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 helps low-income renters pay their rent. The government pays a portion of your monthly rent directly to your landlord; you pay the rest. The name comes from Section 8 of the Housing Act of 1937, the law that created it. It is not a loan — you do not pay the money back.

The program works through local public housing authorities in your city or county. These agencies manage the waiting lists, determine who is may be able to access based on income, and issue vouchers that tell landlords the government will cover part of the rent. You find a landlord willing to accept Section 8, sign a lease, and the housing authority pays them their share each month for as long as you live there and remain may be able to access.

Section 8 is one of the largest rental information programs in the United States, but it reaches only a fraction of people who need it. Waiting lists in most cities are years long, and some are closed to new applicants. The program is funded by Congress each year, so the number of vouchers available changes.

Key Takeaways

  • Section 8 pays your landlord a portion of your rent each month; you pay the remainder from your own income.
  • Your local public housing authority manages the program in your area, maintains the waiting list, and issues vouchers to may be able to access households.
  • You must meet income limits set by HUD, which vary by family size and by location.
  • Waiting lists are typically years long and often closed, so you may not receive a voucher for a considerable time after you join the list.
  • Once you have a voucher, you search for your own apartment and landlord; the housing authority does not find housing for you.

How much of your rent does Section 8 cover

Section 8 typically covers 70 to 80 percent of the rent for a household at the income limit, though the exact amount depends on your income and your local area's rent levels. The program calculates your share based on 30 percent of your gross monthly income. If your income is very low, your share might be as little as $50 or $100 per month. If your income is higher (but still within the program limit), your share increases.

The government's share is capped at the "fair market rent" for your area — a number HUD sets each year based on local rental data. If you find an apartment that rents for less than the fair market rent, you pay less. If you find one that costs more, you must pay the difference out of pocket, and many voucher holders cannot afford to do so.

Your share of the rent can change if your income changes. If you earn more money, you pay more. If you lose income, your share may decrease. The housing authority reviews your income once a year.

Who can get a Section 8 voucher

To be considered for Section 8, your household income must fall below 50 percent of the area median income for your county. The exact dollar amount varies widely by location. In a rural county, the limit might be $30,000 per year for a family of four; in a major city, it could be $60,000 or more. Your local public housing authority publishes its current income limits on its website.

You must also be a U.S. citizen or have may be able to access immigration status. Non-citizens with certain visa types or green cards may may have access to, but undocumented immigrants do not. The housing authority will ask for proof of citizenship or immigration status when you explore.

You cannot have an eviction judgment on your record in most cases, though policies vary by housing authority. Some will not accept applicants with recent evictions; others have waiting periods. Criminal history is also reviewed, and certain convictions can disqualify you. The housing authority will tell you its specific rules when you contact them.

How to join the waiting list in your area

Contact your local public housing authority directly. Search online for "[your city or county] public housing authority" or call 211, which is a free referral service that can give you the phone number and website. Many housing authorities now accept applications online through their websites; others require you to explore in person or by mail.

When you explore, you will need to provide proof of income (recent pay stubs, tax returns, or a letter from your employer), proof of citizenship or immigration status (a birth certificate, passport, or green card), and identification. Some housing authorities ask for references or proof that you have paid rent on time in the past. The process itself is free.

Once you submit your process, the housing authority will place you on the waiting list. You will receive a letter confirming your position. Many lists are closed, meaning the housing authority is not accepting new applications because the list is already too long. If the list is closed in your area, ask when it might reopen — some housing authorities open their lists for a few weeks every few years.

What happens after you receive a voucher

When a voucher becomes available and it is your turn on the list, the housing authority will contact you. You then have a set amount of time — usually 60 to 120 days — to find an apartment and a landlord willing to accept Section 8. The housing authority does not find housing for you; you search on your own, using rental websites, landlords, or property managers.

Not all landlords accept Section 8. Some refuse because they believe the process is slow or because they prefer to set their own rent without government limits. You may need to contact many landlords before you find one willing to participate. Once you find an apartment and a landlord agrees, the housing authority inspects the unit to make sure it meets housing quality standards — the apartment must be safe, clean, and in good repair.

If the inspection passes, the housing authority signs a contract with the landlord and issues you a lease. Your share of the rent and the government's share are set in the lease. From that point forward, the housing authority pays the landlord directly each month, and you pay your portion to the landlord as well.

What you must do to keep your voucher

You must pay your share of the rent on time each month. If you fall behind, the landlord can begin eviction proceedings, and you will lose your voucher. You must also report any changes in your household — if someone moves in or out, if your income changes, or if you move to a different apartment — to the housing authority within a set timeframe, usually 30 days.

The housing authority will conduct an annual inspection of your apartment to may support it still meets housing quality standards. You must allow the inspector access. If the apartment fails inspection, the landlord must make repairs before the housing authority will continue paying rent.

If your income increases significantly, you may eventually earn too much to remain in the program. The housing authority will notify you when this happens. Some programs allow you to stay in your apartment and keep your voucher for a limited time even if your income exceeds the limit, but this varies by location.

Section 8 versus other rental information programs

Section 8 is a long-term subsidy — once you receive a voucher, you can keep it for years as long as you meet the requirements. Other programs, such as emergency rental information or rapid rehousing, are temporary and designed to help you through a crisis. Emergency information might cover a few months of back rent; Section 8 covers part of your rent indefinitely.

Section 8 also requires you to find your own apartment and landlord, whereas some other programs place you in housing directly. Emergency rental information, for example, often works with landlords who already participate in the program. Section 8 gives you more choice in where you live, but it also means more work on your part to find a participating landlord.

The waiting lists for Section 8 are much longer than for other programs because it is permanent information. If you need housing now and cannot wait years for a Section 8 voucher, ask your housing authority or call 211 about temporary rental information programs that may have shorter waiting lists or no waiting list at all.

Frequently Asked Questions

Can I use Section 8 to buy a house instead of renting?

No. Section 8 is for renters only. There is a separate program called Section 8 Homeownership that allows voucher holders to use their subsidy toward a mortgage, but it is rare and available in only a few housing authorities. Ask your local public housing authority whether they offer it.

What if I move to a different city — can I take my voucher with me?

Yes, but you must request a transfer from your current housing authority and be accepted by the housing authority in the new city. The new authority must have vouchers available. The process can take several months, and you may lose your voucher if the new authority's waiting list is closed.

Does Section 8 cover utilities like electricity and water?

No. Section 8 covers only the rent portion of your housing cost. You are responsible for paying utilities yourself. Some apartments include utilities in the rent; others do not. When you search for apartments, ask whether utilities are included.

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

In most states, it is illegal for a landlord to discriminate against you because you have a Section 8 voucher. However, enforcement is weak, and some landlords refuse anyway. If you believe you were denied housing because of your voucher, you can file a complaint with HUD's Office of Fair Housing and Equal Opportunity.

What happens to my voucher if I lose my job?

You keep your voucher. Your share of the rent is recalculated based on your new (lower) income, so the government pays a larger share. You must report the income change to the housing authority within 30 days. If you have no income at all, your share may drop to the minimum, which is typically $50 to $75 per month.