Your complete resource for understanding the Section 8 Housing Choice Voucher Program — eligibility, applications, finding approved apartments, and tracking waitlists nationwide.
Section 8 — formally called the Housing Choice Voucher (HCV) program — is the federal government's largest rental assistance program. It helps low-income households afford housing in the private market by paying a portion of their rent directly to landlords. The program is funded by the U.S. Department of Housing and Urban Development (HUD) but administered locally by Public Housing Authorities (PHAs), which means how it works in practice varies significantly from one city or county to the next.
When a household receives a voucher, they find a privately owned rental unit, and the PHA pays a subsidy — called a Housing Assistance Payment (HAP) — directly to the landlord each month. The tenant pays the difference between the actual rent and what the voucher covers.
That split isn't fixed. It's calculated based on:
Households typically pay around 30% of their adjusted income toward rent and utilities, though the actual share depends on local payment standards and what the unit rents for.
Eligibility is determined by the PHA and based on several factors:
| Factor | What It Means |
|---|---|
| Income limits | Set relative to Area Median Income (AMI) — most PHAs serve households at or below 50% AMI, with priority for those at 30% AMI or below |
| Household composition | Family size affects which bedroom size voucher is issued |
| Citizenship/immigration status | At least one household member must meet HUD's eligible immigration status requirements |
| Criminal history | PHAs may screen applicants based on certain criminal convictions — rules vary by PHA |
| Prior program history | Past terminations or fraud can affect eligibility |
Income limits are not universal. A household that qualifies in one city may not qualify in another because AMI figures — and therefore income limits — differ by metropolitan area.
Demand for vouchers far exceeds supply in most areas. PHAs manage this through waitlists, which operate differently depending on the agency:
PHAs are not required to notify applicants when their position changes. Applicants must typically update their contact information and respond promptly when contacted or risk losing their place.
When a household reaches the top of the waitlist, they attend a briefing — an orientation explaining how the voucher works, what they must do to use it, and the program rules they must follow. At that point, they receive their voucher and a limited window of time (the voucher term) to find a qualifying unit.
During that search period, the household must find a landlord willing to participate in the program and a unit that:
If a unit passes inspection and the rent is approved, the PHA and landlord sign a HAP contract, and the subsidy begins.
Not all vouchers work the same way:
Landlord participation is voluntary. Landlords who accept vouchers must agree to HUD's program rules, allow PHA inspections, maintain the unit to required standards, and charge rents the PHA considers reasonable. In exchange, they receive guaranteed monthly HAP payments directly from the PHA.
Inspections occur at move-in and at least annually. If a unit fails inspection, the landlord must correct deficiencies within a set timeframe or the HAP contract may be suspended or terminated.
Tenant-based voucher holders can move to a new unit — including in a different city or state — through a process called portability. The original PHA (the initial PHA) transfers the voucher to the PHA in the new area (the receiving PHA), which then administers the assistance under its own payment standards and rules.
Portability rights typically apply after an initial period of at least 12 months, though some PHAs have different rules. Not all PHAs absorb portable vouchers — some bill the initial PHA instead, which affects how the subsidy is calculated.
Voucher holders must recertify their income, household composition, and continued eligibility — typically once a year. If income increases, the tenant's share of rent generally increases. If income decreases or a household member leaves, the share may decrease.
Certain changes — a new job, a household member moving in, or a significant income change — may require an interim recertification between annual reviews. Failing to report changes accurately can result in repayment of overpaid subsidies or program termination.
PHAs can deny applicants or terminate current participants for reasons including income ineligibility, failure to meet immigration status requirements, certain criminal history, fraud, or lease violations. When that happens, households generally have the right to request an informal hearing to challenge the decision.
Hearing procedures, timelines, and outcomes vary by PHA. The existence of a hearing right doesn't determine what the outcome will be — that depends on the specific grounds, the PHA's policies, and the facts of each case.
How any of this applies to a specific household depends on the local PHA's rules, the household's income and composition, and the housing market conditions in their area — none of which are uniform across the country.
Select your state to view local waitlists, PHAs, and application information.