Section 8 is the most widely known housing assistance program in the United States. But despite how often the name comes up, many people are not sure exactly what it is, how it works, or whether they qualify.
This guide from House for Homeless explains Section 8 in plain language — what the program is, who it helps, how much assistance it provides, and what the process looks like from application to move-in.
Need immediate housing help? Call 211 for emergency housing referrals in your area. Veterans can call 877-424-3838 for dedicated VA housing support.
What Is Section 8?
Section 8 is the informal name for the Housing Choice Voucher (HCV) program — a federal rental assistance program that helps very low-income households afford housing in the private rental market.
The name comes from Section 8 of the Housing Act of 1937, the law that originally authorized the program. Today it is officially called the Housing Choice Voucher program, though most people still call it Section 8.
The program is funded by the U.S. Department of Housing and Urban Development (HUD) and administered locally by more than 2,200 Public Housing Authorities (PHAs) across the country.
How Section 8 Works in Simple Terms
Section 8 is not a government-owned apartment. It is a voucher — a government promise to pay part of your rent — that you take to a landlord in the private rental market.
Here is the basic concept:
- You apply to your local PHA and are placed on a waiting list
- When your name is reached, you receive a voucher
- You find a rental unit from a participating private landlord
- The government pays the difference between 30% of your income and the actual rent
- You pay your 30% share directly to the landlord each month
This means you can choose where you live — any city, neighborhood, or apartment — as long as the landlord accepts Section 8 and the rent falls within your PHA’s payment limits.
Key Facts About Section 8
| Feature | Detail |
|---|---|
| Official name | Housing Choice Voucher (HCV) Program |
| Funded by | U.S. Department of Housing and Urban Development (HUD) |
| Administered by | Local Public Housing Authorities (PHAs) |
| Participants | Over 2.3 million households nationwide |
| Income limit | Generally at or below 50% of Area Median Income (AMI) |
| Tenant pays | 30% of adjusted monthly income toward rent |
| Voucher type | Tenant-based (goes with you, not tied to a unit) |
| Portability | Can be used anywhere in the U.S. after 12 months |
Who Qualifies for Section 8?
Eligibility is determined by four main factors.
1. Income
Your household’s gross annual income must generally be at or below 50% of the Area Median Income (AMI) for your county or metro area. HUD requires PHAs to give 75% of new vouchers to households at or below 30% of AMI — the most economically vulnerable applicants.
AMI limits are updated annually by HUD and vary significantly by location. A 4-person household at 50% AMI in rural Alabama may have a very different dollar cutoff than one in San Jose, California.
| Income Category | Threshold |
|---|---|
| Extremely low income | At or below 30% of AMI |
| Very low income | At or below 50% of AMI — standard Section 8 limit |
| Low income | At or below 80% of AMI — not typically eligible for HCV |
To find exact income limits for your county, visit HUD’s income limits tool.
2. Citizenship or Eligible Immigration Status
At least one household member must be a U.S. citizen or have eligible immigration status. Mixed-status families can still apply — only eligible members count toward the benefit calculation.
3. Background and Rental History
PHAs conduct background checks. Certain criminal convictions — particularly drug-related felonies and violent crimes — may result in denial. Each PHA has its own policy for other offenses. A history of serious lease violations or fraud in previous housing programs can also affect eligibility.
4. Social Security Numbers
All household members who are eligible for assistance must provide a Social Security number.
Priority Groups
Most PHAs prioritize the following groups on their waiting lists:
- People currently experiencing homelessness
- People in substandard or overcrowded housing
- Veterans
- People with disabilities
- Survivors of domestic violence
- Households displaced by government action
What Section 8 Pays For
Section 8 covers the gap between what you can afford and what your rental unit costs, up to the PHA’s Payment Standard.
Payment Standard
Each PHA sets a Payment Standard — the maximum amount the voucher will pay for a unit of a given bedroom size in that area. Payment Standards are based on HUD’s Fair Market Rents (FMRs) and typically fall between 90% and 110% of FMR.
Your Share
As a voucher holder, you pay 30% of your adjusted monthly income toward rent. The voucher covers the rest — up to the Payment Standard.
Example:
| Item | Amount |
|---|---|
| Monthly rent for chosen unit | $1,200 |
| Payment Standard for that area/bedroom size | $1,100 |
| Your income (monthly) | $900 |
| Your share (30% of income) | $270 |
| Voucher pays to landlord | $930 |
If the rent exceeds the Payment Standard, you pay the difference on top of your 30% share. If the rent is below the Payment Standard, your share may be less than 30%.
What Section 8 Covers
Section 8 vouchers can be used for:
- Apartments
- Single-family homes
- Townhouses
- Condominiums
- In some programs, manufactured homes
The unit must pass a HUD Housing Quality Standards (HQS) inspection — confirming it is safe, sanitary, and in decent condition — before you can move in. The landlord is responsible for maintaining the unit to HQS standards throughout your tenancy.
Section 8 vs. Public Housing: What Is the Difference?
These are two separate HUD programs that are often confused.
| Feature | Section 8 (HCV) | Public Housing |
|---|---|---|
| Who owns the unit | Private landlord | Government (PHA) |
| Can you choose your unit? | Yes — any qualifying private rental | No — PHA assigns a unit |
| Can you move? | Yes — portable after 12 months | Generally no |
| Where can you live? | Anywhere in the U.S. | Must stay in PHA’s jurisdiction |
| Income limit | At or below 50% of AMI | At or below 80% of AMI |
| Inspection required | Yes — before move-in | PHA maintains property |
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.
The Section 8 Process: From Application to Move-In
Getting a Section 8 voucher involves several stages. Here is a summary — for the full step-by-step breakdown, see our guide on how Section 8 works.
Stage 1 — Apply to the waitlist Find your local PHA using HUD’s PHA directory and submit an application when the waitlist is open.
Stage 2 — Wait Waitlists can range from months to several years depending on the area. You can apply to multiple PHAs simultaneously.
Stage 3 — Eligibility interview When your name reaches the top, the PHA verifies your current income, household size, and eligibility.
Stage 4 — Receive your voucher If approved, you receive a voucher valid for 60–120 days to find a qualifying unit.
Stage 5 — Find a unit Search for a rental whose landlord accepts Section 8 and whose rent falls within your Payment Standard.
Stage 6 — Inspection and move-in The PHA inspects the unit. Once it passes, you sign the lease and assistance begins.
Maintaining Your Section 8 Voucher
Once you receive a voucher, you must meet ongoing obligations to keep it:
- Pay your share of rent on time every month
- Report changes in income or household size within the required timeframe
- Maintain the unit and comply with your lease
- Attend annual recertification appointments
- Do not allow unauthorized occupants
Violations can result in termination of your voucher. See our full guide to housing voucher programs for more on tenant responsibilities.
Special Section 8 Programs
Emergency Housing Vouchers (EHV)
EHVs are a special type of Section 8 voucher specifically for people experiencing homelessness or fleeing domestic violence. They bypass the standard waitlist and are distributed through local Continuums of Care. Contact your local CoC or call 211 to ask about availability.
Section 8 Homeownership Option
Some PHAs allow voucher holders to use their assistance toward a mortgage payment instead of rent. This is called the Homeownership Voucher option. Requirements are strict — you must be a first-time homebuyer, meet income and employment standards, and your PHA must offer the program.
Project-Based Vouchers (PBV)
Project-Based Vouchers are tied to specific housing units rather than to the tenant. If you leave the unit, you lose the voucher. These are common in affordable housing developments.
Section 8 Guides on This Site
| Topic | Guide |
|---|---|
| How Section 8 works step by step | How Does Section 8 Work? |
| Applying when currently homeless | How to Get Section 8 When Homeless |
| How long the waiting list takes | Section 8 Waiting List |
| What can disqualify you | Section 8 Disqualifications |
| Moving to another state | Section 8 Portability |
Frequently Asked Questions
How do I apply for Section 8?
Apply through your local Public Housing Authority (PHA). Find your PHA at HUD’s website, then check whether their waitlist is currently open. Applications are typically submitted online, by mail, or in person. You can apply to multiple PHAs at the same time to improve your chances.
How long does it take to get Section 8?
Waitlist times vary widely. In rural or lower-demand areas, you may wait 6–18 months. In high-demand cities like New York, Los Angeles, or Washington D.C., waitlists can stretch 5–10 years. Some PHAs keep their waitlists closed for years at a time.
Can I use Section 8 in any apartment?
You can use Section 8 in any rental unit whose landlord agrees to participate and whose rent falls within your PHA’s Payment Standard. The unit must also pass a HUD Housing Quality Standards inspection before you can move in.
Can I lose my Section 8 voucher?
Yes. Vouchers can be terminated for violating lease terms, failing to report income changes, allowing unauthorized occupants, or fraudulent activity. If you receive a termination notice, you have the right to appeal.
Is Section 8 the same in every state?
The federal rules are the same everywhere, but each PHA sets its own Payment Standards, waitlist priorities, and local policies. Income limits also vary by location because they are based on local Area Median Income. Always check with your specific PHA for the rules that apply to you.
Can undocumented immigrants get Section 8?
Federal Section 8 requires eligible immigration status for any household member receiving assistance. Mixed-status families can apply — but only eligible members count toward the benefit. Some state and local programs have different rules. Contact your local PHA or a housing counselor for guidance.
What happens to my Section 8 if my income goes up?
Your portion of the rent increases proportionally. If your income rises above 50% of AMI, you may eventually be required to leave the program, though PHAs typically phase this out gradually rather than terminating vouchers immediately.
Can I get Section 8 if I have been evicted before?
It depends on the reason for the eviction and the PHA’s policies. An eviction for nonpayment of rent may not disqualify you. An eviction from a HUD-assisted unit for drug-related criminal activity carries a mandatory 3-year ban. PHAs have discretion on other cases and many conduct individual reviews.