What Section 8 is and who runs it

Section 8 is a federal housing program that pays part of your rent directly to your landlord. The U.S. Department of Housing and Urban Development (HUD) funds it, but your local Public Housing Authority (PHA) runs the program in your area. The PHA is the office that decides who gets vouchers, how much they pay toward rent, and which landlords accept the program.

The program is named after Section 8 of the Housing Act of 1937, the law that created it. When you hold a Section 8 voucher, you find your own apartment (within program rules), and the PHA pays the landlord a portion of the rent each month. You pay the rest from your own income.

Section 8 is the largest rental information program in the United States. It operates in every state, but each PHA sets its own waiting list, payment standards, and rules about which neighborhoods and unit types are allowed.

Key Takeaways

  • Section 8 vouchers let you rent from a private landlord while the PHA pays part of your rent directly to them each month.
  • Your local Public Housing Authority runs Section 8 in your area and maintains the waiting list, which can be years long in some cities.
  • You typically pay 30 percent of your income toward rent, and the voucher covers the difference up to a limit set by your PHA.
  • Not all landlords accept Section 8, and you must find an apartment that meets HUD's housing quality standards before the voucher can be used.
  • The PHA inspects any unit you want to rent to make sure it is safe and meets minimum standards for things like plumbing, heat, and electrical systems.

How much you pay and how much the voucher covers

Under Section 8, you are responsible for paying 30 percent of your monthly income toward rent. The voucher covers the rest, up to a maximum amount called the payment standard. The payment standard varies by bedroom size and by location — a two-bedroom in one county may have a different payment standard than a two-bedroom in the next county.

If you find an apartment that rents for less than the payment standard, you pay 30 percent of your income and the PHA pays the difference. If the apartment rents for more than the payment standard, you pay 30 percent of your income plus the full amount over the payment standard. This means you could end up paying more than 30 percent of your income if the rent is high.

Your income is recertified once a year. If your income goes down, your share of the rent goes down. If your income goes up, your share goes up. The PHA sends you a notice before any change takes effect.

Finding an apartment and getting it inspected

Once you have a voucher, you search for an apartment on your own. The landlord must be willing to accept Section 8 — many do, but not all. You can ask the PHA for a list of landlords in your area who have worked with the program before, though this list is not always current.

Before the PHA will pay the landlord, a housing inspector visits the unit and checks it against HUD's Housing Quality Standards. These standards cover things like working heat and hot water, safe electrical wiring, no lead paint hazards, functioning plumbing, and adequate light and ventilation. If the unit fails inspection, the landlord must fix the problems before you can move in and the voucher can be used.

The inspection is free. The PHA schedules it after you and the landlord have agreed on a lease. If the unit fails, you have a set amount of time (usually 30 days) to find a different apartment or ask the landlord to make repairs.

Waiting lists and how long they take

Most PHAs have a waiting list because demand for Section 8 vouchers is much higher than the number available. How long you wait depends entirely on your local PHA. Some cities have waiting lists that are open to new applicants; others have closed lists and only reopen them once every few years. A few PHAs have waiting lists that are several years long.

When a waiting list is open, you contact your local PHA and ask to be added. The PHA will tell you what documents you need to bring — usually proof of income, identification, and proof of residency. Some PHAs prioritize certain groups, such as people experiencing homelessness or people with disabilities, and they may move up the list faster.

You can find your local PHA by visiting HUD's website and searching by state and county, or by calling 211 and asking for the Public Housing Authority in your area.

Rules about where you can live and how long you can keep the voucher

You can use your Section 8 voucher to rent anywhere in the United States, not just in the area where you got it. However, if you move to a different PHA's area, that PHA must have a program that allows transfers. Some PHAs accept transfers from other areas; others do not. You must contact the new PHA before you move to find out whether they will take over your voucher.

Section 8 vouchers are not permanent. The PHA can terminate your voucher if you violate program rules, such as not reporting a change in income, allowing someone not on your lease to live in the unit, or damaging the apartment. You also lose the voucher if you stop using it — if you move out and do not have a new lease within a certain time frame, the PHA will reclaim it.

As long as you follow the rules and your income stays within the program's limits, you can keep your voucher for as long as you need it. There is no time limit on how long you can receive information.

What happens if your income changes

The PHA recertifies your income once a year. You must report any changes in income, household size, or employment between recertifications. If you get a job or your income increases, you tell the PHA and your rent share goes up at the next recertification. If you lose a job or your income drops, your rent share goes down.

If your income rises above the program's limit (usually 80 percent of the area median income), you may no longer be able to receive a voucher. The PHA will give you notice and a grace period before terminating information. The exact income limit varies by area and household size.

You are required to report changes within 30 days of when they happen. If you do not report a change and the PHA finds out later, it can ask you to repay the difference in rent that should have been your responsibility.

Frequently Asked Questions

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

Yes. Section 8 works with any type of rental unit — houses, apartments, townhouses, or condos — as long as the unit meets Housing Quality Standards and the landlord is willing to accept the voucher. The payment standard may be different for a house than for an apartment in the same area, depending on how your PHA sets its standards.

What if a landlord refuses to rent to me because I have a Section 8 voucher?

Refusing to rent to someone because they have a Section 8 voucher is illegal in many states and cities, though not all. Check your state and local fair housing laws. If you believe you were discriminated against, you can file a complaint with HUD's Office of Fair Housing and Equal Opportunity or with your state's fair housing agency.

Do I have to stay in the same apartment forever?

No. You can move to a different apartment at any time, as long as the new unit meets Housing Quality Standards and the landlord accepts Section 8. You notify your current landlord that you are leaving, and the PHA will help you find a new place and schedule an inspection of the new unit.

What if I want to buy a house instead of renting?

Standard Section 8 vouchers are for rental information only and cannot be used to buy a home. However, some PHAs offer a program called Homeownership Vouchers that help people with down payments and mortgage payments. This program is not available everywhere. Contact your local PHA to ask whether they offer it.

Can I use Section 8 if I have a criminal record or eviction history?

It depends on the offense and when it happened. PHAs have some flexibility in their policies about criminal history and evictions. Some will not information people with certain convictions; others look at the circumstances and how long ago it occurred. Contact your local PHA directly to ask about their specific policy.