A housing voucher is a government-issued document that helps low-income households pay for housing in the private rental market. Instead of placing people in government-owned buildings, vouchers let you choose your own home — and the government pays part of the rent directly to your landlord.
This guide from House for Homeless explains what housing vouchers are, the different types available, how each one works, and how to find and apply for the right voucher program in your area.
Need housing help now? Call 211 to reach housing assistance and voucher programs in your area. Veterans can call 877-424-3838 for VA-specific housing support.
What Is a Housing Voucher?
A housing voucher is a form of rental assistance that allows qualifying households to rent private-market housing at a cost proportional to their income. The government pays the gap between what the household can afford — generally 30% of their monthly income — and what the rental unit actually costs, up to a set payment limit.
Housing vouchers are funded primarily by the U.S. Department of Housing and Urban Development (HUD) and administered locally by Public Housing Authorities (PHAs) and other housing agencies. They are one of the most flexible forms of housing assistance available because they give recipients choice over where they live.
Types of Housing Vouchers
Not all housing vouchers are the same. Different types serve different populations and work in different ways.
1. Housing Choice Vouchers (Section 8)
The Housing Choice Voucher (HCV) program — widely known as Section 8 — is the largest and most well-known federal housing voucher program. It serves more than 2.3 million households nationwide.
With a Housing Choice Voucher, you choose your own rental unit from participating private landlords. The government pays the portion of rent above 30% of your adjusted monthly income, up to the PHA’s Payment Standard for your area and bedroom size.
Housing Choice Vouchers are tenant-based — meaning the voucher belongs to you, not the unit. If you move, you take your voucher with you.
For a full explanation of how Section 8 works, see our complete guide on the Section 8 Housing Choice Voucher program.
2. Project-Based Vouchers (PBV)
Project-Based Vouchers are tied to specific housing units rather than to the household receiving assistance. If you move out of the unit, you lose the subsidy — it stays with the apartment.
PBVs are common in affordable housing developments, where a landlord or developer agrees to set aside a number of units for low-income households in exchange for guaranteed rental payments from HUD. To access a PBV unit, you typically apply directly to the housing development.
Some PHAs allow households with Project-Based Vouchers to convert to a tenant-based voucher after living in the unit for 12 months, but this varies by PHA.
3. Emergency Housing Vouchers (EHV)
Emergency Housing Vouchers are a special category of Housing Choice Vouchers specifically for people experiencing homelessness, fleeing domestic violence or human trafficking, or at risk of homelessness. EHVs bypass the standard Section 8 waitlist and are distributed through local Continuums of Care (CoC).
EHVs function identically to standard HCVs once issued — you use them to rent a qualifying unit from a private landlord. The key difference is the pathway to access them, which is faster and specifically targets people in crisis.
Contact your local CoC or call 211 to ask about Emergency Housing Voucher availability in your area.
4. Veteran Affairs Supportive Housing Vouchers (HUD-VASH)
HUD-VASH vouchers are specifically for homeless veterans. They combine a Housing Choice Voucher with VA-provided supportive services — case management, mental health care, and substance use treatment — to help veterans achieve long-term housing stability.
HUD-VASH vouchers are issued by PHAs and distributed through VA Medical Centers. Veterans must be enrolled in VA healthcare and assessed through a VA Medical Center to receive a HUD-VASH voucher.
For more on veteran housing vouchers, see our veteran housing assistance guides.
5. Mainstream Vouchers
Mainstream Vouchers are designed specifically for non-elderly people with disabilities who are transitioning out of institutional settings such as nursing homes, hospitals, or group homes, or who are homeless and have a disability.
These vouchers work identically to standard HCVs but are targeted to households that might otherwise be overlooked in the general waitlist process.
6. Homeownership Vouchers
The Section 8 Homeownership Voucher option allows existing voucher holders to use their monthly assistance toward a mortgage payment instead of rent. This is available through some — not all — PHAs, and eligibility requirements are stricter than for rental vouchers.
Requirements typically include being a first-time homebuyer, meeting minimum income and employment thresholds, and completing a homebuyer education course.
7. Hotel and Motel Vouchers
Hotel and motel vouchers are short-term emergency vouchers that provide temporary accommodation in a hotel or motel for people who are homeless and cannot access shelter immediately. These are typically issued by local social services agencies, Community Action Agencies, or nonprofits using emergency funds.
Hotel vouchers are not a federal program — availability and eligibility vary significantly by city and county. See our complete hotel vouchers for homeless guide and state-specific guides for details.
Housing Voucher Types at a Glance
| Voucher Type | Who It Serves | Tenant-Based? | Administered By |
|---|---|---|---|
| Housing Choice Voucher (Section 8) | Low-income households | ✓ Yes | Local PHA |
| Project-Based Voucher (PBV) | Low-income households | ✗ No (tied to unit) | Local PHA / developer |
| Emergency Housing Voucher (EHV) | Homeless / DV survivors | ✓ Yes | Local PHA via CoC |
| HUD-VASH | Homeless veterans | ✓ Yes | PHA + VA Medical Center |
| Mainstream Voucher | People with disabilities | ✓ Yes | Local PHA |
| Homeownership Voucher | Existing voucher holders | ✓ Yes | Local PHA (select only) |
| Hotel/Motel Voucher | People in immediate crisis | ✓ Short-term | Local social services |
How Housing Vouchers Work
All tenant-based housing vouchers work on the same basic principle:
- You qualify based on income, household size, and other criteria
- You receive a voucher from your local PHA or issuing agency
- You find a rental unit from a private landlord who agrees to participate
- The unit is inspected to confirm it meets HUD’s Housing Quality Standards
- The rent is approved — it must fall within the PHA’s Payment Standard
- You sign a lease with the landlord
- The government pays the portion of rent above 30% of your income to the landlord directly
- You pay your 30% share to the landlord each month
How Much Do You Pay?
Your monthly payment is always 30% of your adjusted gross income — regardless of what the unit costs, as long as the rent is within the Payment Standard. If rent exceeds the Payment Standard, you pay the excess on top of your 30%.
Example:
| Amount | |
|---|---|
| Your monthly income | $1,000 |
| Your share (30%) | $300 |
| Monthly rent | $1,100 |
| PHA Payment Standard | $1,050 |
| Voucher pays to landlord | $750 |
| You pay to landlord | $350 ($300 + $50 excess above Payment Standard) |
Who Qualifies for Housing Vouchers?
Eligibility for the Housing Choice Voucher program requires meeting all of the following:
Income Limits
Your household’s gross annual income must be at or below 50% of the Area Median Income (AMI) for your county or metro area. HUD requires PHAs to prioritize 75% of new vouchers for households at or below 30% of AMI.
| Household Size | 50% AMI (approx. national average) | 30% AMI (approx.) |
|---|---|---|
| 1 person | $30,000–$40,000/year | $18,000–$24,000/year |
| 2 people | $34,000–$46,000/year | $20,000–$27,000/year |
| 3 people | $38,000–$52,000/year | $23,000–$31,000/year |
| 4 people | $43,000–$58,000/year | $26,000–$35,000/year |
Income limits vary significantly by location. Check HUD’s income limits tool for exact figures in your area.
Other Requirements
- At least one household member must be a U.S. citizen or eligible non-citizen
- Social Security numbers required for all eligible household members
- Clean housing record — no prior termination from HUD programs for fraud
- Background check — PHAs screen for certain criminal convictions
Priority Groups
Most PHAs give priority to:
- People currently experiencing homelessness
- Veterans
- People with disabilities
- Survivors of domestic violence
- Households displaced by government action
How to Apply for a Housing Voucher
Step 1: Find Your Local PHA
Housing vouchers are administered locally. Use HUD’s PHA contact directory to find the PHA serving the area where you want to live.
Step 2: Check Waitlist Status
Most PHAs have closed waitlists. Check the PHA’s website or call them directly to confirm whether their waitlist is currently open. Apply to multiple PHAs simultaneously — there is no rule against being on several waitlists at once.
Step 3: Submit Your Application
When a waitlist opens, apply immediately — windows often close within days. Most PHAs now accept online applications. You will need photo ID, Social Security numbers for all household members, and proof of income. See our full housing assistance document checklist for everything to prepare.
Step 4: Wait and Stay in Contact
Once on the waitlist, keep your contact information current with the PHA. Respond promptly to any requests for updated information — failure to respond can result in removal from the list.
Step 5: Attend Your Eligibility Interview
When your name reaches the top, the PHA will contact you for an eligibility interview to verify your current income, household size, and eligibility.
Step 6: Receive Your Voucher and Find Housing
Once approved, you receive your voucher with an expiration date — typically 60 to 120 days to find a qualifying unit. Use this time to search for a landlord who accepts Section 8 and a unit whose rent falls within your Payment Standard.
Housing Voucher Guides on This Site
| Topic | Guide |
|---|---|
| How Section 8 works in detail | Section 8 Housing Choice Voucher |
| Step-by-step Section 8 process | How Does Section 8 Work? |
| Applying when homeless | How to Get Section 8 When Homeless |
| Waitlist lengths by area | Section 8 Waiting List |
| Reasons for disqualification | Section 8 Disqualifications |
| Moving to another state | Section 8 Portability |
| Emergency housing vouchers | Emergency Housing Vouchers (EHV) |
| Hotel vouchers national guide | Free hotel vouchers: national guide |
Frequently Asked Questions
What is the difference between a housing voucher and Section 8?
They are closely related but not identical. Section 8 is a specific federal program — the Housing Choice Voucher program — that is the most common type of housing voucher. “Housing voucher” is a broader term that includes other types such as Project-Based Vouchers, Emergency Housing Vouchers, HUD-VASH, and Mainstream Vouchers. Most people use the terms interchangeably when referring to Section 8.
How long does it take to get a housing voucher?
It depends on the program and your location. Standard Section 8 waitlists can take months to years — sometimes over a decade in high-demand cities. Emergency Housing Vouchers can be issued much faster for people experiencing homelessness. Hotel and motel vouchers can sometimes be arranged within days through local social services.
Can I use a housing voucher anywhere in the country?
Tenant-based vouchers like the Housing Choice Voucher are portable — after living in your initial unit for 12 months, you can transfer your voucher to another PHA anywhere in the U.S. Project-Based Vouchers are tied to a specific unit and cannot be moved. Hotel vouchers are typically limited to a specific city or county.
Do landlords have to accept housing vouchers?
Not in all states. Federal law does not require private landlords to accept Section 8 vouchers. However, a growing number of states and cities have enacted source-of-income protections that prohibit landlords from refusing vouchers. Check the laws in your state or contact a local housing counselor to understand your rights.
Can I get a housing voucher if I have bad credit or an eviction on my record?
It depends on the PHA and the nature of the issue. PHAs do not typically pull credit scores, but they do review rental history and may ask about prior evictions. A past eviction does not automatically disqualify you — many PHAs conduct individual reviews. Criminal background is a separate consideration.
Are housing vouchers only for families?
No. Housing vouchers are available to individuals, couples, seniors, people with disabilities, and families with children. Income limits and bedroom-size allocations are adjusted by household size, but single individuals absolutely qualify for the program.
What happens if my income increases while I have a voucher?
Your monthly rent contribution increases proportionally — you pay 30% of your new, higher income. If your income eventually rises above 50% of AMI, you may be required to transition off the program, though PHAs typically allow a grace period rather than immediate termination.
How is a housing voucher different from public housing?
Public housing places you in a government-owned rental unit assigned by the PHA — you do not choose where you live, and the assistance is tied to that specific unit. A housing voucher lets you choose your own rental from the private market and take the assistance with you if you move. Both programs set your rent at 30% of your income.