Introduction: Your Path to Affordable Housing
Finding affordable housing can feel like searching for a needle in a haystack. If you’re struggling to make rent each month, the Section 8 Housing Choice Voucher Program might be exactly what you need. This comprehensive guide breaks down everything you need to know about this vital housing assistance program—from qualifying and applying to finding a home and maintaining your benefits.
Whether you’ve never heard of Section 8 before or you’ve been confused by conflicting information, this guide will walk you through every step of the process in plain, simple language. Let’s get started on your journey to housing stability!
What Exactly is Section 8 Housing?
Section 8 (officially called the Housing Choice Voucher Program) is a federal program run by the U.S. Department of Housing and Urban Development (HUD) but administered by local Public Housing Agencies (PHAs). In simple terms, it helps low-income families, elderly individuals, and persons with disabilities afford decent, safe housing in the private market.
How Section 8 Works: The Simple Breakdown
Unlike public housing where you live in government-owned buildings, Section 8 lets you choose your own place to live—whether that’s an apartment, townhouse, or single-family home. Here’s how it works:
- The government provides you with a voucher that pays a portion of your rent
- You find your own housing that meets program requirements
- You pay approximately 30% of your household income toward rent
- The voucher covers the rest (up to a certain limit)
For example, if your family earns $1,500 per month and a decent two-bedroom apartment in your area costs $1,200 per month:
Your contribution: Approximately $450 (30% of your income) Section 8 voucher covers: Approximately $750 Total rent paid to landlord: $1,200
Real-Life Example: Maria is a single mother with two children who works as a certified nursing assistant making $2,000 per month. Without assistance, the $1,400 rent for a safe two-bedroom apartment would eat up 70% of her income. With Section 8, she pays about $600 monthly (30% of her income), and her voucher covers the remaining $800
Two Main Types of Section 8 Assistance
1. Tenant-Based Vouchers
- The most common type
- Moves with you if you decide to relocate
- Provides more housing choice and flexibility
- What most people mean when they refer to “Section 8”
2. Project-Based Vouchers
- Attached to specific properties or units
- You lose the subsidy if you move
- Often used in apartment complexes specifically designated for Section 8
- Less common but sometimes easier to obtain
Are You Eligible for Section 8? Let's Find Out!
Section 8 eligibility primarily depends on three factors:
1. Income Requirements
The most important qualifier is your household income. Generally, to qualify for Section 8:
- Your income must be at or below 50% of the median income in your area
- By law, 75% of vouchers must go to applicants whose incomes are at or below 30% of the area median income
| Household Size | 30% of Area Median Income (Very Low) | 50% of Area Median Income (Low) |
|---|---|---|
| 1 Person | $19,050 | $31,750 |
| 2 People | $21,800 | $36,300 |
| 3 People | $24,500 | $40,850 |
| 4 People | $27,200 | $45,350 |
| 5 People | $29,400 | $49,000 |
| 6 People | $31,600 | $52,650 |
2. U.S. Citizenship or Eligible Immigration Status
To qualify for Section 8, you must be:
- A U.S. citizen, OR
- A non-citizen with eligible immigration status
Mixed-status families (where some members are citizens or eligible immigrants and others are not) may receive prorated assistance based on the number of eligible household members.
3. Good Tenant History and Criminal Background
PHAs will check:
- Your rental history
- Whether you’ve been evicted from public housing before
- Criminal background (especially drug-related or violent crimes)
- Sex offender status
Important to Know: Having a criminal record doesn’t automatically disqualify you. PHAs consider the nature and recency of offenses. Each PHA has different policies, so check with your local agency if you have concerns.
Preference Categories: Getting Ahead in Line
Because demand far exceeds supply, most PHAs give preference to applicants who are:
- Homeless or living in substandard housing
- Currently paying more than 50% of income for rent
- Involuntarily displaced (due to natural disaster, domestic violence, etc.)Elderly (62+)
- Disabled
- Veterans
- Working families (in some jurisdictions)
If you fall into one of these categories, make sure to indicate this on your application!
The Application Process: Step by Step
Now that you understand eligibility, let’s break down the application process:
Step 1: Find Your Local PHA
Section 8 is administered locally, so you need to apply through your local Public Housing Agency.
To find your local PHA:
- Visit HUD’s PHA locator website:
- https://www.hud.gov/program_offices/public_indian_housing/pha/contacts
- Call HUD’s customer service at 1-800-955-2232
- Google “[your city/county] housing authority” or “[your city/county] Section 8”
Step 2: Check If the Waiting List Is Open
Here’s something crucial to understand: Many Section 8 waiting lists are closed because there are more applicants than available vouchers. Before you do anything else, check if your local PHA’s waiting list is:
- Open: Currently accepting applications
- Closed: Not accepting applications until further notice
- Opening soon: Will accept applications during a specific upcoming period
If the waiting list is closed, ask:
- When it might open next
- How you can be notified when it opens
- If there are other nearby PHAs with open waiting lists
Pro Tip: Many PHAs open their waiting lists for just a few days every few years. Some announce openings only 2-3 weeks in advance. Sign up for notifications from multiple nearby PHAs to increase your chances.
Step 3: Prepare Your Documents
Before applying, gather these documents for each household member:
Essential Documentation:
- Birth certificates
- Social Security cards
- Photo IDs for all adults
- Income verification (pay stubs, benefit letters, tax returns)
- Bank statements
- Current lease and rent receipts
- Utility bills
- Medical expenses (if elderly or disabled)
- Disability status verification (if applicable)
- Contact information for current and previous landlords
Step 4: Complete and Submit Your Application
When the waiting list opens, you’ll need to submit your application. This can happen through:
- An online portal
- In-person at the PHA office
- By mail
- At special application events
Whatever you do, don’t miss the application period! Some lists are only open for a few days every several years.
Applications typically ask about:
- All household members
- Income from all sources
- Assets
- Current living situation
Special circumstances that might qualify you for preferenceBackground information
Step 5: The Waiting Game
After you apply, your application will be:
- Reviewed for preliminary eligibility
- Placed on the waiting list if you qualify
- Ranked based on preferences and application date
- Now comes the hard part—waiting. Section 8 waiting lists can be extremely long:
- In small cities: 1-2 years
- In medium cities: 2-5 years In large cities: 5+ years (some major cities have waits of 10+ years)
Real-Life Example: James applied for Section 8 in Chicago in 2008. He received his voucher in 2018—ten years later. While this is an extreme case, it illustrates how patience is essential in this process.
While you wait:
- Keep your contact information updated with the PHA
- Report any changes in income or family composition
- Respond promptly to any PHA communications
- Consider other housing assistance programs (listed later in this guide)
Step 6: Eligibility Interview and Verification
When your name reaches the top of the waiting list, the PHA will:
- Contact you for an eligibility interview
- Verify all your documentation
- Conduct background checks
- Calculate your voucher amount
The PHA will determine:
- If you’re still eligible for the program
- How much rent you can afford to pay (approximately 30% of your income)
- Your voucher amount (based on your income and the fair market rent in your area)
Step 7: Voucher Issuance and Briefing Session
If approved, you’ll:
- Attend a mandatory briefing session
- Learn about program rules and responsibilities
- Receive your Housing Choice Voucher
- Get information about housing search, leases, and inspections
During the briefing, you’ll learn:
- The size unit you qualify for (based on family composition)
- How much rent your voucher will cover
- How to request lease approval
- Your obligations as a participant
Step 8: The Housing Search
Once you have your voucher, you typically have 60-120 days (depending on your PHA) to find suitable housing. This period can sometimes be extended if you’re having difficulty finding a place.
When searching for housing:
- The unit must meet rent reasonableness standards for your area
- The landlord must be willing to participate in the Section 8 program
- The unit must pass a Housing Quality Standards (HQS) inspection
Where to look for Section 8 housing:
- PHA listings of participating landlords
- Websites like GoSection8.com, HousingList.com, or AffordableHousing.com
- Local classified ads (search “Section 8 accepted” or “housing choice voucher”)
- Local apartment locator services
- Drive around neighborhoods you like looking for “For Rent” signs
Step 9: Request for Tenancy Approval and Inspection
Once you find a place:
- You and the landlord complete a Request for Tenancy Approval form
- Submit the form to your PHA
- The PHA determines if the rent is reasonable
- The unit undergoes an HQS inspection
The inspection ensures the unit is:
- Safe
- Sanitary
- In good repair
- Has essential utilities and features
Step 10: Lease Signing and Move-In
If the unit passes inspection and the rent is approved:
- You and the landlord sign a lease (minimum one-year term)
- The PHA and landlord sign a Housing Assistance Payment (HAP) contract
- You pay your security deposit (the PHA doesn’t cover this)
- You move in and begin paying your portion of the rent directly to the landlord
- The PHA pays their portion directly to the landlord
Congratulations! You now have affordable housing through Section 8!
Your Rights and Responsibilities as a Section 8 Tenant
Your Rights
As a Section 8 tenant, you have the right to:
- Live in decent, safe, and sanitary housing
- Be treated fairly without discrimination
- Have reasonable accommodations if you have a disability
- Request repairs from your landlord
- Privacy (your landlord must give proper notice before entering)
- Due process if your assistance might be terminated
Your Responsibilities
To maintain your voucher, you must:
- Pay your portion of rent on time
- Keep utilities connected if they’re your responsibility
- Maintain the unit in good condition
- Report income and household changes to the PHA within 10-30 days
- Allow annual unit inspections
- Comply with lease terms
- Not engage in drug-related or violent criminal activity
- Not sublease or transfer your voucher to others
- Use the unit as your primary residence
Annual Recertification Process
Your Section 8 benefits aren’t permanent—you’ll need to recertify annually:
- You’ll receive a recertification notice
- Provide updated information about income and household composition
- Your unit will be inspected annually
- Your rent contribution may be adjusted based on income changes
Warning: Missing recertification appointments or deadlines can result in termination of your voucher. Always respond promptly to PHA communications!
Beyond the Basics: Special Section 8 Programs
The standard Housing Choice Voucher is the most common form of Section 8 assistance, but there are specialized programs you might qualify for:
Family Self-Sufficiency (FSS) Program
- Helps Section 8 recipients become economically independent
- Establishes an escrow savings account as your income increases
- Provides case management and supportive services
- Can lead to homeownership
Section 8 Homeownership Program
- Allows vouchers to be used toward mortgage payments instead of rent
- Typically requires:
- First-time homebuyer status
- Minimum income requirements (usually employment income)
- Completion of homeownership counseling
- Good credit and ability to qualify for a mortgage
Veterans Affairs Supportive Housing (VASH)
- Combines HUD vouchers with VA supportive services
- Specifically for homeless veterans
- Includes case management and clinical services
- Apply through your local VA Medical Center
Mainstream Voucher Program
- For non-elderly persons with disabilities (ages 18-61)
- Provides targeted support for disabled individuals
- May include supportive services
Moving to Work (MTW) Program
- Available only in certain jurisdictions
- Gives PHAs flexibility to design innovative programs
- May have different rules than standard Section 8
Overcoming Common Section 8 Challenges
Even with a voucher in hand, you might face some challenges:
Challenge: Finding Landlords Who Accept Section 8
Unfortunately, not all landlords accept Section 8 vouchers. Some states and cities have “source of income” protection laws that prohibit landlords from refusing Section 8, but many places don’t.
Solutions:
- Ask your PHA for their list of participating landlords
- Use websites specifically for Section 8 housing searches
- Don’t mention Section 8 until after viewing a property and expressing interest
- Prepare a “renter’s resume” highlighting your positive rental history Offer references from previous landlords
- Consider offering a slightly higher security deposit if you can afford it
Challenge: Meeting Tight Voucher Timelines
Most PHAs give you 60-120 days to find housing before your voucher expires.
Solutions:
- Start searching immediately after receiving your voucher
- Request extensions if available (usually require proof of active search)
- Cast a wide net—don’t limit yourself to one neighborhood
- Be prepared to act quickly when you find a suitable unit
- Have application fees and security deposit money ready
Challenge: Passing the Housing Quality Standards Inspection
Some desirable units might fail the HQS inspection.
Solutions:
- Pre-screen units yourself for obvious issues
- Ask the landlord if they’ve rented to Section 8 tenants before
- Request a pre-inspection walkthrough with the landlord
- If minor repairs are needed, discuss with the landlord about making them
Challenge: Discrimination
Despite protections, some landlords discriminate against Section 8 tenants.
Solutions:
- Know your rights under Fair Housing laws
- Report discrimination to your local Fair Housing office
- Document all interactions with potential landlords
- Focus on properties advertised as “Section 8 welcome” initially
Other Housing Assistance Programs to Consider
Section 8 isn’t the only housing assistance program available. While waiting (or if you don’t qualify), consider:
Public Housing
- Government-owned housing units
- Often have shorter waiting lists than Section 8
- You pay approximately 30% of income for rent
- Limited as to where you can live
Low-Income Housing Tax Credit (LIHTC) Properties
- Privately owned buildings with some units set aside for low-income tenants
- Rent is capped at affordable rates
- No voucher needed—you apply directly to the property
- Income limits typically higher than Section 8
Rural Development Housing
- For rural areas through USDA
- Rental assistance similar to Section 8
- Often shorter waiting lists than urban areas
- Apply directly through USDA Rural Development
State and Local Programs
- Many states and cities have their own rental assistance programs
- Check with your state housing finance agency
- Community action agencies often administer local programs
- May have different requirements than federal programs
Special Offer Section: Programs That Can Help While You Wait
SPECIAL OFFER #1:
Free Housing Counseling Services HUD-certified housing counselors provide free guidance on:
- Budgeting for housing costs
- Understanding housing programs
- Improving credit to qualify for rentals
- Tenant rights education
- Fair housing complaint assistance Contact a HUD-approved counseling agency at 1-800- 569-4287 or visit HUD’s counselor search tool.
SPECIAL OFFER #2: Emergency Rental Assistance Programs
If you’re facing a housing crisis while waiting for Section 8:
- Emergency Rental Assistance Program provides temporary help
- Assistance with rent, utilities, and other housing costs
- Available through most state and county human services departments
- Can prevent eviction while you wait for permanent assistance Visit ConsumerFinance.gov/renthelp to find programs in your area.
SPECIAL OFFER #3: Matched Savings Programs for Security Deposits
Several nonprofit organizations offer matched savings programs for housing:
- Save $500, get matched with another $500 for security deposits
- Financial education included
- Helps overcome initial housing cost barriers Contact your local Community Action Agency or United Way for information on Individual Development Account (IDA) programs in your area.
SPECIAL OFFER #4: Free Legal Services for Housing Issues
Legal aid organizations provide free legal help for housing matters:
- Review lease agreements before signing
- Handle discrimination complaints
- Address substandard housing conditions
- Prevent unlawful evictions Find your local legal aid office through the Legal Services Corporation at LSC.gov/find-legal-aid.
Frequently Asked Questions About Section 8
“Will Section 8 affect my credit score?”
No, participating in Section 8 has no direct impact on your credit score. However, if you fail to pay your portion of the rent and get evicted, that eviction can appear on your rental history and potentially affect your credit.
“Can I use my voucher anywhere in the United States?”
Yes, through a process called “portability.” After receiving a voucher, you can use it anywhere in the U.S. where there’s a PHA administering the Section 8 program, though there may be some restrictions if you applied from outside the PHA’s jurisdiction.
“What happens if my income changes after I get a voucher?”
You must report income changes to your PHA within 10-30 days (check your specific PHA’s policy). If your income increases, your rent portion will increase. If your income decreases, your rent portion will decrease. Failing to report income increases can result in owing back payments or program termination.
“Can I add someone to my household after receiving a voucher?”
You must get PHA approval before adding anyone to your household. The new person will need to meet eligibility requirements and pass a background check. Unauthorized occupants can result in voucher termination.
“What happens if I want to move to a different unit?”
You can move when your lease term ends (typically after the first year) or earlier if both you and your landlord agree to terminate the lease. You’ll need to:
- Notify your PHA
- Give proper notice to your current landlord
- Request moving papers from your PHA
- Find a new qualifying unit
- Go through the inspection process again
“Can landlords charge more rent to Section 8 tenants?”
No, landlords cannot charge Section 8 tenants more than they would charge non-Section 8 tenants for the same unit. The rent must also be “reasonable” compared to similar unassisted units in the area.
“What happens if I lose my job or income?”
Report the change immediately. Your portion of the rent will decrease, and the PHA’s portion will increase. You won’t lose your voucher solely because of income loss.
“Can I be on multiple Section 8 waiting lists?”
Yes! You can apply to as many PHAs as you want, even in different cities or states. This is a smart strategy to increase your chances of receiving assistance sooner.
Success Stories: Real People Who Found Housing Through Section 8
Final Thoughts and Next Steps
The Section 8 program can be life-changing, providing stable housing that allows you to focus on other important aspects of life—education, career development, health, and family.
While the waiting lists may be long and the process complex, the result—affordable, safe housing of your choosing—is worth the effort. Here’s what to do next:
- Research your local PHA today to find out about waiting list status
- Sign up for notifications about waiting list openings
- Gather your documents so you’re ready when the opportunity comes
- Explore multiple PHAs in your region to increase your chances
- Consider all housing programs that might help in the meantime
Remember: Housing stability is the foundation upon which you can build a better life. Don’t give up—many successful Section 8 participants faced the same obstacles you might be facing now.
While this guide provides comprehensive information about the Section 8 program, regulations and processes may vary by location. Always verify specific requirements with your local PHA.
Last Updated: April 2025
This guide is for informational purposes only and does not constitute legal advice. Program details are subject to change based on federal regulations and local PHA policies.
