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Section 8 Housing Choice Vouchers Explained: Eligibility, Rent and Next Steps
How the Housing Choice Voucher program works, who generally qualifies, how your share of the rent is worked out, and why every application goes through a local public housing agency.
The Housing Choice Voucher program is the federal government's main tool for helping lower-income renters afford housing in the private market. Most people still call it Section 8, after the part of federal housing law that created it. Instead of living in a building owned by a housing agency, a voucher holder finds a house, townhouse or apartment from a private landlord, and the program pays a share of the rent directly to that owner. This guide explains the basics so you know what to expect before you contact anyone.
Who runs the program
The U.S. Department of Housing and Urban Development (HUD) provides the funding and writes the national rules. The program itself is run by local public housing agencies, usually called PHAs or housing authorities. Your PHA takes applications, manages its waiting list, checks eligibility, inspects units and pays landlords. HUD does not accept Section 8 applications directly, and there is no single national waiting list.
Who may qualify
HUD's tenant guidance lists a few core requirements, and each PHA applies them along with its own local policies:
- Income and family size. Your household's annual income must fall under HUD's income limits for your area. Most voucher families are in the extremely low-income or very low-income categories.
- Citizenship or eligible immigration status, as HUD defines it.
- A valid Social Security number for the head of household.
- Screening. Certain criminal history can make an applicant ineligible, and agencies may apply other screening policies.
Meeting these rules lets you apply. It does not mean you will receive a voucher, because the number of vouchers is limited.
How your rent share is figured
The housing agency works out your family's portion of the rent, which is usually 30 percent of adjusted monthly income. Each agency also sets a payment standard, the most it will put toward rent and utilities for a unit of a given size in your area. The program covers the gap between the payment standard and your portion. If you choose a unit that costs more than the payment standard, you pay the difference, and in a newly leased unit your share can reach up to 40 percent of adjusted monthly income. Your exact amount depends on your income, household and the home you pick, so ask your PHA rather than relying on online calculators.
What happens after you apply
- Apply to a PHA when its waiting list is open, and keep your contact details current.
- Wait for selection. Order depends on when you applied, how many vouchers are available and any local preferences, such as for veterans or people with disabilities.
- Complete eligibility checks and attend a briefing that explains program rules.
- Search for a home. If a voucher is issued, you will have at least 60 days to find a unit, and you can ask about an extension if the search runs long.
- Get the unit approved. The landlord must agree to take part, the unit must pass an inspection, and the agency must find the rent reasonable for the area before the lease and contract are signed.
Keeping a voucher, moving and staying safe
Participants must follow their lease, report changes in income or household members, allow inspections and complete a yearly review. One feature of the program is portability: in many cases a family can move to another area and keep its assistance, although people who did not live in the issuing agency's area when they applied may need to rent there for the first 12 months. Always check with your PHA before you move.
Because demand is high, many waiting lists open only briefly or stay closed for long periods. Applying to a waiting list is free. Be wary of any website or person that charges a fee to sign you up, promises approval or claims to sell a faster spot.
Frequently asked questions
Is Section 8 the same as public housing?
No. A voucher helps pay rent for a home owned by a private landlord, while public housing units are owned and managed by a housing agency. Both are run locally by PHAs, often with separate waiting lists.
Can I choose any apartment I like?
You can choose a home whose landlord agrees to take part, that passes inspection and whose rent the agency considers reasonable. If the rent is above the agency's payment standard, you pay the extra.
Can I apply on HUD's website?
No. HUD does not take voucher applications. You apply through a local public housing agency, which you can find in HUD's PHA contact directory.
Sources
Disclaimer: This guide is general information only and may not fit your situation or country. Rules, prices and requirements change, so check the details with the official source or a qualified professional before you act. Read our full disclaimer.