Section 8 is a federal rent subsidy program run by local housing authorities

Section 8 is a program where the federal government pays part of your rent directly to your landlord. You pay the rest — usually 30 percent of your income — and the program covers the difference, up to a limit set for your area. The program is named after Section 8 of the Housing Act of 1937, the law that created it. It is administered by your local public housing authority, not by HUD directly, though HUD (the U.S. Department of Housing and Urban Development) sets the rules and funds the program.

The money goes to the landlord, not to you. Your landlord must agree to participate in the program and accept the payment structure. You choose where to live — within reason — rather than being assigned to a specific building. The program is also called the Housing Choice Voucher Program because you have some choice in where you rent, as long as the unit meets program standards and the rent is not above the area limit.

Key Takeaways

  • Section 8 pays your landlord a portion of your rent; you pay the rest, typically 30 percent of your income.
  • Your local public housing authority runs the program in your area, not a federal office, and maintains the waiting list.
  • You must find a landlord willing to accept Section 8 and a unit that passes a housing inspection and meets the program's rent ceiling for your area.
  • The program is funded by the federal government but administered locally, so rules and wait times vary significantly by location.
  • Section 8 is not the same as public housing; public housing is owned by the authority, while Section 8 lets you rent from a private landlord.

How the rent payment is split between you and the program

You are responsible for paying 30 percent of your gross monthly income toward rent. The program pays the landlord the rest of the approved rent, up to the maximum amount set for your area. If you earn $1,500 a month, your share is $450. If the approved rent is $900, the program pays the landlord $450 and you pay $450. If the approved rent is $1,200, you still pay $450 and the program pays $750.

The rent ceiling — called the payment standard — is different for each area and depends on the size of the unit (number of bedrooms). Your local housing authority publishes these limits. If you find a unit that rents for more than the payment standard, you can still rent it, but you must pay the difference out of pocket. If the unit rents for less than the payment standard, you pay 30 percent of your income and the program pays the actual rent.

Your income is recertified once a year. If your income goes up, your share of the rent goes up. If your income goes down, your share goes down. The program does not charge you a fee to participate.

The difference between Section 8 and public housing

Public housing is owned and operated by your local housing authority. You rent directly from the authority, live in a building or complex the authority owns, and pay rent based on your income. Section 8 is different: you rent from a private landlord, live in a unit the landlord owns or manages, and the program subsidizes part of your rent.

Public housing has its own waiting list, separate from Section 8. Some areas have both programs; some have only one. The waiting list for public housing is often shorter than the Section 8 waiting list, but the number of available units is also smaller. Both programs are run by the same local housing authority, but they operate as separate programs with separate funding and separate rules about income limits and rent calculations.

Who runs Section 8 and where to find your local program

Your local public housing authority administers Section 8 in your area. This is a government agency run by your city or county. HUD provides the federal funding and sets national rules, but the authority makes decisions about how fast to process applications, how long the waiting list is, and whether the program is currently open to new people.

To find your local housing authority, search online for "[your city or county] public housing authority" or visit HUD's website and use their Public Housing Authority directory. You can also call 211 (a free referral service) and ask for the housing authority in your area. When you contact them, ask whether the Section 8 program is currently open and how long the waiting list is. Many areas have waiting lists that are years long, and some authorities close the list when it gets too large.

Income limits and who can participate

Section 8 is designed for people with low to moderate income. Your local housing authority sets the income limit, which is based on the area's median income and the size of your household. A family of four might have a limit of $50,000 in one area and $65,000 in another. The authority publishes these limits every year.

You must also be a U.S. citizen or have may be able to access immigration status. The housing authority will ask for proof of citizenship or immigration documents. If you have a criminal record, you may be disqualified, though the rules vary by authority and by the type of offense. If you have been evicted for non-payment in the past, you may be disqualified for a set period of time, usually three to five years.

The program does not have an age limit. Families with children, elderly people, and people with disabilities all participate. Some housing authorities set aside a portion of their vouchers for people with disabilities or for homeless individuals, but this varies by location.

How waiting lists work and what to expect

Most housing authorities maintain a waiting list for Section 8. When you contact the authority and the program is open, you can ask to be added to the list. The authority will ask for proof of income, citizenship or immigration status, and other information. You will be placed on the list in the order you applied, though some authorities give priority to people who are homeless, elderly, or disabled.

Wait times vary dramatically. Some areas have a wait of a few months; others have a wait of five years or longer. Some authorities close their waiting lists when they get too long and do not reopen them for years. You can call your local authority to ask how long the current wait is. If the list is closed, ask when it might reopen or whether there is a way to be notified when it does.

Once you reach the top of the list and receive a voucher, you have a limited amount of time — usually 60 to 120 days — to find a unit and have it inspected. If you do not find a unit in that time, you may lose the voucher and have to wait on the list again.

What happens after you receive a voucher

Once you have a voucher, you search for a rental unit on your own. The landlord must agree to participate in Section 8 and accept the payment from the housing authority. Not all landlords participate; some prefer to rent only to people who pay the full rent themselves. You can negotiate with the landlord about the rent, as long as it does not exceed the payment standard for your area.

Before you can move in, the unit must pass a housing inspection. The housing authority sends an inspector to check that the unit meets basic standards: the roof does not leak, the heat works, the plumbing works, there is no mold or pest infestation, and the unit is safe. If the unit fails, the landlord must make repairs before you can move in. If the landlord refuses to make repairs, you cannot rent that unit.

Once the inspection passes and the lease is signed, the housing authority begins paying the landlord. You pay your share of the rent each month. The program continues as long as you live in the unit and your income stays below the program's limit. If you move, you can take your voucher to a new unit, as long as you follow the same process: find a willing landlord, pass inspection, and sign a lease.

Frequently Asked Questions

Can I use Section 8 to rent anywhere in the country?

No. Your voucher is tied to your local housing authority's area, which is usually your city or county. If you move to a different area, you must contact that area's housing authority and ask to transfer your voucher. Not all authorities accept transfers, and the process can take months. Some people lose their vouchers during a transfer if the new authority's waiting list is closed.

What if my landlord wants to raise the rent?

The landlord can request a rent increase, but it must be approved by the housing authority and cannot exceed the payment standard for your area. The authority will review the request and decide whether the new rent is reasonable for the unit and the neighborhood. If the authority denies the increase, the rent stays the same. If you and the landlord cannot agree, you may need to move.

Can I be evicted while I am on Section 8?

Yes. Section 8 protects you from discrimination and ensures the program pays its share, but it does not protect you from eviction for cause — such as not paying your share of the rent, breaking the lease, or damaging the unit. If you are evicted, you lose your voucher and must reapply to the waiting list. Some authorities will not give you another voucher for a set period of time.

What if my income increases?

Your income is recertified each year. If your income increases, your share of the rent increases. The program will recalculate your payment based on your new income. If your income exceeds the program's limit by a certain amount (usually 120 percent of the area's median income), you may be terminated from the program, though you will be given notice and time to find other housing.

Is there a cost to explore for Section 8?

No. The program does not charge an process fee, an inspection fee, or any other fee to participate. If someone asks you for money to help you get Section 8, that is a scam. Contact your local housing authority directly.