to the landlord each month, usually by check or electronic transfer. HUD pays the landlord separately. If you stop paying your share, the landlord can evict you just as with any tenant. If HUD stops paying (which is rare), the landlord can also evict you, though the housing authority will usually resolve payment issues quickly.

Recertification, rent increases, and keeping your voucher

Every year, the housing authority recertifies your income and household composition to make sure you still meet the program's requirements. You will receive a notice to come in for an appointment or to submit documents by mail. You must provide recent pay stubs, tax returns, or benefit letters showing your current income. If your income has increased, your tenant payment may go up. If your income has decreased, your payment may go down.

If your income rises above 50 percent of area median income, you will be terminated from the program, though most authorities give you a grace period of a few months to find alternative housing. If you do not report income changes or fail to recertify, your voucher can be terminated when ready.

Your voucher is portable, meaning you can move to a different area and take it with you. However, you must follow the rules of the new housing authority, and your voucher amount will be adjusted to match that area's payment standard. If you move to a more expensive area, your voucher might increase. If you move to a less expensive area, it might decrease. You must notify your current housing authority before you move and get permission to transfer.

If you move within the same housing authority's jurisdiction, the process is simpler — you just notify them of your new address and they update your file. In both cases, you must find a new landlord who accepts Section 8 and pass a new housing inspection before you can move.

Reasons your voucher can be terminated

The housing authority can terminate your voucher if you fail to recertify, if your income exceeds the limit, if you do not report changes in household composition, or if you commit fraud (such as misreporting income or allowing someone not on the lease to live in the unit). Termination is usually preceded by a notice and an opportunity to respond, though the process varies by authority.

You can also lose your voucher if you are evicted from your rental unit for lease violations — for example, if you damage the property, engage in criminal activity, or repeatedly pay rent late. The landlord must follow the eviction process through the court, but once an eviction judgment is entered, the housing authority will terminate your voucher.

If you voluntarily leave the program or your voucher is terminated, you lose the subsidy. You will owe the full rent to your landlord going forward, or you must move out. There is no appeal process in most cases, though some authorities allow you to request a hearing to dispute the termination.

Frequently Asked Questions

How long does it take to get a Section 8 voucher?

If the waiting list is open, you might be called within months to a few years in areas with low demand. In major cities, wait times are often five to ten years or longer. Some lists have been closed for so long that they are not accepting applications at all. Call your local housing authority to find out the current wait time in your area.

Can I use my voucher at any apartment?

You can approach any landlord, but the landlord must agree to participate in Section 8. Many landlords refuse. The unit must also pass a housing inspection and the rent cannot exceed your area's voucher payment standard (though you can pay extra out of pocket). Your housing authority can provide a list of landlords who have previously accepted vouchers.

What happens if I move to a different state?

Your voucher is portable across state lines. You must contact your current housing authority to request a transfer, find a new landlord in the new state, and the new housing authority will issue you a voucher at their payment standard. The process usually takes one to three months. You cannot move and keep your voucher without notifying both authorities.

Can I use Section 8 to buy a house?

No. Section 8 vouchers are only for rental housing. There is a separate program called Section 8(d) that helps low-income homebuyers, but it is much smaller and has different rules. Contact your housing authority to ask if they administer a homeownership program.

What if my landlord wants to raise the rent?

The landlord can raise the rent, but the increase must be reasonable and you must agree to it. If the new rent exceeds the voucher payment standard, you will have to pay the difference out of pocket. If you cannot afford it, you can refuse and the landlord can terminate your lease (following the eviction process). You would then need to find a new unit within your search period.