Section 8 is the largest rental assistance program in the United States, helping more than 2.3 million households afford housing every year. But how it actually works — how the voucher pays rent, how much you receive, and what you can do with it — is often misunderstood.
This guide from House for Homeless explains exactly how the Housing Choice Voucher program works, step by step, so you know what to expect before you apply.
Need immediate housing help? Call 211 for emergency shelter and rental assistance referrals in your area. Veterans can call 877-424-3838 for dedicated housing support through VA programs.
What Is the Section 8 Housing Choice Voucher Program?
The Section 8 Housing Choice Voucher (HCV) program is a federal rental assistance program administered by the U.S. Department of Housing and Urban Development (HUD). It helps very low-income families, seniors, and people with disabilities afford safe housing in the private rental market.
Unlike public housing — where the government owns the units — Section 8 allows participants to choose their own apartment or house from private landlords who agree to accept the voucher. The government pays a portion of your rent directly to the landlord, and you pay the rest.
Key Facts at a Glance
| Feature | Details |
|---|---|
| Program name | Housing Choice Voucher Program (Section 8) |
| Administered by | Local Public Housing Authorities (PHAs) |
| Funded by | U.S. Department of Housing and Urban Development (HUD) |
| Who it helps | Very low-income families, seniors, and people with disabilities |
| Income limit | Generally at or below 50% of Area Median Income (AMI) |
| How it pays | Government pays landlord directly; tenant pays the difference |
| Portability | Vouchers can generally be used anywhere in the U.S. |
| Waitlist | Most areas have long waiting lists; some are closed |
Who Administers Section 8?
HUD funds the program, but Section 8 is administered locally by more than 2,200 Public Housing Authorities (PHAs) across the country. Each PHA operates its own waiting list, sets local payment standards, and manages voucher issuance in its jurisdiction.
This means the rules, waitlist length, and available units can vary significantly from one city or county to another. To apply, you must contact the PHA that serves the area where you want to live — not a national office.
Find your local PHA using HUD’s PHA contact directory.
Who Qualifies for Section 8?
Eligibility is determined by income, household size, citizenship status, and other factors reviewed by your local PHA.
Income Limits
The primary eligibility requirement is income. Your household’s gross annual income must generally be at or below 50% of the Area Median Income (AMI) for your county or metropolitan area. HUD requires PHAs to give 75% of new vouchers to households with incomes at or below 30% of AMI — meaning the program prioritizes the most economically vulnerable applicants.
AMI thresholds are updated annually by HUD and vary by location. A household earning 50% of AMI in rural Mississippi will have a very different dollar amount than one in San Francisco.
| Household Size | Typical Income Limit (50% AMI — national average) |
|---|---|
| 1 person | ~$30,000–$40,000/year |
| 2 people | ~$34,000–$46,000/year |
| 3 people | ~$38,000–$52,000/year |
| 4 people | ~$43,000–$58,000/year |
| Each additional | +~$4,000–$6,000/year |
Actual limits vary significantly by location. Check your local PHA for exact figures.
To find the exact AMI limits for your county, visit HUD’s income limits database.
Other Eligibility Requirements
Beyond income, your household must generally meet all of the following:
- Citizenship or eligible immigration status — at least one household member must be a U.S. citizen or eligible non-citizen
- Social Security numbers — required for all household members who are citizens or eligible non-citizens
- Residency — you must apply through the PHA serving the area where you intend to live
- Background check — PHAs review criminal history; certain convictions may disqualify applicants, though policies vary by PHA
- Prior rental history — a history of lease violations or unpaid rent may affect eligibility
- No prior Section 8 fraud — anyone previously terminated from the program for fraud is ineligible
Priority Groups
Most PHAs give priority placement on their waiting lists to:
- Individuals and families currently experiencing homelessness
- People living in substandard or unsafe housing
- Families displaced by government action (demolition, code enforcement)
- Veterans
- People with disabilities
- Victims of domestic violence
If you fall into one of these categories, make sure to indicate it clearly when you apply — it can move you up the waitlist significantly.
How the Voucher Payment Works
This is the part most people find confusing. Here is exactly how the money flows.
The Payment Standard
Each PHA sets a Payment Standard — the maximum amount the voucher will pay for a unit of a given bedroom size in a given area. The Payment Standard is based on HUD’s Fair Market Rents (FMR) and is typically set between 90% and 110% of FMR.
Think of the Payment Standard as the voucher’s ceiling, not the amount you receive in cash.
What You Pay
As a voucher holder, you pay the difference between your portion and the actual rent — but your portion is capped at 30% of your adjusted monthly income.
Here is how it works in practice:
| Example | |
|---|---|
| Monthly rent for chosen unit | $1,400 |
| PHA Payment Standard for that bedroom size | $1,300 |
| Your household’s monthly income | $1,200 |
| Your portion (30% of income) | $360 |
| Amount voucher pays to landlord | $1,040 |
If you choose a unit that costs more than the Payment Standard, you pay the difference on top of your 30% share. If you find a unit that costs less than the Payment Standard, your payment may be lower than 30% of your income.
Most PHAs allow a one-time adjustment to let voucher holders pay up to 40% of their income when they first lease up, to give them more flexibility in choosing a unit.
How to Apply for Section 8
Step 1: Find Your Local PHA
Every PHA has its own application process. Use HUD’s PHA contact directory to locate the PHA that covers the area where you want to live.
You can apply to multiple PHAs simultaneously — there is no rule against being on several waitlists at once. In fact, applying to multiple PHAs is strongly recommended given how long individual waitlists can be.
Step 2: Check Whether the Waitlist Is Open
Most PHAs have closed waitlists. Before applying, confirm the waitlist is currently open for new applicants. PHAs announce waitlist openings on their websites, through 211, and sometimes through local newspapers and social service agencies.
When a waitlist opens, apply immediately — they often close again within days or weeks.
Step 3: Submit Your Application
Applications can typically be submitted online, by mail, or in person, depending on the PHA. You will need:
- Photo ID for all adult household members
- Social Security numbers for all household members
- Proof of income for the past 30 days
- Documentation of any priority status (homeless verification, veteran status, disability documentation)
For a complete list of required documents, see our housing assistance document checklist.
Step 4: Wait for Your Turn
Once accepted onto the waitlist, you wait until your name is reached. This can take months in smaller markets or several years in high-demand cities like New York, Los Angeles, or Seattle.
During this time, you must:
- Keep your contact information current with the PHA
- Respond to any requests for updated information
- Notify the PHA of changes in income or household size
Step 5: Attend Your Eligibility Interview
When your name reaches the top of the waitlist, the PHA will contact you for an eligibility interview. At this point, your current income, household size, and eligibility will be verified again.
Step 6: Receive Your Voucher
If you pass the eligibility interview, the PHA issues your Housing Choice Voucher. The voucher specifies:
- The bedroom size you are approved for
- The payment standard for your area
- The expiration date (typically 60–120 days to find a unit)
Step 7: Find a Qualifying Unit
With your voucher in hand, you search for a private rental unit. The unit must:
- Have a rent that falls within the PHA’s Payment Standard (or you pay the difference)
- Pass a HUD Housing Quality Standards (HQS) inspection for health and safety
- Have a landlord willing to accept the voucher
Not all landlords accept Section 8 vouchers. Some PHAs offer landlord outreach services to help you find willing landlords.
Step 8: Sign the Lease and Start Receiving Assistance
Once you find a qualifying unit and the landlord agrees:
- The PHA inspects the unit for HQS compliance
- The PHA approves the rent amount
- You sign a lease with the landlord
- The PHA signs a Housing Assistance Payments (HAP) contract with the landlord
- Assistance payments begin the first of the following month
What Happens After You Receive a Voucher?
Annual Recertification
Every year, you must submit updated income and household information to your PHA. Your rent contribution will be recalculated based on your current income. If your income increases, your share increases. If it decreases, your share decreases.
Portability: Using Your Voucher in Another State
One of the most useful features of the Housing Choice Voucher is portability. After living in your initial unit for at least 12 months, you can transfer your voucher to almost any PHA in the country. This allows you to move for work, family, or other reasons without losing your assistance.
The process involves your original PHA and the receiving PHA coordinating the transfer. Request portability in writing from your PHA before making any moving plans.
Responsibilities as a Voucher Holder
To keep your voucher, you must:
- Pay your portion of rent on time every month
- Maintain your unit in good condition
- Follow all terms of your lease
- Report changes in income or household size to the PHA within the required timeframe (typically 10–30 days)
- Not sublease the unit or allow unauthorized occupants
- Attend annual recertification appointments
Violations can result in termination of your voucher, which is difficult to appeal and may affect future eligibility for housing assistance programs.
Section 8 vs. Public Housing: Key Differences
Many people confuse Section 8 with public housing. They are both HUD programs, but they work very differently.
| Feature | Section 8 (HCV) | Public Housing |
|---|---|---|
| Where you live | Private rental market | Government-owned buildings |
| Unit choice | You choose the unit | PHA assigns a unit |
| Portability | Can move anywhere in the U.S. | Must stay in PHA’s jurisdiction |
| Landlord relationship | Direct lease with private landlord | Lease with the PHA |
| Inspection | HQS inspection before move-in | PHA maintains the property |
| Waitlist | Separate from public housing | Separate from Section 8 |
| Availability | More widespread | Limited by number of units |
If Section 8 waitlists are closed in your area, applying for public housing through the same PHA is a separate option with its own waitlist.
Emergency Housing Vouchers (EHV): A Faster Path
If you are currently homeless or fleeing domestic violence, you may qualify for Emergency Housing Vouchers (EHV) — a HUD program that bypasses the standard Section 8 waitlist. EHVs are issued directly through local Continuums of Care and are specifically targeted at people experiencing homelessness.
Contact your local CoC or call 211 to ask whether Emergency Housing Vouchers are available in your area. You can also find emergency shelters near you if you need immediate housing while you wait.
Frequently Asked Questions
How long is the Section 8 waiting list?
It varies enormously by location. In smaller cities and rural areas, waits may be 6–18 months. In high-demand cities like New York, Los Angeles, or Washington D.C., waitlists can stretch 5–10 years or longer. Some PHAs have waitlists that have been closed for years. Applying to multiple PHAs simultaneously is strongly recommended.
Can I use Section 8 to buy a house?
In limited cases, yes. Some PHAs offer the Homeownership Voucher option, which allows eligible voucher holders to apply their monthly assistance toward a mortgage payment instead of rent. Eligibility requirements are stricter and not all PHAs offer this option. Contact your local PHA to ask.
What happens if my landlord sells the property?
If your landlord sells the property, the new owner is not automatically required to continue accepting your voucher. However, you may be entitled to a reasonable notice period under your lease terms and applicable local laws. Contact your PHA as soon as you learn of a sale — they can advise on your options, including porting your voucher.
Can I be evicted while on Section 8?
Yes. Section 8 does not protect you from eviction. If you violate your lease, your landlord can begin eviction proceedings. If you are evicted, your PHA will be notified and your voucher may be terminated depending on the reason. If you are at risk of eviction, contact your PHA and a local rental assistance program immediately.
Does Section 8 cover utilities?
Sometimes. If utilities are not included in rent, the PHA’s utility allowance calculation is factored into the payment standard. In some cases, if rent plus utilities exceeds the payment standard, the PHA may issue a separate utility reimbursement directly to you. Ask your PHA how utilities are handled for your specific situation.
Can I apply for Section 8 if I have a criminal record?
It depends on the PHA and the nature of the conviction. Federal law bars people convicted of certain drug-related crimes and violent offenses from receiving Section 8 assistance permanently. For other convictions, PHAs have discretion — some are more restrictive, others conduct case-by-case reviews. Always be honest on your application; providing false information is grounds for permanent disqualification.
What is the difference between Section 8 and a housing voucher?
They are the same thing. “Section 8” is the informal name for the Housing Choice Voucher program, named after Section 8 of the Housing Act of 1937, which authorized the program. The official name was changed to “Housing Choice Voucher” to reflect that participants can choose where they live.
Can I use my voucher in another state?
Yes, after living in your initial unit for 12 months and completing the portability process with your PHA. You will need to coordinate with both your current PHA and the receiving PHA in the new location. Portability is one of the most significant advantages of the HCV program over public housing.