What Section 8 pays and what it doesn't
Section 8 pays a portion of your rent directly to your landlord — not all of it. The program calculates a payment standard for your area, which is the maximum it will pay. You pay the difference between that amount and your actual rent, plus utilities if they are not included. If your rent is lower than the payment standard, Section 8 pays less and you pay less.
The payment standard varies by location and household size. A two-bedroom in one county might have a payment standard of $1,200, while the same size unit 20 miles away might be $950. Your local public housing authority sets these numbers based on fair market rent data, and they change once per year. You can find your area's payment standards on your housing authority's website or by calling them directly.
Section 8 does not pay for utilities unless they are included in your lease as part of the rent. If you pay electricity, gas, water, or trash separately, that comes from your own money. Some landlords include utilities; most do not. This is something to confirm before you sign a lease.
Key Takeaways
- Section 8 pays a set amount called the payment standard, which varies by your area and household size and changes once per year.
- You pay the difference between the payment standard and your actual rent, so if rent is higher than the standard, you cover the gap.
- If rent is lower than the payment standard, Section 8 pays less and you pay less, not zero.
- Section 8 does not pay for utilities unless your lease lists them as part of the rent amount.
- Your share of rent is typically 30 percent of your household income, but never more than the difference between rent and the payment standard.
How your rent share is calculated
Your portion of the rent is based on your household income. The program calculates 30 percent of your gross monthly income — that is your income before taxes — and that is usually what you pay. Section 8 pays the rest, up to the payment standard for your area.
If your income is very low, you might pay less than 30 percent. Some housing authorities have a minimum rent, often $25 to $50 per month, so you never pay zero. If your income is high enough that 30 percent of it exceeds the payment standard, you pay the difference between the payment standard and the rent, not 30 percent of income.
Your income is recertified once per year. If your income goes down, your rent share goes down. If it goes up, your rent share goes up. You report changes like a job loss or a new job to your housing authority, and they update your rent at your annual recertification or when you report the change, depending on your local rules.
Payment standards by household size
Payment standards increase with household size because larger units cost more to rent. A one-bedroom payment standard is lower than a two-bedroom, which is lower than a three-bedroom. Your household size is determined by the number of people living with you, and it affects which size unit you can lease and what the payment standard will be.
If your household size changes — someone moves in or out — you may need to move to a different size unit at your next lease renewal. If you add a household member and stay in the same size unit, your payment standard does not change, but your housing authority may require you to move within a certain timeframe.
| Household Size | What This Means |
|---|---|
| 1 person | You receive a voucher for a studio or one-bedroom unit |
| 2 people | You receive a voucher for a one or two-bedroom unit |
| 3 people | You receive a voucher for a two or three-bedroom unit |
| 4+ people | You receive a voucher for a three or four-bedroom unit (rules vary by housing authority) |
Your housing authority's website lists the exact payment standard for each size in your area. These numbers are public and do not change between your annual recertifications.
What happens if rent is higher than the payment standard
If you find an apartment that rents for more than your payment standard, you can still lease it — but you pay the overage. Section 8 will not pay more than the payment standard, so if the rent is $1,400 and your payment standard is $1,200, Section 8 pays $1,200 and you pay $200 plus your income-based share.
This is called paying above the payment standard, and it reduces how much of your income Section 8 covers. Many people do this because they want to live in a specific neighborhood or building, or because available units near the payment standard are scarce. It is legal, but it means more of your own money goes to rent.
Before you sign a lease above the payment standard, make sure you can afford the extra amount every month. Your income may change, but your rent obligation does not. If you fall behind, your landlord can still evict you, and Section 8 will not cover the shortfall.
How Section 8 pays the landlord
Section 8 sends a check or electronic payment directly to your landlord each month for the amount it owes. You pay your share separately, usually by check, money order, or automatic transfer. Your landlord receives both payments and that covers the full rent.
If you do not pay your share, your landlord can evict you even though Section 8 is paying. Section 8 does not may provide your rent; it only guarantees its portion. You are responsible for your share, and failure to pay it is grounds for eviction.
The payment from Section 8 typically arrives by the first of the month, but timing varies by housing authority and payment method. Ask your landlord and your housing authority when to expect the payment so you know when your share is due.
Payment standards change once per year
Your housing authority updates payment standards annually, usually in the spring or fall. When the new standard takes effect, your rent share may change at your next annual recertification. If the payment standard goes up, Section 8 may pay more, which could lower your share. If it goes down, your share may go up.
You will receive notice of the new payment standard and how it affects your rent. This is not the same as a rent increase from your landlord — it is a change in how much Section 8 contributes. Your actual rent amount stays the same unless your landlord raises it, which is a separate process.
Frequently Asked Questions
Does Section 8 pay for utilities?
Section 8 does not pay for utilities unless they are included in your lease as part of the rent. If your lease says "rent is $1,200 including utilities," then Section 8 treats the whole amount as rent. If you pay utilities separately, that is your responsibility.
What if my actual rent is lower than the payment standard?
Section 8 pays only what is needed. If your rent is $1,000 and the payment standard is $1,200, Section 8 pays less than the full standard. You still pay 30 percent of your income, so you both benefit from the lower rent.
Can my landlord charge me more than the payment standard?
Yes. If you agree to rent above the payment standard, you can sign the lease. Section 8 pays up to the standard, and you pay the difference plus your income-based share. This is legal but means you pay more out of pocket.
What happens to my rent if my income changes?
Your rent is recertified once per year. If your income changes significantly, you can report it to your housing authority and they may recalculate your share before the annual date. Income increases raise your rent share; decreases lower it.
Who do I pay my share to, and when?
You pay your share directly to your landlord, usually by the same due date as the full rent. Your landlord receives both your payment and the Section 8 payment. If you do not pay your share, your landlord can evict you.