Section 8 is the common name for the Housing Choice Voucher (HCV) program, the largest federal rental assistance program in the United States. Run by the U.S. Department of Housing and Urban Development (HUD), it helps very low-income families, elderly people, and people with disabilities afford decent housing in the private market.
Unlike public housing projects where the government owns the buildings, Section 8 lets you choose your own apartment or house on the open rental market — as long as the unit passes inspection and the landlord agrees to participate.
How Section 8 Works
The program works through a partnership between HUD, your local Public Housing Authority (PHA), and private landlords:
- You apply through a local PHA (or sometimes a state agency).
- You join a waiting list — most areas have more applicants than available vouchers.
- If selected, the PHA verifies your eligibility (income, household size, immigration status).
- The PHA issues a voucher — you then have a set amount of time (usually 60–120 days) to find a qualifying rental.
- The unit is inspected — it must meet HUD’s Housing Quality Standards (HQS).
- The voucher pays part of the rent directly to the landlord each month; you pay the rest out of pocket.
Your out-of-pocket share is typically around 30% of your adjusted monthly income, though the exact amount depends on your PHA’s payment standard and the rent you choose.
Use our Section 8 calculator to estimate your share based on your ZIP code and income.
Who Qualifies for Section 8?
Eligibility is determined by several factors, and each PHA can add its own local requirements on top of HUD’s federal rules.
Income Limits
Your total household income must generally fall below 50% of the Area Median Income (AMI) for the county or metro area where you want to live. HUD calls this the “very low income” limit. PHAs are also required to direct at least 75% of new vouchers to households earning below 30% of AMI (“extremely low income”).
Income limits change every year and vary dramatically by location. For example, the 50% AMI limit for a family of four in San Francisco is far higher than in rural Alabama — because the median income is higher there.
Check your area’s income limits by entering your ZIP code in our calculator.
Household Size
Limits scale with family size. A single person has a lower income cap than a family of six. The voucher bedroom size you receive also depends on how many people are in your household.
Citizenship and Immigration Status
At least one member of the household must be a U.S. citizen or have eligible immigration status. If some members are eligible and others are not, the voucher benefit is prorated — you still get help, but a reduced amount.
Screening and Disqualification
PHAs may deny applicants who have:
- Been evicted from federally assisted housing for drug-related activity.
- Committed fraud in a housing assistance program.
- Certain serious criminal convictions (rules vary by PHA).
- Outstanding debts to a PHA.
Each PHA publishes its screening criteria in an Administrative Plan, which is a public document you can request.
How Much Does Section 8 Pay?
The voucher doesn’t cover a fixed dollar amount for everyone. Instead, it works like this:
Payment Standard
Each PHA sets a payment standard based on HUD’s Fair Market Rents (FMR) for the area. The payment standard represents the maximum the PHA will subsidize for a given bedroom size.
Your Share (Total Tenant Payment)
Your Total Tenant Payment (TTP) is typically the highest of:
- 30% of your monthly adjusted gross income
- 10% of your monthly gross income
- The welfare rent (if applicable)
- A PHA minimum rent (usually $25–$50)
The Math
If the rent is at or below the payment standard:
- Voucher pays = Rent minus your TTP
- You pay = Your TTP
If the rent exceeds the payment standard, you pay the difference on top of your TTP — but your total out-of-pocket rent cannot exceed 40% of your adjusted income at the time of initial lease-up.
Run your numbers with our calculator to see estimated amounts for your specific area and household.
Types of Section 8 Vouchers
Not all vouchers work the same way. Here are the main types:
Tenant-Based Vouchers (Standard HCV)
The most common type. You find your own unit, and the voucher moves with you if you relocate (a process called “porting”).
Project-Based Vouchers (PBV)
These are tied to a specific building or unit. You don’t get to choose where to live, but you don’t have to search for a landlord who accepts vouchers. If you move out, the voucher stays with the unit.
Special Purpose Vouchers
- VASH (Veterans Affairs Supportive Housing) — for homeless veterans, combining a voucher with VA case management.
- Family Unification Program (FUP) — for families at risk of separation due to housing issues, and for youth aging out of foster care.
- Mainstream Vouchers — specifically for people with disabilities.
- Emergency Housing Vouchers (EHV) — created during COVID-19 for people experiencing homelessness or fleeing domestic violence.
The Waiting List: What to Expect
The hardest part of Section 8 isn’t qualifying — it’s getting off the waiting list. Because demand far exceeds the supply of vouchers, most PHAs maintain long waiting lists.
How Waiting Lists Work
- Open lists — You can apply any time (more common in smaller or rural areas).
- Closed lists — The PHA is not accepting new applications. This is common in high-demand cities.
- Lottery lists — The PHA opens applications for a short window (sometimes just a few days), then randomly selects who gets placed on the list.
How Long Is the Wait?
Wait times vary enormously:
- Major coastal cities (New York, Los Angeles, San Francisco): 3–7+ years, and lists are often closed.
- Large interior cities (Dallas, Phoenix, Atlanta): 2–4 years.
- Smaller cities and rural areas: Sometimes months to 1–2 years, with some lists continuously open.
Tips to Improve Your Chances
- Apply to multiple PHAs — You’re allowed to be on more than one waiting list.
- Check for open lists regularly — Use tools like AffordableHousingOnline or Section8Waitlist.org.
- Update your contact info — PHAs remove people who don’t respond to mail or portal messages.
- Look into preferences — If you’re a veteran, elderly, disabled, or homeless, you may qualify for priority placement.
Read our in-depth guide: Section 8 Waiting Lists in 2026.
How to Apply for Section 8
There is no single national application. You apply directly to individual PHAs.
Step-by-Step
- Find your local PHA — Use HUD’s PHA directory or search by city on our Section 8 directory.
- Check if the waiting list is open — Many PHAs post this on their website or use a third-party portal.
- Submit a pre-application — Most PHAs now accept online applications. You’ll provide basic info: name, address, income, household members.
- Wait for your number to come up — You’ll receive a notification when it’s your turn.
- Complete full eligibility verification — Provide documentation (ID, income proof, Social Security numbers).
- Receive your voucher and start housing search — You typically have 60–120 days to find a qualifying unit.
Documents You’ll Need
- Government-issued ID for all adult household members
- Social Security cards or numbers
- Birth certificates for minors
- Proof of income (pay stubs, benefits letters, tax returns)
- Current lease or proof of housing situation
- Documentation of any disability, veteran status, or homelessness (for preference consideration)
Rights and Responsibilities
Your Rights as a Voucher Holder
- Freedom to choose where you live (within reason and PHA rules).
- Protection from discrimination — landlords cannot refuse you solely because you have a voucher (in many states and cities with source-of-income protection laws).
- Portability — you can transfer your tenant-based voucher to another PHA’s jurisdiction.
- Right to a hearing if your PHA terminates your assistance.
Your Responsibilities
- Pay your share of rent on time every month.
- Maintain the unit in good condition.
- Report changes in income, household size, or address to your PHA.
- Attend annual recertification meetings with your PHA.
- Follow your lease — eviction can result in losing your voucher.
- Don’t commit fraud — misrepresenting income or household members can result in termination and repayment.
Common Questions About Section 8
Can I use a Section 8 voucher anywhere in the U.S.?
Tenant-based vouchers are portable, meaning you can move to another PHA’s jurisdiction through a process called “porting.” However, some PHAs restrict portability for the first year, and there may be differences in payment standards between areas.
Do all landlords accept Section 8?
Not all landlords participate. However, a growing number of states and cities have source-of-income discrimination laws that prohibit landlords from refusing voucher holders solely based on their payment source. Check your state’s rules.
What happens during the housing inspection?
Before you can move in, a PHA inspector checks the unit for Housing Quality Standards (HQS). This covers safety, sanitation, and habitability — things like working smoke detectors, no lead paint hazards, functioning plumbing, and adequate heating.
Can I be removed from Section 8?
Yes. Common reasons include:
- Failure to pay your share of rent
- Lease violations or eviction
- Fraud (misreporting income or household composition)
- Failure to attend recertification
- Criminal activity
How often is my eligibility reviewed?
PHAs conduct annual recertifications where they verify your income, household composition, and continued eligibility. Your rent portion may go up or down based on income changes.
Can I eventually buy a home with Section 8?
Yes — HUD offers a Housing Choice Voucher Homeownership Program that lets qualifying families use their voucher toward a mortgage payment instead of rent. Not all PHAs offer this option, so check with yours.
Section 8 vs. Other Housing Programs
| Program | How It Works | Wait |
|---|---|---|
| Section 8 (HCV) | Voucher for private market | Long (years in many areas) |
| Public Housing | Government-owned units | Varies (often shorter) |
| Project-Based Section 8 | Subsidy tied to specific buildings | Building-specific waitlists |
| LIHTC (Tax Credit) | Reduced rents in qualifying apartments | Property-managed lists |
| USDA Rural Housing | Loans and rental assistance in rural areas | Application-based |
Each program has different eligibility rules, benefits, and drawbacks. Many housing experts recommend applying to multiple programs simultaneously while waiting for Section 8.
FAQs: Section 8 Terms and Concepts
Why is it called “Section 8”?
“Section 8” is the historical nickname for the federal rent-subsidy system now formally called the Housing Choice Voucher (HCV) Program. It got its name because the original rental-assistance language was written into Section 8 of the U.S. Housing Act of 1937, and later expanded by the Housing and Community Development Act of 1974.
The 1937 Act created funding for public housing owned and operated by local housing authorities. In 1974, Congress amended that law to add a new tool: instead of only building public housing, the government could now subsidize rent in privately owned apartments through contracts and vouchers — and those provisions lived in the statute’s eighth section, hence “Section 8.” In 1998, the Quality Housing and Work Responsibility Act merged earlier certificate and voucher systems into the unified Housing Choice Voucher Program, but the old nickname stuck. Today, when people say “Section 8,” they almost always mean the HCV program, which serves more than 2.3 million households nationwide.
What is a PHA (Public Housing Authority)?
A PHA (Public Housing Authority) — sometimes called a Public Housing Agency — is the local government body that administers Section 8 vouchers and public housing in a specific city, county, or state. HUD funds the program, but PHAs do the day-to-day work: they accept applications, manage waiting lists, screen applicants, issue vouchers, inspect units, and send monthly rent payments to landlords. There are roughly 3,300 PHAs across the U.S. Each has its own Administrative Plan with local rules, preferences, and payment standards. You can find your local PHA through HUD’s PHA directory or by searching your city on our Section 8 directory.
What is HUD?
HUD stands for the U.S. Department of Housing and Urban Development, the federal cabinet agency that oversees housing programs across the country. HUD sets the rules for Section 8 (income limits, Fair Market Rents, inspection standards), allocates funding to local PHAs, and enforces fair housing laws. HUD does not issue vouchers directly to renters — that’s handled by your local PHA — but it establishes the framework every PHA must follow.
What is HQS (Housing Quality Standards)?
HQS stands for Housing Quality Standards, which are HUD’s minimum safety, sanitation, and habitability requirements that every Section 8 unit must meet. Before you can move in with a voucher, a PHA inspector checks the unit for things like working smoke detectors, no lead paint hazards, functioning plumbing and heating, safe electrical systems, adequate ventilation, and structural soundness. Units are reinspected periodically (typically every one to two years) to ensure ongoing compliance. If a unit fails HQS, the landlord must make repairs before the PHA will approve it for voucher payments.
What is TTP (Total Tenant Payment)?
TTP stands for Total Tenant Payment, which is the amount you pay out of pocket toward rent and utilities each month under Section 8. Your TTP is typically calculated as the highest of:
- 30% of your monthly adjusted gross income
- 10% of your monthly gross income
- The welfare rent (if applicable)
- A PHA minimum rent (usually $25–$50)
The voucher then covers the difference between your TTP and the PHA’s payment standard for your unit size. If you choose a unit with rent above the payment standard, you pay the extra — but your total rent burden cannot exceed 40% of adjusted income at initial lease-up. Use our calculator to estimate your TTP based on your specific income and location.
People Also Ask
Can non-citizens apply for Section 8?
Yes, with conditions. Federal law requires that at least one member of the household must have eligible immigration status — this includes U.S. citizens, nationals, and certain categories of lawfully admitted immigrants (HUD guidance on noncitizen eligibility). Undocumented immigrants are not eligible for Section 8 assistance.
However, a “mixed-status” household — where some members are eligible and others are not — can still receive help. In these cases, the voucher benefit is prorated: HUD reduces the subsidy based on the percentage of household members with eligible status. For example, if three out of four household members have eligible status, the family would receive roughly 75% of the full voucher amount.
All household members (regardless of status) must be disclosed on the application, and eligible members must provide documentation such as a Social Security number and proof of citizenship or immigration status. PHAs verify this information through HUD’s Enterprise Income Verification (EIV) system and SAVE (Systematic Alien Verification for Entitlements) database.
The key takeaway: you don’t need everyone in your household to be a citizen, but at least one person must have eligible status, and the benefit is adjusted accordingly.
Next Steps
- Check your eligibility — Enter your ZIP code to see estimated income limits and voucher amounts for your area.
- Find Section 8 info for your city — Browse our directory of Section 8 resources by state and city.
- Learn about waiting lists — Understand how to find open lists and protect your spot.
- Read our housing guides — Step-by-step guides on applying, porting, and more.