If you are trying to access long-term affordable housing, you will almost certainly hear about both Section 8 and public housing. They are both HUD programs. They both set your rent at 30% of your income. But they work very differently — and understanding those differences can help you apply to the right programs faster.
This guide from House for Homeless breaks down exactly how Section 8 and public housing differ, which one is easier to access, and what to do right now if you need housing.
Need housing now — not in months? Both Section 8 and public housing have long waitlists. Call 211 immediately for emergency shelter, rapid rehousing, and programs that can help you today. Veterans call 877-424-3838.
Quick Answer: The Core Difference
Section 8 gives you a voucher to rent a private-market apartment. You choose where you live.
Public housing places you in a government-owned apartment. The government chooses the unit.
Both programs cap your rent at 30% of your monthly income. Both are administered by local Public Housing Authorities (PHAs). Both have long waitlists. But almost everything else about them is different.
Side-by-Side Comparison
| Feature | Section 8 (HCV) | Public Housing |
|---|---|---|
| Who owns the unit | Private landlord | Government (PHA) |
| Who chooses the unit | You choose | PHA assigns |
| Portability | Can move anywhere in the U.S. | Must stay in PHA jurisdiction |
| Rent you pay | 30% of adjusted income | 30% of adjusted income |
| Income limit | At or below 50% of AMI | At or below 80% of AMI (priority: below 50%) |
| Waitlist | Often closed; years long | Often closed; months to years |
| Inspection required | Yes — HQS before move-in | PHA maintains property |
| Landlord relationship | You sign lease with private landlord | You sign lease with PHA |
| Can you be evicted? | Yes — by your landlord | Yes — by the PHA |
| Number of units nationally | 2.3 million vouchers | ~1 million units |
| Best for | Households who want choice of location | Households willing to accept an assigned unit |
What Is Section 8?
Section 8 — officially called the Housing Choice Voucher (HCV) program — is a rental subsidy program. The government does not own any housing. Instead, it gives qualifying households a voucher that covers the difference between 30% of their income and the actual rent, up to a local Payment Standard.
You take that voucher and find your own apartment from a private landlord who agrees to accept it. The PHA inspects the unit to confirm it meets basic safety and habitability standards, then payments go directly to the landlord each month.
The biggest advantage: Freedom of choice. You can live in any neighborhood where a landlord will accept the voucher. After 12 months, you can even move the voucher to a different city or state.
The biggest challenge: Waitlists are extraordinarily long in most areas — years or even decades. Many PHAs have closed their lists entirely. And not all landlords accept vouchers.
For the full breakdown see our guide on what Section 8 is and how Section 8 works.
What Is Public Housing?
Public housing is government-owned rental housing managed by local PHAs. There are approximately 1 million public housing units across the United States, ranging from high-rise apartment buildings to townhomes and single-family houses.
When you are accepted for public housing, the PHA assigns you a unit from their available inventory. You do not choose your apartment or neighborhood — you take what is offered or remain on the list. Your rent is set at 30% of your adjusted monthly income.
The biggest advantage: Rent stability — your payment adjusts automatically when your income changes. The PHA maintains the property, so you do not have to manage landlord relationships for repairs.
The biggest challenge: Limited inventory. Many public housing developments are in specific locations that may not suit everyone. You cannot take your housing with you if you want to move.
Income Limits: Which Program Is More Accessible?
Both programs use Area Median Income (AMI) as the eligibility benchmark — but they use different thresholds:
| Program | Income Limit | Priority |
|---|---|---|
| Section 8 (HCV) | At or below 50% of AMI | 75% of vouchers go to households below 30% of AMI |
| Public Housing | At or below 80% of AMI | Priority given to households below 50% of AMI |
Public housing has a more generous income threshold on paper — 80% vs 50% of AMI. However, in practice, both programs serve households well below these limits due to demand. People experiencing homelessness are typically at or below 30% of AMI, making them the highest priority for both programs.
See our HUD income limits guide to find the exact limits for your area.
Waitlists: Which Is Faster?
Neither Section 8 nor public housing is fast. But there are important differences:
Section 8 waitlists tend to be longer and are more often closed. When a PHA opens its Section 8 waitlist, it typically closes again within days. In major cities, waits of 5–10 years are not unusual.
Public housing waitlists are sometimes shorter than Section 8 in the same area — because fewer people apply to public housing (due to stigma or preference for private-market units), and because public housing has fixed unit counts that turn over as residents move out.
Strategy: Apply for both through the same PHA simultaneously. They maintain separate waitlists, and you may get into public housing faster while waiting for a Section 8 voucher.
Portability: A Major Section 8 Advantage
One of the most significant differences between the two programs is portability.
Section 8: After living in your initial unit for 12 months, you can transfer your voucher to almost any PHA in the country. This means you can move for work, family, or safety reasons without losing your housing subsidy.
Public housing: You cannot take your unit with you. If you move out of a public housing unit, you lose the subsidy. If you want to move to another city or state, you have to start over on a new waitlist.
For people experiencing homelessness who may need to move for job opportunities or family support, the portability of Section 8 is a significant long-term advantage.
Eviction: Differences That Matter
Both programs can evict you — but the process differs:
Section 8: Your private landlord initiates eviction through the court system. The PHA is notified and may terminate your voucher depending on the reason. Common grounds: lease violations, failure to pay your portion of rent, unauthorized occupants, criminal activity.
Public housing: The PHA itself initiates eviction as your landlord. You have the right to a grievance hearing before the PHA can terminate your tenancy. Common grounds: same as Section 8 plus violations of program rules specific to public housing.
If you are at risk of losing your housing right now, contact your PHA immediately and ask about your rights. You also have the right to request an informal hearing before any termination takes effect.
Which Program Is Better for People Experiencing Homelessness?
Both programs prioritize people experiencing homelessness for faster placement. But there are meaningful differences in how they serve this population:
Section 8 advantages for homeless individuals:
- Emergency Housing Vouchers (EHVs) specifically bypass the standard Section 8 waitlist for homeless people — ask your CoC about EHV availability
- Once housed, you can move freely as your life stabilizes
- More landlord options across more neighborhoods
Public housing advantages for homeless individuals:
- Sometimes shorter waitlists than Section 8 in the same area
- No landlord search required — the PHA assigns you a unit
- Helpful for people who struggle to find willing private landlords due to criminal history or credit issues
The honest answer: Neither program solves immediate homelessness. Both require you to be in a stable situation to wait. For immediate help, emergency shelter, rapid rehousing, and hotel vouchers are faster paths. Apply for both Section 8 and public housing now — while pursuing faster options today.
Can You Apply for Both?
Yes. Absolutely. Apply for both Section 8 and public housing through the same PHA at the same time. They maintain completely separate waitlists, and being on one does not affect your status on the other. Whichever becomes available first is the one you take.
You can also apply to multiple PHAs in different cities or counties. There is no rule against being on multiple Section 8 waitlists or multiple public housing waitlists simultaneously.
Other Programs to Consider Alongside These
While waiting for Section 8 or public housing, these faster programs can help:
| Program | Speed | How to Access |
|---|---|---|
| Emergency Shelter | Tonight | Call 211 |
| Hotel / Motel Voucher | 1–3 days | Call 211 |
| Rapid Rehousing | Days to weeks | Call 211, ask for CoC referral |
| Emergency Rental Assistance | 2–6 weeks | Call 211 or see ERA guide |
| Emergency Housing Voucher | Faster than Section 8 | Contact local CoC |
Browse all available housing assistance programs to find every option in your area.
Frequently Asked Questions
What is the main difference between Section 8 and public housing?
Section 8 gives you a voucher to rent a private-market apartment of your choosing — you find the unit and the government pays most of the rent. Public housing places you in a government-owned apartment assigned by the Public Housing Authority. Both cap your rent at 30% of your income, but Section 8 gives you more freedom while public housing requires less searching on your part.
Which is easier to get — Section 8 or public housing?
It depends on your local area. In some cities, public housing waitlists move faster because fewer people apply and units turn over regularly. In others, Section 8 waitlists are shorter. Apply for both through your local PHA simultaneously — they are separate waitlists and you can be on both at once.
Can I choose my apartment with public housing?
Generally no. With public housing, the PHA assigns you a unit from their available inventory. You can often request a specific development or type of unit (such as an accessible unit if you have a disability), but you cannot choose a specific apartment the way you can with Section 8.
Can I move to another state with my Section 8 voucher?
Yes — after living in your initial unit for at least 12 months, Section 8 vouchers are portable. You can transfer to almost any PHA in the country. Public housing does not offer this — if you move, you lose your public housing unit and must reapply wherever you go.
Do Section 8 and public housing check credit scores?
No. Neither program uses credit scores as part of the eligibility determination. PHAs review income, household size, citizenship status, and certain criminal history — but not your credit report. See our guide on housing assistance with bad credit for more information.
How much rent do I pay in Section 8 or public housing?
In both programs, you pay 30% of your adjusted monthly income toward rent. If your income is $0, your rent contribution is $0 for public housing. For Section 8, a zero-income household pays $0 toward rent and the voucher covers the full rent up to the Payment Standard.
Is Section 8 better than public housing?
Neither is universally better — it depends on your situation. Section 8 is better if you want to choose your neighborhood, need the ability to move in the future, or can handle the process of finding a willing landlord. Public housing is better if you want to avoid the landlord search, have barriers (like criminal history) that make private landlords reluctant to rent to you, or if public housing has a shorter waitlist in your area.
What is an Emergency Housing Voucher and how is it different from regular Section 8?
Emergency Housing Vouchers (EHVs) are a special type of Section 8 voucher specifically for people experiencing homelessness. They bypass the standard Section 8 waitlist and are distributed through local Continuums of Care rather than through the regular PHA application process. If you are currently homeless, ask your local CoC or call 211 about EHV availability — this is a much faster path to a voucher than the standard Section 8 waitlist.