Section 8 is a federal rent subsidy program that pays part of your rent directly to your landlord
Section 8 refers to a program run by the U.S. Department of Housing and Urban Development (HUD) that helps low-income households pay rent. The government pays a portion of your monthly rent to your landlord; you pay the rest. The name comes from Section 8 of the Housing Act of 1937, the law that created it.
The program does not provide cash to you. Instead, HUD sends money to your landlord on your behalf each month. You receive a voucher — a document that shows how much the government will pay toward your rent — and you use it to find an apartment that meets program standards. Your landlord must agree to accept the voucher and participate in the program.
The amount HUD pays depends on your income, the size of your household, and the local rent market. You pay the difference between what HUD pays and what the landlord charges, up to a percentage of your income (usually 30 percent). If the rent is very low, you may pay less than 30 percent.
Key Takeaways
- Section 8 is a federal program where HUD pays part of your rent directly to your landlord; you pay the remainder.
- The amount HUD contributes is based on your household income, family size, and the rental market in your area.
- You must find a landlord willing to accept Section 8 and rent an apartment that passes HUD inspection standards.
- Most areas have waiting lists for Section 8 vouchers, and the wait can be several years or the list may be closed.
- Your share of rent is typically capped at 30 percent of your household income.
How much the government pays versus what you pay
HUD calculates a payment standard for your area based on local rental market data. This is the maximum amount HUD will pay toward rent. The payment standard varies by bedroom size and by county or city — a one-bedroom apartment in a rural area has a lower payment standard than a one-bedroom in a major city.
Your personal contribution is based on your gross household income. HUD typically requires you to pay 30 percent of your monthly gross income toward rent. If 30 percent of your income is higher than the payment standard, you pay the difference. If your income is very low, you may pay a minimum amount set by your local housing authority (often $50 to $100 per month).
Example: If the payment standard for a one-bedroom in your area is $1,200, and your household income means you should pay $400 per month, HUD pays $800 and you pay $400. If your income increases and you should now pay $500, HUD pays $700 and you pay $500.
What landlords and apartments must meet to accept Section 8
Not every apartment or landlord can participate in Section 8. The unit must pass a Housing Quality Standards (HQS) inspection conducted by your local housing authority. The inspection checks that the apartment is safe, sanitary, and in good repair. It covers things like working plumbing, heat, electrical systems, no lead paint hazards, and adequate space for your household size.
The landlord must sign a lease addendum — a legal agreement with HUD — that sets the rent amount and the terms of the program. The landlord agrees to accept the HUD payment and to follow fair housing laws. Landlords are not required to participate; they choose to do so.
Some landlords refuse Section 8 tenants. This is legal in most states, though a few states and cities have laws that restrict this refusal. If you hold a Section 8 voucher, you will need to find a landlord who is willing to work with the program.
How waiting lists work and why they exist
Most areas have a waiting list for Section 8 vouchers because demand is much higher than the number of vouchers available. Your local housing authority receives a fixed number of vouchers from HUD each year, and the list of people waiting can be thousands of names long.
When you are on the waiting list, you are not yet receiving any information. You are waiting for a voucher to become available. Wait times vary widely — some areas have waits of two to three years, others have waits of five years or longer. Some housing authorities close their waiting lists entirely when they are too long, and reopen them only when vouchers are returned or new funding arrives.
A few housing authorities use a lottery system to select names from the waiting list. Others use a first-come, first-served order. Some give priority to certain groups, such as people experiencing homelessness or people with disabilities. The rules depend on your local housing authority.
The difference between Section 8 and public housing
Section 8 and public housing are both HUD programs, but they work differently. With public housing, HUD owns or controls the building, and you rent directly from a public housing authority. With Section 8, you rent from a private landlord, and HUD pays part of the rent.
Section 8 gives you more choice in where you live because you can search for any apartment in your area (as long as the landlord agrees and the unit passes inspection). Public housing limits you to buildings owned by the housing authority in your area. Section 8 is also called a "voucher program" because you receive a voucher that you carry to a landlord of your choice.
What happens after you receive a voucher
Once you receive a Section 8 voucher, you have a set amount of time (usually 60 to 120 days, depending on your housing authority) to find an apartment. During this search period, you look for a rental unit that meets your needs and is within the payment standard for your area.
When you find an apartment and a willing landlord, the housing authority inspects the unit. If it passes, HUD and the landlord sign the lease addendum, and your information begins. You will receive a new voucher each year, and HUD will continue to pay part of your rent as long as you remain income-may be able to access and follow program rules.
If your income increases, your share of the rent may increase, but HUD will continue to help. If your income drops, your share may decrease. The housing authority reviews your income periodically (usually once a year) to recalculate how much you should pay.
Rules you must follow to keep your voucher
Section 8 participants must follow specific rules. You must live in the unit you leased with HUD information — you cannot sublet or move without notifying the housing authority. You must report changes in household composition (if someone moves in or out) and changes in income. You must not engage in criminal activity or lease violations.
Your landlord must also follow rules. They must maintain the unit in good condition, make repairs promptly, and not discriminate against you. If either you or the landlord violates the lease or program rules, the voucher can be terminated.
Frequently Asked Questions
Can I use Section 8 to rent any apartment I want?
You can rent any apartment where the landlord agrees to participate and the unit passes HQS inspection. The rent cannot exceed the payment standard for your area and bedroom size. If you find an apartment above the payment standard, you would need to pay the full difference yourself, which defeats the program's purpose.
What if I move to a different state or city?
You can transfer your Section 8 voucher to another housing authority, but the process takes time and the receiving authority must have vouchers available. Payment standards and rules vary by location, so your rent share may change. Contact your current housing authority about portability rules in your state.
Does Section 8 cover utilities?
Section 8 pays only the rent portion. You are responsible for utilities unless your lease specifies otherwise. Some housing authorities adjust the payment standard slightly if utilities are not included in the rent, but this varies by area.
What is the difference between a Section 8 voucher and a Section 8 certificate?
These terms are often used interchangeably. A voucher is the current name for the document HUD issues. Older programs used the term "certificate," but the program structure is essentially the same — HUD pays part of rent to a private landlord.
Can I be denied Section 8 because of my credit or rental history?
The housing authority does not typically deny you a voucher based on credit score. However, landlords can refuse to rent to you based on credit, eviction history, or criminal background. Once you have a voucher, finding a landlord willing to work with you is your responsibility.