Section 8 apartments are rental homes where the government pays part of your rent directly to the landlord

A Section 8 apartment is a rental unit where you live, but the Department of Housing and Urban Development (HUD) pays a portion of your monthly rent to your landlord on your behalf. You pay the difference — usually 30 percent of your household income, though this varies by program and location. The landlord receives the rest from HUD each month. The apartment itself is not owned by the government; it is a private rental property whose owner has agreed to participate in the program.

The name comes from Section 8 of the Housing Act of 1974, the federal law that created the program. It is one of the largest rental information programs in the United States, but it is not the same as public housing (where the government owns the building). Section 8 gives you a voucher or certificate that you can use at any participating landlord who will accept it.

Key Takeaways

  • Section 8 apartments are privately owned rentals where HUD pays the landlord a portion of your rent each month, and you pay the rest from your own income.
  • You typically pay 30 percent of your gross household income toward rent, and HUD covers the difference up to a local payment standard set by your housing authority.
  • Not all landlords accept Section 8 vouchers, so you must find a willing landlord and have them sign a lease before HUD begins paying.
  • Wait lists for Section 8 vouchers are often years long and may be closed in your area, so you should contact your local public housing authority to learn the current status.
  • Once you receive a voucher, you can move to a different Section 8 apartment if you and your new landlord both agree, without losing your voucher.

How much you pay and how much HUD pays

Your share of the rent is based on your household income. In most cases, you pay 30 percent of your gross monthly income — the money you earn before taxes and deductions. If your household earns $2,000 per month, you would pay $600 toward rent. HUD then pays the landlord the remaining amount, up to a limit called the payment standard.

The payment standard is set by your local public housing authority and varies by bedroom size and neighborhood. A one-bedroom apartment in one area might have a payment standard of $1,200, while a one-bedroom in another area might be $900. HUD will not pay more than the payment standard, even if the actual rent is higher. If you find an apartment that costs more than the payment standard, you can still rent it, but you pay the full difference yourself — HUD's portion does not increase.

Some housing authorities set your rent share lower than 30 percent if your income is very low or if you are elderly or disabled. A few also allow you to pay less if you choose a cheaper apartment. The exact rules depend on your local housing authority, so you should ask them what your rent share will be based on your household income.

Finding a Section 8 landlord and apartment

Once you receive a Section 8 voucher, you must find a landlord who accepts it. Not all landlords do. Some avoid the program because they believe the paperwork is burdensome, or because they prefer to set their own rent without a government limit. Others welcome Section 8 tenants because the payment is reliable — HUD pays on time, every month.

You can search for Section 8 apartments through rental websites, local landlord associations, or by calling landlords directly and asking if they accept vouchers. Your local housing authority may also maintain a list of participating landlords, though many do not. Once you find an apartment and a willing landlord, the landlord must sign a lease with you and pass an inspection by the housing authority before HUD begins paying.

The inspection checks that the apartment meets basic safety and livability standards — working plumbing, heat, electricity, no lead paint hazards, and so on. If the apartment fails inspection, the landlord must make repairs before you can move in. This protects you and ensures HUD is paying for a safe home.

Wait lists and how long it takes to receive a voucher

Most housing authorities have a wait list for Section 8 vouchers because demand far exceeds the number of vouchers available. In many cities, the wait is several years. Some housing authorities close their wait lists entirely when they become too long, meaning you cannot even join the list until it reopens — which may not happen for years.

To find out the status of your local wait list, contact your public housing authority directly. You can find it by searching "[your city] public housing authority" online or by calling your city's housing department. They will tell you whether the list is open, how long the current wait is, and what documents you need to explore. Some authorities prioritize certain groups — such as people experiencing homelessness or those with disabilities — and may move them up the list faster.

Once your name reaches the top of the list and you receive a voucher, you typically have 60 to 120 days to find an apartment and have it inspected. If you do not find one in time, your voucher expires and you lose your place. Some housing authorities will extend this important date if you show you are actively searching.

What happens after you move into a Section 8 apartment

Once you move in, you pay your share of the rent to the landlord each month, and HUD pays theirs directly to the landlord. Your lease is between you and the landlord, just like any other rental. The landlord can evict you for the same reasons they would evict any tenant — not paying your share of the rent, breaking the lease, or damaging the property.

Your housing authority will recertify your income once a year to make sure your rent share is correct. If your income changes, your rent share may go up or down. You must report major changes — such as a job loss or a new household member — to your housing authority, as these affect your rent calculation.

If you want to move to a different Section 8 apartment, you can do so as long as the new apartment meets program standards and the new landlord accepts Section 8. You keep your voucher and straightforward transfer it to the new place. You do not have to return to the wait list or reapply.

The difference between Section 8 vouchers and Section 8 certificates

There are two types of Section 8 information: Housing Choice Vouchers and Project-Based Vouchers. Most people receive Housing Choice Vouchers, which are portable — you can take them to any participating landlord. Project-Based Vouchers are tied to a specific building, so if you move, you lose the voucher.

Housing authorities stopped issuing Project-Based Vouchers decades ago, so you are unlikely to encounter one unless you are already in an older program. If you are offered Section 8, it will almost certainly be a Housing Choice Voucher, which gives you the freedom to move and choose your own apartment.

What Section 8 does not cover

Section 8 pays only for rent. It does not cover utilities, renters insurance, deposits, or any other housing costs. You are responsible for paying these yourself. Some landlords include utilities in the rent; others do not. Before you sign a lease, make sure you understand which utilities you must pay for and budget accordingly.

Section 8 also does not may provide you will find an apartment. It is a voucher that gives you the ability to rent at a reduced cost, but you must still find a landlord willing to accept it and an apartment that meets program standards. In tight rental markets, this can be difficult.

Frequently Asked Questions

Can I use my Section 8 voucher in a different city or state?

Yes, you can transfer your voucher to a different housing authority if you move, but you must request a transfer from your current housing authority first. The new housing authority must have vouchers available and must approve your transfer. Some housing authorities are more willing to accept transfers than others. Contact both your current and destination housing authorities to learn their policies.

What if my landlord wants to raise the rent above the payment standard?

You can still rent the apartment, but you pay the full increase yourself — HUD's portion does not go up. For example, if the payment standard is $1,200 and the rent is $1,300, you pay $300 instead of your normal 30 percent share. Many tenants avoid this situation by finding apartments within the payment standard.

Can I lose my Section 8 voucher if I move?

No. Housing Choice Vouchers are portable, meaning you keep them when you move to a new apartment. You do not have to reapply or rejoin a wait list. You straightforward find a new landlord, have the apartment inspected, and HUD begins paying at the new address.

What happens if my income increases while I have Section 8?

Your rent share will increase because it is based on your income. If your income rises significantly, you may eventually earn too much to stay in the program — the income limit varies by household size and location. Your housing authority will tell you the limit and recalculate your rent each year during recertification.

Do I need good credit to rent a Section 8 apartment?

That depends on the landlord. Some Section 8 landlords do not check credit at all. Others run credit checks just as they would for any tenant. Since HUD pays the majority of the rent reliably, some landlords are more flexible with credit requirements for Section 8 tenants than they would be otherwise.