Understanding Section 8: A Housing Guide
Understanding Section 8: A Housing Guide
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Introduction
Finding affordable housing can be stressful, but Section 8 (also known as the Housing Choice Voucher Program) is designed to make that process easier. It’s a rental assistance program funded by the Department of Housing and Urban Development (HUD) that is designed to help families find safe, affordable housing.
This guide breaks down what you need to know about the program in plain language — from eligibility requirements and application tips to waiting lists, moving, and even tenant rights.
What is Section 8 Housing?
Section 8 is a federal program run by the U.S. Department of Housing and Urban Development (HUD). It provides rental assistance to low-income families, seniors, and people with disabilities, helping them pay for safe housing in the private market.
Instead of being restricted to government-owned buildings, Section 8 lets you choose where you want to live — as long as the home meets HUD’s requirements and the landlord accepts vouchers.
Tenant-Based vs. Project-Based Vouchers
There are two main types of assistance:
- Tenant-Based Vouchers (Housing Choice Vouchers): These stay with you. If you move, the voucher moves with you.
- Project-Based Vouchers: These are tied to a specific property. If you move out, you lose the subsidy.
Section 8 vs. Public Housing
Unlike public housing, which is limited to units owned and managed by local housing authorities, Section 8 gives families more freedom to pick a home or apartment on the private rental market.
Section 8 Contact Information
Although Section 8 is a federal program, it is administered by hundreds of local Public Housing Authorities (PHAs) across the country.
You can apply for Section 8 through any PHA that is accepting applications, even if you do not live in that PHA’s area.
National Customer Service Center
The Section 8 National Customer Service Center is open weekdays from 9 a.m. to 5 p.m. EST. Please be ready with your name, email address, phone number and question before you call.
To contact the National Customer Service Center call: 800-955-2232 Monday – Friday, 9:00 a.m. – 5:00 p.m. EST
State Contact Information
The following list provides links to contact information for all PHAs in your state, as well as state-specific resources for more info and resources like:
- Subsidized housing locations.
- Links to your state’s PHA websites.
- Housing counseling agencies near you.
- Utility bill assistance.
Find contact information for your state or territory below:
Who Qualifies for Section 8?
Eligibility is based on several factors. Housing authorities (PHAs) will check your income, family composition, and background to see if you qualify.
Income Guidelines
Your household income must fall below certain limits, which vary by county and family size. Generally, you need to earn less than 50% of the median income in your area. HUD updates these limits every year.
Because median incomes vary by location, the income cutoffs are different from one area to another.
Keep in mind: even if your income is a bit higher, you may still have a chance. Some housing authorities extend vouchers to families who fall into the low-income (80%) or moderate-income categories, depending on local needs and funding.
Checking the Income Limits in Your Area
HUD updates the numbers every year, and you can look them up online. Here’s how:
- Go to HUD’s Income Limits page (https://www.huduser.gov/portal/datasets/il.html)
- Click the link for the most recent fiscal year (FY 2025).
- Pick your state from the dropdown menu.
- Choose your county from the list on the right.
- Select “View Calculations” to see the breakdown.
The results will show three different levels:
- 30% of area median income (extremely low income)
- 50% of area median income (very low income)
- 80% of area median income (low income)
When reviewing the chart, make sure you’re looking at the correct family size, since the limits increase as household size goes up.
Family Status
You must meet HUD’s definition of a family. This includes single individuals, families with children, seniors, or people with disabilities.
Social Security Number Requirement
All household members must provide a valid Social Security Number.
Residency Rules
You must be a U.S. citizen or have eligible immigration status. Some PHAs also require you to live in the area before applying, but in most cases, you can apply wherever you’d like. If you do get accepted into a PHA outside your area, you’ll usually be required to move to that area to use the voucher.
Criminal and Drug History Check
Your Section 8 application can be denied if certain issues arise in your household. These include:
- Any household member is listed as a lifetime registered sex offender in any state.
- Any member has been involved in criminal activity, including drug-related offenses.
- Any household member has been evicted in the past three years because of drug-related criminal activity.
- A pattern of alcohol abuse by a household member that could threaten the safety or well-being of family members or neighbors.
When reviewing applications, PHAs typically look at arrests and convictions related to drugs or alcohol that occurred within the last three years to determine eligibility.
Asset Limits
While owning assets doesn’t automatically disqualify you, large amounts of savings or property may affect eligibility. Starting in 2025, families applying for Section 8 must have no more than $103,200 in total assets. HUD reviews this cap each year and may adjust it to keep up with inflation and rising living costs.
“Assets” simply means anything of value that your household owns. This goes beyond just cash — it includes:
- Money in checking or savings accounts
- Home equity
- Investments such as stocks or bonds
- Retirement savings
- The cash value of life insurance policies
If your assets are above the allowed limit, your household may not qualify for assistance.
Special Case: College Students
Most full-time college students don’t qualify. However, there are some exceptions. You may still qualify if any of the following apply:
- You are 24 years old or older.
- You were an orphan or a ward of the court until age 18.
- You are or were an emancipated minor.
- You are a U.S. military veteran or currently serving on active duty.
- You are a professional graduate student.
- You are married.
- You have children or other legal dependents besides a spouse.
If one of these situations fits your circumstances, you may be eligible to apply for Section 8 despite being a student.
Frequent Changes to Section 8: What to Know In 2025
Every year, HUD makes updates to the Section 8 program to keep pace with inflation, rising costs, and the evolving needs of families. These changes are meant to make housing assistance more accessible, manageable, and beneficial for tenants. Here’s what’s new for 2025:
More Flexibility with Assets
Families can now have up to $103,200 in assets without losing eligibility. This increase from $100,000 gives households more room to save for emergencies, education, or retirement, helping reduce financial stress while keeping housing assistance.
Changes to Self-Certification
The limit for households to self-certify their assets has risen from $50,000 to $51,600. This makes it easier for families with modest savings to report their finances, streamlining the process for qualifying and maintaining assistance.
Safer, Better-Maintained Homes with NSPIRE
HUD is rolling out NSPIRE standards, which replace the older inspection system. These updated standards aim to ensure homes are safer and better maintained, giving tenants confidence that their housing meets higher quality benchmarks.
Supporting Landlords
Adjustments to operating costs help landlords cover expenses like insurance, encouraging them to keep participating in the program. While some rent adjustments may occur, this change ultimately increases the number of available rental units for Section 8 families.
More Vouchers Available
With additional funding for voucher renewals and Project-Based Rental Assistance (PBRA), more families may be able to receive housing support. Keep in mind that slight reductions in administrative fees might affect how quickly applications are processed, but overall, more families can access needed assistance.
How to Apply for Section 8 Housing
Applications are handled by your local Public Housing Agency (PHA). To get started with Section 8, you need to apply through a PHA that currently has an open waitlist.
The process usually begins with a pre-application, which collects some basic information about your household. This may include:
- Your current address
- Size of your household
- Date and time you’re submitting the application
- Racial or ethnic designation of the head of household
- An estimate of your annual income
The pre-application helps the PHA determine whether your household meets the basic eligibility requirements. Once it’s reviewed, you may either be placed on the waiting list or notified that you don’t qualify for Section 8.
Depending on your location, you may be able to apply:
- Online
- In person
- By mail
What Happens After You Apply
Once submitted, the PHA reviews your application and may place you on a waiting list if you qualify. Because demand is high, it may take months (or even years) to receive a voucher.
Reasons for Section 8 Denial
Not every application for Section 8 housing is approved, and there are several common reasons why a household might be denied. Understanding these can help you prepare a stronger application and avoid surprises.
- Income Exceeds Limits
Section 8 is designed for very low-income families. If your household income is above the HUD-established limits for your area and family size, you may not qualify. Some PHAs allow exceptions for low- or moderate-income households, but exceeding the limit is a common reason for denial. - Criminal or Drug-Related History
If anyone in your household has a recent history of criminal activity, illegal drug use, or evictions related to drugs, your application may be denied. PHAs typically review arrests or convictions from the past three years, and serious offenses like lifetime sex offenses are automatic disqualifiers. - Poor Rental History
Past evictions, unpaid rent, or damage to previous rental properties can impact eligibility. PHAs want to ensure that applicants are responsible tenants who can follow lease terms and maintain the property. - Failure to Meet Family or Residency Requirements
Section 8 has specific rules about who counts as a household member, citizenship or eligible immigration status, and local residency. If your household does not meet these criteria, your application could be denied. - Incomplete or Incorrect Application
Missing information, inconsistent details, or failure to submit required documentation can result in denial. Double-check all forms before submitting to avoid unnecessary delays. - Asset Limits Exceeded
Section 8 also considers a household’s assets. If your total assets are above HUD’s allowable limit (currently $103,200), you may not qualify. This includes savings, investments, retirement accounts, and the cash value of life insurance. - Special Circumstances for Students
Full-time college students generally cannot qualify unless they meet certain exceptions, such as being 24 or older, married, a veteran, or having dependents.
Can You Appeal?
Yes. If your application is denied, you have the right to request an informal review to challenge the decision.
Waiting Lists and Local Preferences
Because demand for Section 8 housing often far exceeds the available supply, most Public Housing Agencies (PHAs) use waiting lists to manage applications. Getting on a waiting list doesn’t guarantee immediate placement — in many areas, it can take months or even years before a voucher becomes available.
To make the process fair and to serve those in greatest need, some PHAs give local preferences. These preferences allow certain applicants to move up the waiting list more quickly. Common priority groups include:
- Families with children: Households with minor children are often prioritized to help ensure children have stable, safe housing.
- Seniors or people with disabilities: Many PHAs aim to support elderly residents or those with disabilities who may have more urgent housing needs.
- Homeless individuals: Applicants who are currently homeless or living in emergency shelters may receive priority for quicker placement.
- Local residents: People who already live or work in the PHA’s jurisdiction may be given preference to help keep communities intact.
Some PHAs also consider other factors, like veterans, survivors of domestic violence, or households with extremely low incomes. Each housing authority sets its own rules, so it’s important to check with your local PHA to see how its waiting list works and whether you might qualify for any special preferences.
Being aware of these priorities can help you understand your place on the list and plan your housing search more effectively.
How Much Rent Do Section 8 Tenants Pay?
How much you’ll pay in rent with Section 8 depends on your income and the fair market rent in your area. HUD uses specific formulas to calculate your portion, and your actual rent will typically be whichever amount is highest from the following options:
- 30% of your monthly adjusted income
This is based on your gross income (before taxes), minus certain deductions for things like dependents, child care, or disability-related expenses. Elderly or disabled families can also claim additional deductions for medical costs or age-related allowances. - 10% of your gross monthly income
This is a simpler calculation — just 10% of your income before any deductions. - Welfare rent (in certain areas)
In some locations, families receiving Temporary Assistance for Needy Families (TANF) may have a set “welfare rent” that determines their monthly housing contribution. Not all areas use this method, so it only applies if your local welfare office has a designated rent amount. - PHA minimum rent
Each PHA sets a minimum rent, usually between $25 and $50 per month. This only comes into play if all of the other calculations result in a rent lower than that minimum.
Understanding these formulas can help you plan your budget and know what to expect when you receive a Section 8 voucher.
How to Find Fair Market Rent in Your Area
HUD sets Fair Market Rent (FMR) limits for different areas, which determine how much your Section 8 voucher can cover. Checking the FMR in your area is easy — here’s how:
- Go to HUD’s Fair Market Rent page: HUD FMR Data (https://www.huduser.gov/portal/datasets/fmr.html#year2026)
- Click “Click Here for FY 2026 FMRs.”
- Select your state from the list. A list of counties will appear on the right.
- Click the county you want to check.
- Click “Next Screen” to view the FMR for that area.
The results will show fair market rents for units of different sizes, typically up to four bedrooms.
Important: When you first receive a Section 8 voucher, you are not usually allowed to spend more than 40% of your adjusted gross monthly income on rent. Knowing the FMR in your area can help you plan your housing search and budget more effectively.
Where to Use a Housing Voucher
Vouchers can usually be used anywhere within your PHA’s jurisdiction. In some cases, you can transfer them to another city or state through a process called portability.
How to Find Section 8 Rental Units
Finding a Section 8-approved rental unit can feel overwhelming, but there are plenty of resources to help you locate housing that accepts vouchers. While checking in person or calling local landlords works, searching online is usually the quickest and easiest way. Here are some top resources to explore:
1. HUD’s Resource Locator
HUD provides a tool to help you find affordable housing near you. Here’s how to use it:
- Visit HUD Resource Locator in your browser.
- Allow the site to access your location.
- Click “Find Affordable Housing Opportunities Near Me.”
- Enter a city or street address in the search bar.
- A map will display available housing options. Click on the icons to see detailed information about each unit.
This tool covers thousands of HUD-assisted properties across the country, making it a great starting point.
2. USDA Rental Listings
If you’re in a rural area, the U.S. Department of Agriculture (USDA) also lists rental properties that may accept Section 8 vouchers. To use this resource:
- Go to USDA Rural Housing Rentals.
- Select your state on the map.
- Choose your county.
- Click on the name of a property to see more details.
This is especially helpful if you’re looking for affordable housing outside major cities.
3. Local Public Housing Agency (PHA) Listings
Your local PHA can be an invaluable resource:
- Many PHAs maintain their own lists of available units or provide links to endorsed apartment search websites.
- Some PHAs offer lists of landlords who have previously rented to Section 8 tenants.
- Flyers or postings from local landlords may also be available.
Some PHAs partner with third-party platforms to advertise rentals. For example, AffordableHousing.com is commonly used to connect Section 8 tenants with participating landlords.
By combining these resources — HUD’s locator, USDA listings, and your PHA’s local contacts — you may be able to increase your chances of finding a suitable home.
Can Landlords Refuse Section 8?
Yes, unless your state or city has laws banning “source of income” discrimination. It’s best to ask upfront before applying for a unit.
Voucher Expiration
Once your Section 8 application is approved and you receive a voucher, it’s important to start your housing search right away. By law, PHAs must give you at least 60 days to find a rental home that meets program requirements.
Some PHAs may allow a longer search period. If you don’t secure a unit before your voucher expires, it can become invalid.
Extending a Voucher
If you’re having trouble finding housing, many PHAs allow you to request an extension, usually for at least 90 days. Some agencies offer even longer extensions. For example, Miami-Dade PHA gives an additional 60 days on top of the standard 60-day term, giving tenants a total of 120 days to find a home.
The process for requesting an extension varies by PHA. When you’re accepted into Section 8, your PHA will explain how to apply for one. Keep in mind that extensions are often granted under special circumstances, such as a family emergency or a hospitalization.
If you need guidance or want to know your PHA’s specific policies, it’s always best to contact your local housing authority directly.
Maintaining Section 8 Assistance
Once you’re approved for Section 8 and start renting, it’s not a “set it and forget it” process. You’ll need to recertify your eligibility every year to ensure you continue receiving assistance.
During this annual reexamination, your Public Housing Authority (PHA) will review:
- Income – Your current earnings and any changes from the previous year.
- Assets – Savings, investments, or other property that could affect eligibility.
- Expenses – Including allowable deductions for dependents, child care, or medical costs.
- Family composition – Any changes in household members, such as new additions or someone moving out.
Be prepared to provide documentation to verify your information, such as pay stubs, W-2 forms, bank statements, or other official records. Staying organized and timely with these submissions helps ensure your assistance continues without interruption.
Can You Move and Keep a Voucher?
If you have a tenant-based Housing Choice Voucher, you can take your assistance with you if you decide to move — a process known as portability. However, there are a few important rules to keep in mind:
- You generally cannot move more than once per year while using your voucher.
- You must give your current PHA and landlord proper notice before moving.
- The new location must be served by a participating PHA.
Tips for Moving With Section 8
Moving can be exciting, but it also takes careful planning when you’re using a Section 8 voucher. Here’s a step-by-step guide to make the process smoother:
1. Understand Portability Rules
Confirm with your current PHA that your voucher is eligible to move to a new area. Submit a written request to transfer the voucher, and make sure the new location is covered by a participating PHA.
2. Communicate With Both PHAs
Stay in contact with both your current and new PHA. The new PHA must approve your transfer and ensure your voucher aligns with their payment standards. Be ready to provide necessary documents like income verification, family size, and other details.
3. Find a Suitable Home
Start your housing search once portability is approved. Look for rentals that meet program requirements and fall within the payment standards of the new PHA. Confirm with landlords that they accept Section 8 before signing any lease. Use online tools, local housing authorities, and community resources to find eligible units.
4. Review and Sign the Lease
Once you find a home, carefully review the lease to ensure it complies with Section 8 rules. Your new PHA will also inspect the property to verify it meets housing quality standards. Only after passing inspection can the lease and assistance payments be finalized.
5. Plan Your Move Carefully
Coordinate your move-in date with the start of your new lease to avoid paying double rent. Budget for expenses not covered by the voucher, such as moving trucks, deposits, or utility setup fees. Don’t forget to notify your previous landlord and follow proper move-out procedures.
6. Stay Organized
Keep all your paperwork — vouchers, leases, and correspondence with both PHAs — in order. Staying organized ensures you meet deadlines and avoid any delays that could affect your housing assistance.
How to File a Complaint Against HUD or Your PHA
If you feel you’ve been treated unfairly or believe your rights under the Section 8 program have been violated, you have the right to file a complaint with HUD’s Office of Fair Housing and Equal Opportunity (FHEO).
Filing Online
The quickest way to submit a complaint is online:
- Go to HUD FHEO Complaint Portal.
- Follow the instructions to complete and submit your complaint electronically.
Filing by Mail
You can also file a complaint by mail if you prefer:
- Download the Housing Discrimination Complaint Form (PDF).
- Fill out the Housing Discrimination Information page with the details of your complaint.
- Mail the completed form to your local FHEO office based on your region.
- Refer to the table below.
| Region | States Covered | Contact Information |
| 1 | CT, ME, MA, NH, RI, VT | FHEO Region 1Thomas P. O’Neill, Jr. Federal Building10 Causeway St, Room 553Boston, MA 02222(617) 994-8300 |
| 2 | NJ, NY and the Caribbean | FHEO Region 2 U.S. Department of Housing and Urban Development 26 Federal Plaza, Room 3532 New York, NY 10278 (212) 542-7519 |
| 3 | DE, DC, MD, PA, VA, WV | FHEO Region 3 The Strawbridge Building 801 Market Street, 12th Floor Philadelphia, PA 19107 (215) 861-7646 |
| 4 | AL, FL, GA, KY, MS, NC, SC, TN | FHEO Region 4 Five Points Plaza 40 Marietta NW St., 16th Floor Atlanta, GA 30303 (404) 331-5140 |
| 5 | IL, IN, MI, MN, OH, WI | FHEO Region 5 Ralph H. Metcalfe Federal Building 77 West Jackson Boulevard, Rm. 2202 Chicago, IL 60604 (312) 913-8453 |
| 6 | AK, LA, NM, OK, TX | FHEO Region 6 307 W. 7th Street Suite 1000 Fort Worth, TX 76102 (817) 978-5900 |
| 7 | IA, KS, MO, NE | FHEO Region 7 Gateway Tower II 400 State Avenue, Room 200 Kansas City, KS 66101 (913) 551-6958 |
| 8 | CO, MT, ND, SD, UT, WY | FHEO Region 8 U.S. Department of Housing and Urban Development 1670 Broadway Denver, CO 80202 (303) 672-5437 |
| 9 | AZ , AS, CA, GU, HI, NV | FHEO Region 9 One Sansome St. Suite 1200 San Francisco, CA 94104 (415) 489-6524 |
| 10 | AK, ID, OR, WA | FHEO Region 10 Seattle Federal Office Building 900 First Avenue, Room 205 Seattle, WA 98104 (206) 220-5170 |
By Phone
To file a complaint by phone, speak with an FHEO intake specialist by calling:
- 1-800-669-9777
Other Ways to Lower Housing Costs
Even if you don’t qualify for Section 8, there are several strategies you can use to make housing more affordable. With rent and utility costs continuing to rise, finding creative ways to save can make a big difference in your monthly budget.
Share Your Space
Living with roommates is one of the simplest ways to cut costs. Sharing a rental means splitting not only the rent but also utilities like electricity, gas, internet, and sometimes even groceries.
If you own a home, consider renting out a bedroom. You could provide a private space and possibly access to a kitchen or parking, while earning extra income to offset your mortgage or rent.
Downsize Your Home
Moving to a smaller home or apartment can significantly reduce your monthly expenses. Fewer bedrooms and less living space often mean lower rent and utility bills. Just be sure to consider how downsizing might affect your household, especially if you live with others.
Consider a New Location
Housing costs vary widely depending on the area. Downtown apartments in busy cities are usually pricier than suburban or rural options. Moving to a more affordable neighborhood can save money, but keep in mind that longer commutes might increase transportation costs.
By exploring these options, you can find ways to make housing more manageable, even without federal assistance. Small changes can add up to meaningful savings over time.
How to Find Affordable Apartments
Searching for a budget-friendly apartment doesn’t have to be stressful. With the right approach, you can find a place that fits your needs without draining your wallet. Here are some strategies to make your search more effective:
Check Multiple Sources
Don’t rely on just one website or listing service. Explore several platforms to see a wider range of options. Popular apartment search sites include:
- Zillow
- Apartments.com
- Trulia
- Rent.com
- Realtor.com
You can also check local classifieds, community bulletin boards, and Facebook Marketplace for hidden gems that may not appear on the big sites.
Use Search Filters Wisely
Filters can save you time and keep your search within budget. Set limits for price, number of bedrooms, and other must-have features to avoid wasting time on listings that don’t fit your criteria.
Evaluate Amenities vs. Cost
Extra features like a gym, pool, or concierge services can raise rent. Decide which amenities are truly necessary for your lifestyle and which you can do without to save money.
Look for Move-In Specials
Many apartment complexes offer promotions, such as one month free rent or reduced deposits, to attract tenants. These deals can make a significant difference in your first few months.
Tap Into Your Network
Word of mouth is often overlooked. Ask friends, family, coworkers, or neighbors if they know of any affordable units. Personal referrals can sometimes lead to lower fees or waived application costs.
Explore Less Popular Neighborhoods
Expanding your search to nearby neighborhoods or less trendy areas can uncover more affordable options. Just make sure to weigh factors like commute times, safety, and access to amenities.
Contact Local Housing Authorities
Some PHAs maintain lists of private landlords who rent below market rates or accept rental assistance programs. Even if you don’t qualify for Section 8, these lists can point you to cost-effective housing options.
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