Extremely Low Income is a specific income ceiling, not a general description

Extremely Low Income (ELI) in Section 8 means your household income falls at or below 30 percent of your area's median income. This is not a judgment about your circumstances — it is a federal income threshold that determines which Section 8 vouchers you can receive and, in some cases, how much rent you will pay.

The actual dollar amount changes every year and varies by county. In a rural county, ELI might be $18,000 for a single person. In a high-cost urban area, it might be $28,000 or more for the same household size. Your local public housing authority (PHA) publishes these limits each spring, and they are the numbers that matter for your situation.

Why this matters: if your income is below the ELI threshold, you may have access to ELI-restricted vouchers — a smaller pool of Section 8 vouchers set aside specifically for the lowest-income households. These vouchers sometimes come with different rules about how much you pay in rent.

Key Takeaways

  • Extremely Low Income is defined as 30 percent of your area's median income, and the dollar amount is different in every county.
  • Your local public housing authority publishes the exact ELI income limit for your household size each year, usually in April or May.
  • Some Section 8 vouchers are reserved only for ELI households, meaning you cannot use them if your income is above the threshold.
  • If you are ELI, you may pay less in rent under Section 8 than a higher-income household would, because the program caps your share at 30 percent of your income.

How the 30 percent rule sets your income limit

The federal government calculates ELI by taking the median income for your county and multiplying it by 0.30. That number becomes the income ceiling. If you earn more than that, you are not ELI, even if you are still low-income by most standards.

Example: if the median income in your county for a family of three is $65,000, then 30 percent of that is $19,500. Any household of three earning $19,500 or less is ELI. A household earning $19,501 is not.

This threshold is strict. There is no "close enough" or "almost ELI." Your income either falls at or below the number your PHA publishes, or it does not. If you are above it, you may still be able to use a regular Section 8 voucher (if one is available), but you cannot use an ELI-restricted voucher.

Where to find your area's ELI income limit

Your local public housing authority publishes income limits on its website, usually in a document called "Income Limits" or "FY [Year] Income Limits." The document lists limits by household size — one person, two people, three people, and so on.

To find your PHA, search "[your city or county] public housing authority" or visit HUD's PHA directory at www.hud.gov. Once you find your PHA's website, look for a page labeled "Income Limits," "Rent Limits," or "Voucher Program Information." The limits are usually updated each spring and take effect on June 1.

If you cannot find the limits online, call your PHA directly. They can tell you the ELI threshold for your household size in under a minute. Write down the number and the year it applies to — income limits change annually, so you will need the current year's figure.

What counts as income when determining ELI status

Section 8 counts most sources of money as income: wages, self-employment earnings, Social Security, unemployment benefits, child support, alimony, and rental income. It also counts some benefits you might not expect, like TANF (Temporary information for Needy Families) and workers' compensation.

The program does not count certain things: the first $480 per year of child support received, the first $90 per month of employment income for a household member age 62 or older, and some education benefits like Pell Grants. If you receive SSI (Supplemental Security Income), only the portion that counts as income under SSI rules is counted for Section 8.

Your income is calculated as a 12-month average. If you just started a job or lost one, the PHA will average your income over the past year to smooth out the change. If you are self-employed, they will use your tax returns and may ask for profit-and-loss statements.

ELI-restricted vouchers versus regular Section 8 vouchers

Some PHAs set aside a portion of their Section 8 vouchers exclusively for ELI households. These are called ELI-restricted vouchers, and only households at or below the 30 percent threshold can use them. The advantage is that if you are ELI, you have a separate waiting list — you are not competing with all other applicants for the same vouchers.

The disadvantage is that the ELI waiting list is often longer, because the pool of vouchers is smaller. Some PHAs have closed their ELI lists entirely because demand is so high. If your PHA has an open ELI list, you can request to be added to it when you explore for Section 8.

If you are above the ELI threshold but still low-income, you can still use a regular Section 8 voucher if your PHA has one available. You will be on the general waiting list, and your rent calculation will be the same: 30 percent of your income, with the PHA covering the rest.

How ELI status affects your rent payment

Under Section 8, you pay the greater of two amounts: 30 percent of your gross monthly income, or a minimum rent set by your PHA (usually $50 to $100). The PHA pays the landlord the difference between your payment and the actual rent.

If you are ELI, this formula works in your favor. A household earning $600 per month pays $180 in rent (30 percent of $600), and the PHA covers the rest. A household earning $2,000 per month pays $600. The lower your income, the smaller your share of the rent.

ELI status itself does not change this calculation — the 30 percent rule applies to all Section 8 households. But because ELI households have lower incomes, they typically pay less in absolute dollars. The significance of ELI status is mainly about access: it determines which vouchers you can use and, in some cases, whether you get priority on a waiting list.

What happens if your income changes after you receive a voucher

If you are ELI when you receive a Section 8 voucher, but your income later rises above the ELI threshold, you do not lose your voucher. Section 8 is not time-limited based on income. You keep the voucher and keep using it, even if you are no longer ELI.

However, your rent payment will increase as your income increases. Every year, your PHA recertifies your income. If you earn more, your 30 percent share goes up. If you earn less, it goes down. The voucher itself stays with you.

The only time income can cause you to lose a voucher is if you exceed the income limit for your PHA's entire program — not just the ELI threshold, but the general Section 8 income limit, which is usually 80 percent of median income. That is a much higher ceiling, and most households do not reach it.

Frequently Asked Questions

Is ELI the same as "very low income"?

No. Very Low Income (VLI) is 50 percent of median income. Extremely Low Income is 30 percent of median income. ELI is a lower threshold. A household can be VLI but not ELI, but if you are ELI, you are automatically VLI as well.

Can I use an ELI-restricted voucher if my income is slightly above the limit?

No. The income limit is a hard ceiling. If your income is even $1 above the ELI threshold, you cannot use an ELI-restricted voucher. You may be able to use a regular Section 8 voucher if your PHA has one available.

How often does my PHA update the ELI income limit?

Once per year, usually in April or May. The new limits take effect June 1. If you are on a waiting list, your PHA will use the current year's limits to determine whether you are ELI when you are offered a voucher.

Does being ELI mean I pay less rent than other Section 8 tenants?

Not necessarily less in percentage terms — all Section 8 tenants pay 30 percent of income. But because ELI households have lower incomes, they pay less in actual dollars. A household earning $15,000 per year pays $375 per month; a household earning $30,000 pays $750.

What if I cannot find my area's ELI income limit online?

Call your local public housing authority directly. They can tell you the limit for your household size in minutes. You can also contact your city or county housing department, which may have the information or can direct you to the PHA.