What Section 8 Means in New York

Section 8 in New York is a federal rent subsidy program run by local housing authorities. The program pays a portion of your rent directly to your landlord; you pay the rest. In New York State, the program operates through multiple housing authorities — one for New York City, one for each county outside the city, and several for specific towns. Which authority handles your case depends on where you live and where the rental property is located.

The program does not give you cash. Instead, it issues a voucher (also called a housing choice voucher) that you take to a landlord who agrees to participate. The voucher tells the landlord how much the program will pay each month. You sign a lease for the full rent, and the authority pays their share directly to the landlord. You pay your share out of pocket.

New York has a long waitlist for Section 8. Most housing authorities in the state are not currently taking new applications, though some occasionally reopen for brief periods. The New York City Housing Authority (NYCHA) maintains a waitlist but does not regularly open it. Counties and towns outside the city have their own waitlists and their own opening schedules.

Key Takeaways

  • Section 8 pays part of your rent to your landlord; you pay the rest based on your income, usually 30 percent of your gross monthly income.
  • You need a voucher from your local housing authority to use Section 8, and most authorities in New York are not currently accepting new names on their waitlists.
  • The housing authority that serves you depends on where the rental property is located, not where you currently live.
  • Once you have a voucher, you must find a landlord willing to rent to Section 8 tenants and a unit that passes a housing inspection and meets the program's rent limits.
  • Your monthly rent payment is typically 30 percent of your gross income, with a minimum that varies by location.

How Much You Pay and How Much the Program Pays

Your share of the rent is usually 30 percent of your gross monthly household income. If your household income is $2,000 per month, you would pay $600 toward rent. The program pays the difference between your share and the actual rent, up to a limit called the payment standard.

Payment standards vary by county and by bedroom size. A one-bedroom apartment in Manhattan has a different payment standard than a one-bedroom in rural upstate New York. The housing authority publishes these limits each year. If the rent on an apartment exceeds the payment standard, you must pay the overage yourself, or the landlord must lower the rent.

There is also a minimum rent you must pay each month, even if 30 percent of your income is lower. This minimum varies by housing authority but is typically between $50 and $100. Some authorities waive the minimum for households with very low income or hardship.

Finding Your Local Housing Authority

New York City residents contact the New York City Housing Authority (NYCHA). Their main office is at 250 Broadway, New York, NY 10007. You can call 212-306-3000 or visit their website to learn whether they are accepting waitlist applications.

If you live outside New York City, you contact the housing authority for the county where the rental property is located. Each county has its own authority with its own waitlist and rules. For example, if you want to rent in Westchester County, you contact the Westchester County Housing Authority, not NYCHA. If you want to rent in Erie County (Buffalo area), you contact the Erie County Housing Authority.

You can find your county housing authority by searching "[County Name] Housing Authority" online or by calling your county's Department of Social Services. They can tell you the authority's phone number and whether the waitlist is open.

The Waitlist and How Long It Takes

Most housing authorities in New York have closed their waitlists because demand far exceeds available vouchers. When a waitlist is closed, you cannot add your name. When it reopens — which happens irregularly and without advance notice in most cases — there is typically a short window to explore, sometimes only a few days or weeks.

If you are on a waitlist, the time from your process to receiving a voucher can be several years. Some authorities have waitlists with thousands of names. The authority contacts people in the order they applied, though some give priority to people with disabilities, elderly households, or those experiencing homelessness.

To find out whether a waitlist is open, call your local housing authority directly. Do not rely on their website alone, because opening announcements are sometimes made only by phone or email. Ask to be added to their notification list if they offer one.

What Happens After You Get a Voucher

Once the housing authority gives you a voucher, you have a limited time — usually 60 to 120 days, depending on the authority — to find a rental unit and a landlord who will accept Section 8. Not all landlords participate in the program. Some refuse because they do not want to deal with the paperwork or the housing inspection, or because they prefer to set their own rent without the program's limits.

When you find a unit and a willing landlord, the landlord must sign a lease with you and the housing authority. Before you can move in, the unit must pass a housing quality standards inspection. An inspector from the authority visits the property and checks that it meets basic safety and livability standards: working plumbing and heat, no lead paint hazards, no structural damage, adequate light and ventilation. If the unit fails, the landlord must make repairs before you can move in.

The rent on the unit must not exceed the payment standard for that bedroom size and location. If it does, you and the landlord must negotiate a lower rent, or you must find a different unit.

Income Limits and Recertification

To receive Section 8, your household income must be at or below 50 percent of the area median income for your county. This limit varies by location and by household size. A family of four in New York City has a different income limit than a family of four in rural counties. The housing authority publishes these limits and can tell you whether your income qualifies.

Once you are on Section 8, the housing authority recertifies your income every year or every two years, depending on the authority's schedule. You must report changes in household income, employment, or family size. If your income rises above the limit, you may lose the voucher, though some authorities allow you to stay if your income increase is recent and temporary.

Rights and Responsibilities as a Section 8 Tenant

As a Section 8 tenant, you have the same legal rights as any renter in New York. Your landlord cannot evict you without cause and without following the court process. You have the right to a habitable apartment, which means the landlord must maintain heat, hot water, plumbing, and structural safety. If the landlord fails to maintain the unit, you can contact the housing authority, and they may reduce or stop the subsidy payment until repairs are made.

You are also responsible for paying your share of the rent on time each month. If you do not pay, the landlord can begin eviction proceedings. The housing authority will not pay your portion if you are behind on yours. You must also follow the lease terms and obey all laws. If you are evicted or if you break the lease, the housing authority may terminate your voucher.

You can move to a different unit or a different county while keeping your voucher, but you must notify the housing authority and follow their procedures. Some authorities allow portability, which means your voucher works in other counties; others do not.

Frequently Asked Questions

Can I be on the waitlist for more than one housing authority?

Yes. You can be on the waitlist for NYCHA and also on the waitlist for your county authority. You can also be on waitlists in multiple counties if you are willing to rent in different areas. Each authority maintains its own separate waitlist, and being on one does not affect your place on another.

What if my landlord wants to raise the rent while I am on Section 8?

Your lease sets the rent for its term. If the lease is for one year, the landlord cannot raise the rent until the lease ends. When it comes time to renew, the new rent must still be at or below the payment standard for that unit size and location. If the landlord wants to charge more, you would need to find a different unit or negotiate a lower renewal rent.

Do I have to stay in the same apartment forever?

No. You can move to a different unit at any time, as long as you follow your lease terms and give proper notice. You can also request a new voucher if you want to move to a different county. The process and rules for moving vary by housing authority, so contact yours to learn the steps.

What if I lose my job while on Section 8?

Your rent payment is based on your income at the time of recertification. If you lose your job, your income drops, and your rent share will likely decrease at your next recertification. You must report the job loss to the housing authority. Until recertification, you continue paying your current share. After recertification, your new share is calculated based on your new, lower income.

Can I own a home and still get Section 8?

Section 8 is for renters only. You cannot use a voucher to pay a mortgage or to live in a home you own. If you own property, you may not be able to receive Section 8, or your income calculation may include the property's value. Ask your housing authority about their rules on property ownership.