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

Section 8 is a program run by the U.S. Department of Housing and Urban Development (HUD) that helps low-income renters pay their rent. The program gives money directly to landlords on behalf of tenants who meet income limits. You pay a portion of your rent based on your income, and Section 8 pays the rest, up to a limit set by your local housing authority.

The program does not cover all renters or all rental units. Your household income must fall below a certain threshold (which varies by location), and your landlord must agree to participate. The unit itself must pass a housing inspection and meet safety standards. Section 8 is not a loan — you do not repay the subsidy.

Waiting lists for Section 8 are long in most places. Some housing authorities have closed their lists entirely and are not taking new applications. Even when a list is open, wait times can range from months to several years depending on where you live.

Key Takeaways

  • Section 8 pays your landlord a portion of your rent based on a formula tied to your household income and local rent levels.
  • You must meet income limits set by your local housing authority, and your landlord must agree to accept Section 8 tenants.
  • The rental unit must pass a housing inspection covering safety, plumbing, heating, and other basic standards before you can move in.
  • Most housing authorities have waiting lists that are closed or have years-long waits, so you may not be able to enter the program even if you meet the income requirement.
  • Once you receive a voucher, you can use it to rent from any landlord who participates in the program, not just public housing units.

How much you pay and how much Section 8 pays

Your rent contribution is calculated using a formula based on your household income. Most housing authorities use 30 percent of your adjusted gross income as your share of rent. If your adjusted income is $2,000 per month, you would pay $600 toward rent. Section 8 then pays the landlord the difference between your $600 and the actual rent, up to the payment standard set for your area.

Payment standards vary by location and unit size. A one-bedroom apartment in one county might have a payment standard of $1,200, while the same size unit in another county might be $900. Your housing authority publishes these standards each year. If the actual rent is higher than the payment standard, you must pay the difference out of pocket — Section 8 will not cover it.

Your income is recalculated each year. If your income goes up, your rent contribution goes up. If your income drops, your contribution drops. Some income sources are excluded from this calculation, such as child support received and certain disability benefits, so your actual rent share may be lower than 30 percent of your total household money.

Income limits and household size

Each housing authority sets income limits based on the area median income (AMI) for your county. Limits are usually set at 50 percent of AMI, though some programs use 60 percent. A family of four in one county might have a limit of $52,000 per year, while the same family size in another county might have a limit of $68,000. These limits change annually.

Income includes wages, self-employment income, Social Security, unemployment benefits, child support, and most other regular money coming into your household. Temporary information, tax refunds, and gifts are usually not counted. Your housing authority will ask for recent pay stubs, tax returns, and a written statement of all income sources when you explore.

Household size matters because limits are higher for larger families. A single person has a lower income limit than a family of four in the same area. If your household size changes — someone moves in or out — you must report it to your housing authority, as it may affect your income limit and your rent contribution.

The housing inspection and unit requirements

Before you can move into a Section 8 unit, the property must pass a Housing Quality Standards (HQS) inspection conducted by your local housing authority. The inspector checks that the unit has working heat, hot water, electricity, plumbing, and a safe roof. Walls and ceilings must be free of large holes or peeling paint. Windows must close and lock. The unit must have a working kitchen and bathroom.

The landlord pays for any repairs needed to pass inspection. If repairs are major, the landlord may choose not to make them and withdraw from the program. Once the unit passes, the housing authority issues a voucher that is valid for a set period, usually one year. After that, the unit is inspected again to make sure it still meets standards.

Not all rental units can be Section 8 units. The rent cannot exceed the payment standard for that unit size in your area. The unit must be in a residential building, not a commercial space. Some housing authorities have additional rules about unit location or building type. Your housing authority can tell you which units in your area are available to Section 8 tenants.

Finding a landlord and moving in

Once you receive a Section 8 voucher, you search for a rental unit on your own. You are not limited to public housing or a specific list of properties — any landlord can participate as long as they agree to the program terms. Many landlords do not participate because they find the inspection process or paperwork burdensome, so your search may take time.

When you find a unit you want to rent, the landlord must sign a lease with you and a contract with your housing authority. The lease must follow state law and cannot include terms that conflict with Section 8 rules. Your housing authority will review the lease and the landlord's request for payment before approving the unit.

You typically have 60 to 120 days to find a unit after receiving your voucher, depending on your housing authority's rules. If you do not find a unit in that time, your voucher may expire. Some housing authorities grant extensions if you can show you made a good-faith effort to search. Once you move in and the unit passes inspection, Section 8 payments to your landlord begin.

What happens if your circumstances change

You must report changes in household income, household composition, and employment status to your housing authority. If someone moves out, your household size decreases and your income limit may change. If you get a job or a raise, your rent contribution increases. If you lose income, your contribution may decrease.

If your income rises above the limit for your household size, you may lose your voucher. However, most housing authorities allow a one-year grace period where you can stay in your unit even if your income exceeds the limit. After that grace period, you must move or pay full market rent.

If you move to a different state or county, you cannot take your Section 8 voucher with you. You would need to explore to the housing authority in your new location. Some housing authorities allow "portability," which means you can search for a unit in a neighboring county while keeping your current voucher, but rules vary widely.

Waiting lists and how to get on one

Most housing authorities maintain a waiting list for Section 8 vouchers. To get on the list, you submit an process during an open process period. Many housing authorities have closed their lists because demand far exceeds available vouchers. When a list is open, it may be open for only a few weeks or months before closing again.

You can find out whether your local housing authority's list is open by visiting their website or calling their main office. Some housing authorities prioritize applicants based on need — for example, giving priority to people experiencing homelessness or those with disabilities. Others use a lottery system when the list is open. The rules vary by location.

Once you are on the waiting list, you may wait months or years before your name is called. Some housing authorities send you a letter when it is your turn. Others post a list of names. When your turn comes, you will be told how long you have to find a unit and move in. If you do not move within that time frame, you may lose your spot on the list.

Frequently Asked Questions

Can I use Section 8 to rent a house or only an apartment?

You can rent a house, apartment, townhouse, or other residential unit as long as the landlord participates in Section 8 and the unit passes the housing inspection. The unit type does not matter — only that it meets Housing Quality Standards and the rent does not exceed the payment standard for that size unit in your area.

What happens if my landlord wants to raise the rent?

Your landlord can request a rent increase, but it must be approved by your housing authority. The new rent cannot exceed the payment standard for your area. If the landlord wants to charge more than the payment standard, you would have to pay the difference yourself, or you could move to a different unit.

Can I be evicted while I have a Section 8 voucher?

Yes. Section 8 protects your right to housing but does not protect you from eviction for cause, such as not paying your share of rent, violating the lease, or damaging the unit. Your landlord must follow state eviction law. If you are evicted, you lose your voucher and must reapply to your housing authority.

Do I have to stay in the same unit forever?

No. You can move to a different unit at any time as long as you find a new landlord who participates in Section 8 and the unit passes inspection. You must notify your current landlord and your housing authority. Your new unit's rent cannot exceed the payment standard for your area.

What if I earn too much money to stay on Section 8?

If your income exceeds the limit for your household size, you typically have a one-year grace period where you can remain in your unit. After that, you must move or pay full market rent. Some housing authorities offer extensions in hardship cases, but this varies by location.