Section 8 is a federal rent subsidy that pays part of your housing cost directly to your landlord

Section 8 is a program run by the U.S. Department of Housing and Urban Development (HUD) that gives you a voucher to use toward rent at a private landlord's property. The voucher covers a portion of your rent — typically 70 to 80 percent — and you pay the rest yourself. The landlord receives the subsidy payment directly from your local public housing authority each month, not from you.

The program exists because market-rate rent is unaffordable for many households. Instead of building public housing, the federal government decided to let people choose where to live and subsidize the gap between what they can afford and what the market charges. You keep the voucher as long as you stay under the income limit and follow the program rules.

The official name is the Housing Choice Voucher Program, but almost everyone calls it Section 8 because that is the section of the Housing Act that created it. Your state or local housing authority administers it in your area, not HUD directly.

Key Takeaways

  • Section 8 pays your landlord a portion of your rent each month, and you pay the remainder from your own income.
  • You choose where to live as long as the unit meets program standards and the landlord agrees to participate.
  • Your local public housing authority determines how much of the rent they will cover based on your household income and size.
  • You must stay under the income limit for your household size to keep the voucher, and your income is recertified every year.
  • The waiting list in most areas is long and sometimes closed, so availability depends entirely on where you live.

How much rent Section 8 actually covers

The amount Section 8 pays depends on your household income, the size of your household, and the local rent market in your area. HUD sets a payment standard for each area — this is the maximum rent amount the program will cover. If you find an apartment that rents for less than the payment standard, Section 8 pays the difference between 30 percent of your income and the actual rent. If the apartment costs more, you pay the overage yourself.

For example, if your household income is $24,000 per year, 30 percent of that is $7,200 annually, or $600 per month. If your local payment standard is $1,200 and you rent an apartment for $1,000, Section 8 pays $400 and you pay $600. If you rent an apartment for $1,400, Section 8 still pays $400 (the difference between the standard and your share), but you pay $1,000 out of pocket.

The payment standard itself varies by area. A two-bedroom apartment in rural Kansas has a different standard than a two-bedroom in Los Angeles. Your local housing authority publishes these standards publicly, so you can look up what they cover in your area before you start searching for a place.

What you have to do to use a Section 8 voucher

Once you receive a voucher, you have a set amount of time — usually 60 to 120 days depending on your housing authority — to find a landlord who will accept it. Not all landlords participate in Section 8. Some refuse because the paperwork is more involved, because they prefer to set their own rent without a cap, or because of bias. You will need to call ahead and ask whether a landlord accepts Section 8 before you spend time viewing the unit.

The apartment itself must pass an inspection by the housing authority. The inspector checks that the unit is safe, has working utilities, meets minimum square footage, and is not in serious disrepair. If it fails, the landlord must fix the problems before you can move in. This protects you from renting a substandard unit.

Once you find a unit and the landlord agrees, you sign a lease with the landlord and the housing authority signs a contract with the landlord. The housing authority then sends the subsidy payment directly to the landlord each month. You pay your portion of the rent to the landlord as well. If you stop paying your share or break the lease, the landlord can evict you just as they would any other tenant.

Income limits and annual recertification

Section 8 is designed for households below a certain income threshold. The income limit varies by area and household size. A single person in one county might have a limit of $28,000 per year, while a family of four in the same county might have a limit of $45,000. Your local housing authority publishes these limits.

You must report your income every year during recertification. If your income rises above the limit, you lose the voucher. If your income stays below the limit, you keep it. Some housing authorities allow you to keep the voucher even if your income exceeds the limit by a small amount for a limited time, but this varies. The rules are strict because the program has limited funding and is meant for lower-income households.

Recertification usually happens once per year. You will receive a notice from your housing authority telling you when to come in or submit paperwork. You bring recent pay stubs, tax returns, or other proof of income. If you do not recertify, your voucher can be terminated.

Waiting lists and how long it takes to get a voucher

Most areas have a waiting list for Section 8 vouchers because demand far exceeds the number of vouchers available. In some cities, the waiting list is years long. In others, it is closed entirely — the housing authority is not taking new names because they already have more people waiting than they have vouchers to give out.

You get on the waiting list by going to your local public housing authority and submitting a request. Some authorities let you do this online, by mail, or in person. Once you are on the list, you wait until your name comes up. When it does, the housing authority will contact you and you will have a set time to complete the paperwork and find a unit.

The time from when you get on the list to when you actually receive a voucher can be months or years. Some areas prioritize certain groups — people experiencing homelessness, people with disabilities, or people being displaced by redevelopment — and they move to the front of the line. Ask your local housing authority whether any preferences explore to you.

What happens if you move or your situation changes

If you want to move to a different apartment while you have a Section 8 voucher, you can do so. You find a new unit, the housing authority inspects it, and if it passes, you move. The voucher moves with you. You do not have to reapply or get back on a waiting list.

If you move to a different state or county, the rules change. Some housing authorities will transfer your voucher to the new area, but this is not may provide. You will need to contact both your current housing authority and the one in the area you are moving to and ask whether a transfer is possible. If it is not, you may lose the voucher.

If your household size changes — you have a child, someone moves in or out — you must report this during recertification. The housing authority may adjust the size of the unit you are allowed to rent and the amount they will pay. If your income changes significantly, you should report it as well, even if it is not recertification time, because it may affect your subsidy.

The difference between Section 8 and public housing

Section 8 and public housing are often confused because they are both federal programs that help with rent. The key difference is ownership. In public housing, the government owns the building and you rent from a public housing authority. In Section 8, a private landlord owns the building and you rent from them, but the government pays part of your rent.

Section 8 gives you more choice because you can pick any unit from any landlord who will accept the voucher. Public housing limits you to units owned by the housing authority in your area. Section 8 also tends to have shorter waiting lists in some areas because there are more private units available than public units. However, not all landlords accept Section 8, so your choices are still limited by who participates in the program.

Frequently Asked Questions

Can I use Section 8 to rent a house instead of an apartment?

Yes. Section 8 works with any type of housing — apartments, houses, condos, or townhouses — as long as the unit meets program standards and the landlord agrees to participate. Single-family homes are common in Section 8, especially in suburban and rural areas.

What if my landlord wants to raise the rent while I have a Section 8 voucher?

The landlord can raise the rent, but the housing authority's payment standard sets a cap. If the new rent exceeds the payment standard, you would have to pay the overage yourself. If you cannot afford it, you would need to move to a cheaper unit or negotiate with the landlord.

Do I have to stay in the same apartment forever?

No. You can move to a different unit whenever you want, as long as you find a landlord who accepts Section 8 and the unit passes inspection. The voucher is yours to use as long as you stay under the income limit and follow program rules.

What happens if I lose my job while I have Section 8?

Losing your job does not automatically end your voucher. Your income will be recertified at your next annual appointment, and if it is now zero or very low, your Section 8 payment may increase to cover more of the rent. You must report the job loss to your housing authority during recertification or when you are asked to update your information.

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

In most states, landlords cannot legally refuse to rent to you solely because you use Section 8. However, they can refuse if the unit does not meet program standards or if you do not meet their other tenant standards, such as credit or background checks. Laws vary by state, so check your local fair housing rules.