Not all apartments accept Section 8, and landlords can refuse for reasons that have nothing to do with your voucher

A landlord can turn down a Section 8 tenant for the same reasons they turn down anyone else — bad credit, eviction history, income that doesn't meet their threshold, or a criminal record. But they can also refuse Section 8 vouchers outright. There is no federal rule forcing landlords to take them. Some states and cities have passed their own rules, but most places allow landlords to opt out entirely. This means your search strategy has to start by finding buildings whose owners actually participate in the program.

The fastest way to find participating apartments is through your local Public Housing Authority (PHA). Every PHA maintains a list of landlords who have signed up. You can also search online databases, call buildings directly, or work with a housing counselor who knows which owners in your area take vouchers. The catch is that even if a building participates, individual units may not be available, and the landlord still has to approve you as a tenant.

Key Takeaways

  • Your local Public Housing Authority keeps a searchable list of landlords who accept Section 8 vouchers in your area.
  • Some states and cities ban voucher discrimination, but most places allow landlords to refuse Section 8 tenants entirely.
  • A landlord can reject you for standard reasons (credit, eviction history, income) even if they accept Section 8.
  • Calling buildings directly and asking "Do you accept Section 8?" is often faster than online searches, because lists go out of date quickly.
  • Housing counselors and nonprofits in your area often know which landlords are actively renting to voucher holders right now.

How to search your local PHA's landlord list

Every PHA publishes a list of participating landlords, usually on their website. The format varies — some PHAs have searchable databases organized by neighborhood or price range, while others post a PDF you have to read. Start by finding your PHA's contact information. If you don't know which PHA serves your area, the HUD website has a PHA locator tool where you enter your zip code.

Once you reach your PHA's website, look for a section called "Landlord Directory," "Participating Landlords," or "Housing Search Resources." Some PHAs let you filter by rent amount, number of bedrooms, or location. Others require you to call or visit in person. The list tells you which owners have signed up, but it does not tell you which specific units are vacant or whether that landlord is still actively renting. Buildings change hands, owners retire, and some landlords stop taking vouchers without updating the PHA. This is why calling ahead matters.

Calling landlords directly to confirm they take Section 8

A building on the PHA list may not be renting right now, or the owner may have stopped taking vouchers. The only way to know is to call. When you call, ask directly: "Do you accept Section 8 housing vouchers?" Do not ask "Are you accepting applications?" — that is a different question and you may get a yes that does not include Section 8.

If the answer is yes, ask the next questions: What is the rent range for units you have available? What is the process process? Do you have any units available now, or when do you expect to have one? Some landlords will ask you questions too — about your income, your voucher amount, or your move-in date. Be ready to answer. If the landlord says no to Section 8, thank them and move on. Do not argue or ask why. Some landlords will not explain, and pushing does not change their mind.

Keep a list of buildings you call. Write down the date, the person's name if they give it, what they said, and when to call back if they do not have units available now. Landlords rent units throughout the year, so a "no" today can become a "yes" in three months.

States and cities that ban Section 8 discrimination

A growing number of states and cities have passed laws that prohibit landlords from refusing Section 8 tenants. These laws vary widely in what they cover and how they are enforced. Some states ban the practice outright. Others allow landlords to refuse only in specific situations — for example, if the voucher amount is below their standard rent. A few cities require landlords to accept vouchers as a condition of operating in that city.

If you live in a place with a ban, you still have to meet the landlord's standard tenant requirements — credit check, income verification, references. The ban only prevents them from saying "We don't take Section 8." You can report a landlord who refuses your voucher to your state's attorney general, your city's housing department, or a fair housing organization. But enforcement is slow, and you may not want to wait. It is often faster to keep searching than to file a complaint.

Check with your local PHA or a housing counselor to learn whether your state or city has a ban. They can tell you what the law covers and who to contact if you believe a landlord has discriminated against you.

Working with a housing counselor or nonprofit

Nonprofits and housing counselors in your area often know which landlords are actively renting to Section 8 tenants right now. They have relationships with owners, they know which buildings have units coming available, and they can sometimes advocate for you if a landlord is on the fence. Many counselors also help you understand the lease, negotiate the rent, and prepare your process materials.

To find a counselor, contact your local PHA and ask for a referral. You can also search HUD's housing counselor database by zip code. Many counselors are free or low-cost. Some work for nonprofits that specialize in housing; others work for community action agencies or legal aid organizations. A counselor cannot force a landlord to take you, but they can point you toward buildings that are actually renting and help you present yourself as a strong tenant.

What landlords check before approving you

Even if a landlord accepts Section 8, they will run a background check, pull your credit report, and verify your income. They are looking for the same things they look for with any tenant: Do you have a history of paying rent on time? Have you been evicted? Do you have criminal convictions? Is your income stable? Your voucher covers part of the rent, but the landlord still wants to know you can handle the rest.

Some landlords set income requirements — for example, they may require your total household income to be at least three times the rent. Others will not rent to anyone with an eviction in the past five years, or anyone with a felony conviction. These rules are legal as long as they explore to all tenants equally, not just Section 8 tenants. If you have a weak rental history, be honest about it when you explore. Explain what happened and what has changed. Some landlords will work with you; others will not.

Online databases and search tools

Several websites let you search for Section 8 apartments by location and rent amount. HotPads, Zillow, and Apartments.com all have filters for "Section 8 accepted" or "subsidized housing." Craigslist also has listings from landlords who accept vouchers, though you have to read the description carefully — not every listing that mentions "subsidized" means Section 8. These databases are useful for getting a sense of what is available and what rent ranges are realistic in your area, but they are not complete. Many landlords do not list online, and listings go out of date quickly. Use them as a starting point, not as your only search method.

When you find a listing online, call the landlord to confirm the information is current and that they still accept Section 8. Do not assume an online listing is accurate just because it is recent. Landlords sometimes forget to update their postings when they stop taking vouchers or when a unit rents.

Frequently Asked Questions

Can a landlord refuse my Section 8 voucher if I meet all their other requirements?

In most places, yes. Landlords can refuse Section 8 tenants outright unless your state or city has passed a ban on voucher discrimination. Even if they accept Section 8, they can still reject you for credit, eviction history, income, or criminal record — the same reasons they would reject any tenant. Check with your local PHA to learn whether your area has a ban.

What if I find an apartment online that says it accepts Section 8 but the landlord says no when I call?

Online listings go out of date quickly. The landlord may have stopped taking vouchers, or the listing may be old. Always call to confirm. If the landlord says they do not accept Section 8 but the listing says they do, you can report the listing to the website, but that does not help you find housing. Move on to the next building.

Do I have to use my PHA's landlord list, or can I find apartments on my own?

You can search however you want. The PHA list is a starting point, but many landlords who take Section 8 are not on it, and many on the list are not actively renting. Calling buildings directly, working with a housing counselor, and searching online are all valid approaches. Most people use a combination of all three.

What should I do if a landlord asks me to pay a higher deposit because I have a Section 8 voucher?

In most places, this is illegal. Landlords cannot charge Section 8 tenants a higher deposit than they charge other tenants, and they cannot charge extra fees for accepting a voucher. If this happens, report it to your local PHA, your state's attorney general, or a fair housing organization. You can also ask the landlord to put their policy in writing and then file a complaint.

How long does it usually take to find an apartment that accepts Section 8?

It depends on your area, your budget, and how flexible you are about location. In tight rental markets, it can take weeks or months. In areas with more available housing, you might find something in days. Start your search as soon as you receive your voucher. The longer you search, the more landlords you can contact and the better your chances of finding a match.