Section 8 apartments are rental homes where the government pays part of your rent directly to the landlord

Section 8 is a federal rental information program run by the U.S. Department of Housing and Urban Development (HUD). When you live in a Section 8 apartment, you pay a portion of your rent — usually 30 percent of your household income — and the program pays the rest to your landlord. The landlord receives the difference from the local housing authority.

The apartment itself is not owned by the government. It is a regular rental unit in the private market, owned by a private landlord who has agreed to participate in the program. The landlord sets the rent, but it must fall within limits set by HUD for your area. You choose the apartment (within those limits), and the housing authority inspects it to make sure it meets basic safety and livability standards before you move in.

Section 8 is different from public housing, where the government owns and operates the buildings. With Section 8, you rent from a private owner, but the subsidy follows you — you can move to a different Section 8 apartment if you want, as long as the new landlord participates in the program and the rent is within the limit.

Key Takeaways

  • You pay roughly 30 percent of your household income toward rent; the program pays the rest directly to the landlord.
  • Section 8 apartments are privately owned rental units, not government buildings, but the landlord must agree to participate in the program.
  • The housing authority inspects the apartment to may support it meets safety standards before you can move in.
  • Your rent contribution is based on your income, so if your income changes, your payment amount may change too.
  • You can move to a different Section 8 apartment during your lease term under certain conditions, and the subsidy moves with you.

How your rent payment is calculated

Your monthly rent payment is based on your household income. Most housing authorities use a formula: you pay 30 percent of your gross monthly income, or the program's minimum rent (usually $50 to $100), whichever is higher. The housing authority pays the difference between what you owe and the actual rent to the landlord.

If your income increases, your rent payment increases. If your income decreases, your payment decreases. You report income changes to the housing authority, usually once a year during recertification, but some programs ask you to report changes right away. The housing authority will recalculate your payment based on the new income.

Some expenses can lower your counted income — child care costs, medical expenses for elderly or disabled household members, and disability information payments are common deductions. You will need to document these expenses when you report them. The housing authority will tell you which deductions explore in your area.

What landlords must do in the Section 8 program

A landlord who participates in Section 8 signs a contract with the housing authority. The contract requires the landlord to keep the apartment in good condition, follow fair housing laws, and not discriminate against tenants. The landlord cannot charge you more than the HUD-approved rent limit for your area, even if market rent is higher.

The landlord receives a check or electronic payment from the housing authority each month for their portion of the rent. The landlord must accept this payment as rent — they cannot refuse it or demand that you pay the full amount yourself. If the landlord violates the contract, the housing authority can remove them from the program.

The housing authority inspects the apartment at least once a year to make sure it meets Housing Quality Standards (HQS). These standards cover things like working plumbing, heat, electricity, safe stairs, and no lead paint hazards. If the apartment fails inspection, the landlord must make repairs before the housing authority will continue paying the subsidy.

Finding and choosing a Section 8 apartment

Once you receive a voucher from the housing authority, you have a set amount of time — usually 60 to 120 days — to find an apartment. You can search anywhere in your area where landlords participate in Section 8. Some housing authorities provide lists of participating landlords; others do not, so you may need to contact landlords directly and ask if they accept Section 8.

The apartment must meet two conditions: the rent must be within the HUD limit for your area (called the "payment standard"), and the unit must pass the housing quality inspection. You can negotiate with the landlord on rent, but it cannot exceed the limit. Once you find an apartment, the housing authority will schedule an inspection before you sign the lease.

You do not have to rent from a landlord on any official list. You can find an apartment on your own — through a rental website, a real estate agent, or word of mouth — and then ask the landlord if they will participate in Section 8. If they agree, the housing authority will handle the rest of the paperwork and inspection.

Income limits and household composition rules

To receive Section 8, your household income must fall below a certain level set by HUD for your area. Income limits vary widely by location — a family of four might have a limit of $35,000 in one city and $65,000 in another. The housing authority in your area publishes the current limits; you can find them on the HUD website or by calling your local housing authority.

Income includes wages, self-employment earnings, Social Security, unemployment benefits, child support, and most other regular payments. It does not include one-time payments, tax refunds, or certain benefits like Supplemental Security Income (SSI) in some cases. The housing authority will ask you to document your income with recent pay stubs, tax returns, or benefit letters.

Your household size matters for both income limits and rent calculation. The housing authority counts you, your spouse (if any), and any children or other dependents living with you. If someone moves in or out, you must report it. Adding a household member may increase your income limit but also may increase your rent payment if that person has income.

What happens during recertification and inspections

Once a year, you must recertify your income and household information with the housing authority. You will fill out a form listing your household members, their income, and any deductions you claim. You must provide documents to back up what you report — pay stubs, tax returns, benefit letters, or proof of expenses. If you do not recertify, the housing authority can stop your subsidy.

The housing authority also inspects your apartment at least once a year to make sure it still meets Housing Quality Standards. The inspection is free and usually takes 30 minutes to an hour. The landlord must allow the inspector in. If the apartment fails, the landlord has a set time to make repairs. If repairs are not made, the housing authority stops paying the subsidy until they are.

You may also be asked to recertify if your income changes significantly, if someone moves in or out of your household, or if the housing authority suspects a change in your circumstances. Some housing authorities ask you to report changes within 10 days; others only at annual recertification. Check your lease and the housing authority's rules for your area.

Reasons you might lose Section 8 or have to move

You can lose your Section 8 subsidy if you do not recertify on time, if your income exceeds the program limit, or if you violate the lease or program rules. Common violations include not allowing inspections, subletting the apartment without permission, or using the apartment for illegal activity. The housing authority will give you a chance to fix most violations before terminating your subsidy.

If your landlord stops participating in Section 8, you do not automatically lose your voucher. The housing authority will give you time to find a new Section 8 apartment. If you cannot find one within that time, you may lose the voucher, but the housing authority should give you notice and a chance to search.

If you move out voluntarily, you can keep your voucher and use it at a different Section 8 apartment, as long as you find one within the time limit set by the housing authority. If you are evicted for lease violations, you may lose your voucher, depending on the reason and your housing authority's policies.

Frequently Asked Questions

Can a landlord refuse to rent to me because I have a Section 8 voucher?

No. Federal fair housing law prohibits landlords from discriminating based on the source of income. If a landlord refuses to rent to you solely because you have Section 8, that is illegal. You can file a complaint with HUD's Office of Fair Housing and Equal Opportunity. However, a landlord can refuse if the apartment does not meet HQS standards or if the rent exceeds the payment standard.

What if my income goes up — do I lose Section 8?

Not automatically. You can stay in Section 8 as long as your income does not exceed the program limit for your area. Your rent payment will increase to 30 percent of your new income. If your income eventually exceeds the limit, the housing authority will give you time to find other housing before terminating your subsidy — usually 6 to 12 months.

Can I move to a different Section 8 apartment while I am still in my lease?

It depends on your housing authority's rules and your lease. Some housing authorities allow you to request a lease break if you find another Section 8 apartment. Others require you to wait until your lease ends. Ask your housing authority about their policy before you sign a lease.

What is the difference between Section 8 and public housing?

Section 8 is rental information for apartments owned by private landlords. Public housing is owned and operated by the government. With Section 8, you choose the apartment and the landlord; with public housing, you rent from the housing authority. Both are subsidized, but they are separate programs.

How long does it take to get a Section 8 voucher?

Wait times vary by location. Some housing authorities have wait lists that are years long; others have shorter waits or are not accepting new applications. Contact your local housing authority to find out the current wait time and whether they are taking new applications.