Section 8 is a federal rent subsidy program 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 lower-income households pay rent. The program gives you a voucher — essentially permission to use federal money toward rent — and you find a landlord willing to accept it. HUD then pays the landlord a portion of the rent each month, and you pay the rest out of your own income.

The program is named after Section 8 of the Housing Act of 1937, the federal law that created it. It has been running since the 1970s and is one of the largest federal housing programs in the United States. Unlike public housing, where the government owns the building, Section 8 lets you rent from a private landlord of your choice — as long as the unit meets HUD's safety and quality standards and the rent is reasonable for your area.

Key Takeaways

  • Section 8 vouchers pay a portion of your rent directly to your landlord; you pay the remainder from your own income.
  • You choose your own rental unit from the private market, but the landlord must agree to accept Section 8 and the unit must pass a HUD inspection.
  • Your portion of the rent is calculated based on your household income, typically 30 percent of your gross monthly income.
  • Most areas have long waiting lists for Section 8 vouchers because demand far exceeds available funding.
  • Once you receive a voucher, you have a limited time to find a unit and move in, or you lose the voucher.

How the rent payment splits between you and HUD

When you have a Section 8 voucher, your rent is divided into two parts. You pay a tenant contribution, which is typically 30 percent of your gross household income — or sometimes 10 percent of gross income, depending on your local program rules. HUD pays the landlord the difference between your contribution and the actual rent, up to a maximum amount called the payment standard.

The payment standard varies by area and bedroom size. HUD sets it based on local market rents, and it is usually between 90 and 110 percent of the area median rent for that unit size. If you find a unit that rents for less than the payment standard, you pay less. If the rent is higher than the payment standard, you have to cover the difference yourself — HUD will not pay more than its set amount.

For example, if your income is $2,000 per month and your local program requires you to pay 30 percent, your contribution is $600. If the payment standard for a two-bedroom is $1,200 and your unit rents for $1,200, HUD pays the landlord $600 and you pay $600. If the same unit rented for $1,400, you would pay $800 out of pocket and HUD would still pay $600.

Finding a unit and getting the landlord to accept Section 8

Once you receive a voucher, you search for a rental unit on the private market — apartments, houses, townhouses, or condos. The landlord does not have to accept Section 8 tenants, so you may hear "no" from some landlords. Others actively welcome Section 8 because the government payment is reliable and on time.

Before you can move in, the unit must pass a Housing Quality Standards (HQS) inspection. A HUD inspector visits the property and checks that it is safe, sanitary, and in good repair — things like working plumbing, heat, electrical outlets, and no lead paint hazards. The landlord pays for any repairs needed to pass inspection. Once the unit passes, you and the landlord sign a lease, and HUD signs a contract with the landlord to pay their portion of the rent.

You typically have 60 to 120 days (depending on your local housing authority) to find a unit and move in. If you do not find one in time, your voucher expires and you lose it. Some housing authorities will extend this important date if you have a good reason, but it is not may provide.

Income limits and how they affect your voucher

To receive a Section 8 voucher, your household income must be below 50 percent of the area median income (AMI) for your county. Some housing authorities prioritize households at 30 percent AMI or below. These income limits vary widely by location — a household that qualifies in a rural area might not may have access to in a major city.

Once you have a voucher, your income can go up without losing it when ready. However, if your income rises above 80 percent of AMI, you may be required to leave the program. If it rises between 50 and 80 percent AMI, your rent contribution increases, but you keep the voucher. The housing authority recertifies your income periodically — usually once a year — to make sure you still meet the rules.

Waiting lists and how long they typically are

Most housing authorities have waiting lists for Section 8 vouchers because there is far more demand than available funding. Some waiting lists are open and accepting new names; others are closed. When a list is closed, you cannot add your name until it reopens, which may be months or years away.

Wait times vary dramatically by location. Some rural areas have short lists or no list at all. Major cities often have waiting lists of several years. A few housing authorities use a lottery system to select names from the waiting list; others use a first-come, first-served approach. Some prioritize certain groups, such as people experiencing homelessness or people with disabilities.

You can be on multiple waiting lists at the same time if you are willing to move to different areas. Some people on a long list in one city will also join the list in a neighboring county with a shorter wait. Once you receive a voucher from any housing authority, you are typically removed from other waiting lists.

What happens if your landlord or unit no longer works

If you move out of a Section 8 unit, you can use your voucher to find another one — you do not lose it just because you changed apartments. The same rules explore: the new unit must pass inspection, the landlord must agree to accept Section 8, and your rent contribution stays the same.

If your landlord violates the lease or refuses to make repairs, you can break the lease without penalty and move to a different unit while keeping your voucher. If you are evicted for lease violations (such as not paying your portion of rent or damaging the unit), you may lose your voucher, depending on your housing authority's rules.

If a unit fails inspection and the landlord refuses to make repairs, HUD will not pay the rent. You then have a short time to find a new unit or you lose the voucher. This is why the inspection process matters — it protects both you and the landlord.

Your responsibilities as a Section 8 tenant

You must pay your portion of the rent on time each month. You are responsible for keeping the unit in good condition and following the lease. You cannot use the unit for illegal activity. You must report any changes in your household — income, family size, or address — to the housing authority within a set time frame, usually 30 days.

You must also allow the housing authority to inspect the unit periodically, usually once a year, to make sure it still meets Housing Quality Standards. If you fail to report changes or break the lease, the housing authority can terminate your voucher. If your income changes significantly, you may be required to move to a smaller unit or pay more of the rent yourself.

Frequently Asked Questions

Can I use my Section 8 voucher in a different state?

Yes, you can transfer your voucher to a different housing authority if you move, but you must request a transfer and the receiving housing authority must have funding available. Some areas accept transfers more readily than others. Contact your current housing authority to start the process before you move.

What if the rent is higher than the payment standard in my area?

You can rent a unit above the payment standard, but you pay the difference yourself. HUD will not pay more than the payment standard amount. Many tenants choose units at or below the standard to keep their out-of-pocket cost low.

Do I have to stay in the same unit forever?

No. You can move to a different unit at any time as long as the new unit passes inspection and the landlord accepts Section 8. You keep your voucher and your rent contribution stays the same based on your income.

What happens if my income increases?

If your income rises, your rent contribution increases. If it goes above 80 percent of the area median income, you may be required to leave the program. The housing authority recertifies your income once a year, so changes are not when ready.

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

In most states, yes — landlords can legally refuse Section 8 tenants. However, some cities and states have laws that prohibit this discrimination. Check your local and state laws to see what protections exist in your area.