Section 8 of the Housing Act of 1937, casually referred to as Section 8, allows the government to provide housing assistance to low-income citizens and make payments to landlords on their behalf. To participate in the Section 8 housing program, you will need to meet certain income and family size requirements; if you meet these requirements, you can receive a housing voucher to pay your rent. Voucher amounts depend on the city you reside in, as well as the type of housing you choose and other factors. As of 2018, more than 5.2 million households received assistance from the Section 8 program.

What Is the Section 8 Program?

The Section 8 program, formally known as the housing choice voucher program, is implemented by the federal government to provide housing assistance to low-income individuals and families. The program also provides assistance for the elderly and disabled individuals who need help affording safe, sanitary, and livable housing in the private market. Since assistance is provided directly to families or individuals, anyone in the program may choose where they wish to live. They may choose from a variety of apartments, townhouses, and single-family homes in their communities. In other words, participants are allowed to choose where they wish to reside and their choices are not limited solely to subsidized housing.

Public housing agencies distribute housing choice vouchers locally. These PHAs are given federal funds from the U.S. Department of Housing and Urban Development to direct the voucher program. Families and individuals who are issued vouchers are responsible for finding acceptable housing where the owner will agree to rent to someone with a voucher. Tenants may even use their vouchers to pay for their current residence. There are minimum health and safety standards set by the PHA, and all rental units must meet these standards.

How Do Section 8 Vouchers Work?

Landlords receive the housing subsidy directly from the PHA on behalf of the program enrollee. Once the landlord receives this subsidy, the family or individual is responsible for paying the difference between the rent price and the subsidized amount. In some cases, a participating family may use their voucher to purchase a home, if permitted by the PHA.

Who Is Eligible for the Section 8 Program?

PHAs are responsible for setting eligibility standards based on income level and family size. Eligibility is not only limited to U.S. citizens; in certain cases, non-citizens eligible for immigration status may meet these standards. Generally, a family’s yearly income cannot be greater than 50% of the median income of the metropolitan area or county in which they wish to reside. PHAs are required by law to give 75% of vouchers to applicants whose yearly incomes are 30% or less of the median income in the area.

HUD publishes average income levels according to location. The PHA in your locality can also provide you with the income limits for your family size and area. When applying, the PHA will ask for information regarding assets, family income, and family size. It will verify this information with your bank and employer, and use the collected information to determine if you meet the eligibility standards. If you are declared eligible, your name will be placed on a waiting list (unless you are able to be immediately assisted). When your name is reached, you will receive your housing voucher from the PHA.

What Are the Waiting List Requirements?

Since the demand for Section 8 vouchers typically exceeds the number of vouchers available at any given time, you may be required to wait to receive your voucher. Long wait times are common, so you should be prepared for a delay. Some PHAs even close their waiting lists once they receive a certain number of applications. In some cases, certain types of applicants may be prioritized over others. The following applicants may be placed at the top of the waiting list by a PHA:

Those residing in substandard housing
Homeless individuals
Involuntarily displaced families
Families paying more than 50% of their annual income for rent

Families in one or more of the categories above may be prioritized over other families on the waiting list. Every PHA is allowed to determine its own preferences based on the needs of the community it serves.

How Do You Apply for Section 8?

To apply for Section 8, you must contact your local PHA. If you require additional assistance, a HUD Office near you can help. You may also be able to find more information about the Section 8 housing application in your area on your local government’s website.

What Are the Section 8 Dwelling and Payment Standards?

The Section 8 program allows families to choose their own housing. Low-income families are encouraged to apply so they can find housing that meets their particular needs. Housing voucher recipients are informed of which type of unit size will be accepted based on the size of their family and other factors. The unit chosen by the family will need to meet certain safety and health standards before the PHA can approve it. Once the program participant finds a unit suitable for occupation and the landlord agrees to accept the voucher, the PHA will need to inspect the unit to ensure it is acceptable and the rent is agreeable.

Your local PHA will determine a payment standard needed to rent a unit in the local housing market to calculate the amount of assistance your family will receive. The unit chosen by a family must be moderately priced. There is no limit on the payment standard and it does not impact the amount a family can pay or what a landlord can charge. Families have the freedom to choose units that are above or below this payment standard. The voucher holder is required to pay at least 30% of their monthly income for rent and utilities, and if the rent amount exceeds the standard payment, the voucher holder will need to pay the difference. According to law, families should not need to pay more than 40% of their monthly income for rent.

Can Tenants Move and Continue To Receive Assistance?

Over time, you may need to alter your housing needs due to a change in job locations, family size, or any other reason. The Section 8 program does allow families to move from one location to another without losing their assistance. As long as a family contacts the PHA prior to moving, finds acceptable housing elsewhere, and terminates their lease according to the lease conditions, they will be permitted to move.

Since the voucher program is federally funded, new program participants may choose to live anywhere in the United States if they resided in the jurisdiction of the PHA that issued the voucher when they first applied for assistance. New program participants who are not residing in the jurisdiction of the PHA at the time when they first applied for assistance will need to lease a unit within that jurisdiction first for at least 12 months. If they wish to move to another PHA’s jurisdiction, they will need to contact their current PHA to learn the proper procedures before moving.

What Are the Tenant, Landlord, PHA, and HUD Obligations?

After a PHA approves your housing unit, you will be required to sign your lease at the same time. The PHA and your landlord will sign a contract that lasts for the life of the lease. Since the tenant, landlord, PHA, and HUD are all involved, each person or entity will have certain responsibilities.

Tenant Obligations

When a family chooses a dwelling, the PHA will approve the unit and the terms of the lease. The lease term must be at least one year, and the tenant may have to provide a security deposit before the move-in date. At the end of the year, the landlord may either renew the lease or allow a month-to-month rental agreement. Once a family is moved into their new home, they must comply with the terms of the lease, as well as the program requirements. They will also need to pay rent on time, keep the residence in good condition, and inform the PHA if there is a change in family size or income.

Landlord Obligations

Under the terms of the program, landlords who agree to rent to Section 8 tenants must provide a sanitary, safe, and decent housing unit at all times at a reasonable price. The unit will need to meet the program’s quality standards as long as the landlord receives payment from the PHA. The landlord must also provide the services they agreed to in the lease.

Public Housing Authority Obligations

The PHA is in charge of distributing housing vouchers locally. The agency provides families with housing assistance so they can seek out safe and affordable housing. When the lease is signed, the PHA will enter into an agreement with the landlord and tenant and will provide payments on behalf of the tenant. If the landlord fails to meet their contractual obligations, the PHA reserves the right to terminate payments.

The PHA is also legally required to reevaluate the income and family size of each housing choice voucher program participant at least once a year to ensure they are still eligible for the program and that their dwelling meets certain standards.

HUD Obligations

HUD has a responsibility to cover the cost of the Section 8 program, and the agency provides funding to PHAs so they can may housing assistance payments on behalf of tenants. HUD also compensates the PHA for the costs of directing the program locally. When funds are available to help new program participants, HUD will ask local PHAs to submit applications for additional housing voucher funds. Applications are subsequently reviewed and funds will be issued to select PHAs. HUD is also responsible for monitoring PHAs to ensure they follow program rules and regulations.

FAQs About Section 8

How Long Is the Waiting List?

There is no absolute way to determine how long you will be on the waiting list for housing. Certain groups of individuals take precedence over other groups, so if you belong to one of these groups, you may not have to wait as long. Unfortunately, the average wait for housing can range from several months to several years depending on the PHA jurisdiction you apply in.

Can I Apply for Emergency Housing or Housing Assistance?

No, the Section 8 program does not fund emergency housing. There are not enough vouchers for everyone who qualifies or applies. If you need immediate housing assistance, you should check with your local government or private organizations in your area.

I’m Being Evicted — Can the Section 8 Program Help?

Unfortunately, Section 8 does not assist with evictions. PHAs do not offer emergency housing or interfere with the eviction process for private individuals. The program was established to provide long-term rental assistance to individuals who meet the qualifications.

What Is the Difference Between a Section 8 Property and Public Housing?

Section 8 rental properties are owned by private landlords who choose to lease to Section 8 voucher recipients. Landlords typically advertise their units on housing websites or in local newspapers. The housing authority in the voucher-holders area is responsible for subsidizing part of the tenant’s rent and the amount they subsidize is based on the tenant’s income.

Public housing is property owned and managed by a housing authority. These properties are managed and maintained by local housing authorities who rent them to low-income individuals and families at an income-based rate.

Can I Apply for Public Housing and Section 8?

Yes, you can, and applying for public housing may be a better option if you need immediate housing assistance — the wait time is significantly shorter. If you are approved for a Section 8 voucher, you may move into your new residence at any time.

Learn More About Affordable Housing

If you need information about Section 8, mortgages, down payment assistance, and other rental assistance programs, visit Affordable Housing Hub’s website. We can provide you with in-depth information about affordable housing programs and options around the country. To learn more, fill out the following contact form.