Not all apartments accept Section 8, and landlords can refuse for reasons that have nothing to do with the program itself

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 some landlords straightforward don't participate in Section 8 at all, either because they don't want to deal with the paperwork or because they've decided not to rent to voucher holders. Your job is to find the ones who do accept it and who will also rent to you based on your background.

The Housing Authority in your county or city maintains a list of landlords who have agreed to participate in Section 8. This is not a complete list of every building that will take a voucher — some landlords participate but aren't on the official list, and some may have stopped participating since the list was updated. But it's the best starting point, and it's free.

Beyond that list, you'll search the same way anyone else does: online rental sites, local property management companies, and direct calls to buildings. The difference is that you'll need to ask directly whether they accept Section 8, because most rental listings don't mention it.

Key Takeaways

  • Your local Housing Authority publishes a list of landlords who participate in Section 8, though the list may not include every building that accepts vouchers.
  • Landlords can refuse Section 8 tenants for the same reasons they refuse anyone else — credit score, eviction history, income requirements — or straightforward because they choose not to participate.
  • When you call or email about an apartment, ask directly whether the landlord accepts Section 8 vouchers before you spend time on an process.
  • Some landlords who accept Section 8 will still require you to pass a background check and meet their other tenant standards.
  • The rent the landlord charges must fall within the payment standard for your area, or you'll have to pay the difference out of pocket.

How to get the Housing Authority's list of participating landlords

Contact your local Public Housing Authority (PHA) and ask for the list of Section 8 landlords in your area. You can find your PHA's phone number and website by searching "[your city or county] Public Housing Authority" or by calling 211, which connects you to local housing resources.

Some PHAs post the list online as a searchable database or PDF. Others will mail or email it to you. A few still keep it only on paper at their office. When you call, ask whether the list is current — some are updated monthly, others less often, so a landlord on the list may have stopped participating, or a building not on the list may have recently joined.

The list typically shows the landlord's name, address, phone number, and sometimes the number of units they have available. It does not tell you whether those units are actually vacant right now, so you'll still need to call and ask.

Searching for apartments on rental websites and with property managers

Apartments.com, Zillow, Craigslist, and local property management websites are where most rentals are listed. When you find a building you're interested in, call the landlord or property manager directly and ask: "Do you accept Section 8 housing vouchers?" If they say yes, ask what the rent is and whether it falls within your voucher amount. If they say no, move on — don't waste time on an process.

Some landlords will ask you to come in person or fill out an process before they'll tell you whether they accept Section 8. You can do that, but it's more efficient to confirm by phone first. If a landlord seems evasive about the question or says they'll "think about it," that usually means no.

Property management companies that handle multiple buildings sometimes accept Section 8 at some locations but not others. Ask which of their buildings participate, or ask about each building separately if you're interested in more than one.

What landlords can and cannot require from Section 8 tenants

A landlord who accepts Section 8 can still require you to pass a background check, credit check, and reference check. They can set a minimum credit score, require proof of income, and deny you based on an eviction or criminal record — the same standards they explore to non-voucher tenants. Section 8 does not override those requirements.

What a landlord cannot do is charge you a higher security deposit, higher rent, or additional fees because you're using a voucher. They cannot require you to pay the portion of rent that Section 8 covers upfront. They cannot refuse to rent to you solely because you're a voucher holder, though proving that's the only reason can be difficult.

Some landlords will tell you they have a policy against Section 8 tenants. That's legal — they're allowed to choose not to participate. But if they're willing to rent to you and then change their mind after learning you have a voucher, that may violate fair housing law. Document everything in writing if this happens.

Understanding payment standards and rent limits

Your Section 8 voucher covers a portion of the rent based on your income and the payment standard for your area. The payment standard is the maximum rent the Housing Authority will cover for a one-bedroom, two-bedroom, or other size unit. It varies by county and sometimes by neighborhood within a county.

If a landlord's rent is below the payment standard, Section 8 pays their portion and you pay yours. If the rent is above the payment standard, you have to pay the difference yourself — Section 8 won't cover it. Some tenants can afford to pay the difference; others can't. When you call a landlord, ask the rent and compare it to your payment standard before you explore.

You can find your area's payment standards on your Housing Authority's website or by calling them. The standards are updated yearly, usually in the spring, so the amount may change.

What happens after you find a landlord who accepts Section 8

Once you've found an apartment and a landlord who accepts Section 8 and is willing to rent to you, the landlord will contact your Housing Authority to verify that you have a valid voucher. The Housing Authority will then inspect the unit to make sure it meets housing quality standards — things like working plumbing, heat, and no lead paint hazards. If it passes, the Housing Authority and landlord sign a lease addendum, and you move in.

This process usually takes two to four weeks. During that time, you may be able to move in early if the landlord agrees, but the Housing Authority won't start paying until the inspection is complete and the paperwork is signed. Ask your Housing Authority and landlord about the timeline for your specific situation.

Frequently Asked Questions

Can a landlord refuse to rent to me because I have a Section 8 voucher?

Yes, a landlord can choose not to participate in Section 8 at all. But if they're willing to rent to you and then refuse after learning you have a voucher, that may violate fair housing law. The difference is hard to prove, so document everything in writing and report it to your Housing Authority if you believe it happened.

What if the apartment I want costs more than my voucher covers?

You can still rent it if you can afford to pay the difference out of pocket every month. The landlord must accept the Section 8 portion and you pay the rest. Some people do this; others can't afford it. Make sure you can cover the gap before you sign a lease.

Do I have to use a landlord on the Housing Authority's list?

No. The list is a starting point, but any landlord can participate in Section 8 if they choose to. Many landlords who accept vouchers aren't on the official list. Call and ask directly.

What if a landlord says they accept Section 8 but then fails the housing inspection?

The landlord has to fix the problems before you can move in. Common issues are broken windows, missing smoke detectors, or mold. Ask the landlord how long repairs will take and whether you can move in once they're done.

Can a landlord charge me more if I use Section 8?

No. The rent must be the same whether you're paying with a voucher or your own money. A landlord cannot charge higher fees, a larger security deposit, or additional costs because you're a Section 8 tenant.