A Section 8 voucher is a document that lets you rent from a private landlord while the government pays part of your rent

A Section 8 voucher is not a check or a card. It is a certificate from your local housing authority that tells a landlord: "This tenant's rent is partially subsidized by the federal government, and we will pay our share directly to you each month." You find an apartment that meets program rules, the landlord agrees to accept Section 8, and then the housing authority inspects the unit and signs a lease with both you and the landlord. From that point on, you pay a portion of the rent (usually 30 percent of your household income) and the voucher covers the rest, up to a limit set by your area.

The program is officially called the Housing Choice Voucher Program, but almost everyone calls it Section 8 because that is the section of federal housing law that created it. It has existed since the 1970s and is run by local public housing authorities in every state, though the rules and wait times vary widely by location.

Key Takeaways

  • A Section 8 voucher pays a portion of your rent to a private landlord each month, and you pay the rest based on your income.
  • You must find a landlord willing to accept Section 8, and the housing authority must inspect and approve the apartment before you move in.
  • Your share of the rent is typically 30 percent of your household income, with no upper limit on how much you contribute if the rent is very high.
  • Most housing authorities have long wait lists, sometimes years long, and some are currently closed to new applicants.
  • Once you have a voucher, you can use it to rent from any private landlord in your area who agrees to participate in the program.

How much of your rent the voucher actually covers

The voucher covers the difference between what you pay and the payment standard — a maximum rent amount set by your housing authority based on your area and family size. If you find an apartment that rents for less than the payment standard, you pay 30 percent of your income and the voucher covers the rest. If the apartment rents for more than the payment standard, the voucher still only covers up to the payment standard, and you have to pay the difference out of pocket on top of your 30 percent share.

For example, if your payment standard is $1,200 and your income is $2,000 per month, you pay $600 (30 percent) and the voucher covers $600. If you find an apartment for $1,200, this works perfectly. If you find one for $1,500, the voucher still covers only $600, so you pay $900 total. If you find one for $900, you pay $270 and the voucher covers $630.

Your income is recertified once a year, so your share of the rent can go up or down depending on whether your household income changes. The voucher itself does not expire as long as you follow program rules, but you must use it within a set time frame (usually 120 days) after the housing authority issues it, or you lose it.

What landlords and apartments must meet to accept Section 8

Not every apartment or landlord can participate in Section 8. The unit must pass a Housing Quality Standards inspection, which checks for working plumbing, heat, electricity, safe stairs, no lead paint hazards, and other basic safety and livability standards. The inspection is free and is done by the housing authority, not by you. If the unit fails, the landlord has to fix the problems before you can move in.

The landlord must also agree to a lease that includes the housing authority as a party. This means the landlord cannot evict you without cause, cannot raise your rent beyond what the lease says, and must follow all program rules. Some landlords refuse to participate in Section 8 because they do not want government oversight or because they prefer to set their own rent. This is legal discrimination in some states and not in others, depending on local law.

The apartment itself must be in decent condition, but it does not have to be new or fancy. It can be a studio, a one-bedroom, a house, or a duplex — as long as it meets the safety standards and the rent does not exceed the payment standard for your area and family size.

How to get a Section 8 voucher in the first place

You contact your local public housing authority and ask to be placed on the waiting list. The housing authority's name and phone number are on the HUD website at www.hud.gov under "Find Local Contacts," or you can call 211 and ask for your local housing authority. Some housing authorities accept applications only during certain windows, and some have closed their lists entirely because the wait is already years long.

When it is your turn (which can take months or years), the housing authority will ask you to provide proof of income, citizenship or legal residency, and Social Security numbers for everyone in your household. They will also run a background check. If you are approved, you receive a voucher and have a set amount of time to find an apartment. If you do not find one within that time, you lose the voucher and have to reapply.

What happens after you find an apartment with a Section 8 voucher

Once you find a landlord and apartment you want, you tell the housing authority. They send an inspector to check that the unit meets Housing Quality Standards. If it passes, the housing authority and landlord sign a lease addendum, and you sign the lease. The housing authority then pays the landlord their share of the rent each month, and you pay your share.

You are responsible for finding the apartment yourself — the housing authority does not help you search. This means you have to look at listings, contact landlords, negotiate terms, and convince them to accept Section 8. Some landlords are willing; many are not. The search can take weeks or months, especially in tight rental markets.

Once you are in the apartment, you must follow the lease and program rules. You cannot sublet, you cannot have unauthorized occupants, and you must keep the unit in good condition. The housing authority will do a follow-up inspection every year or two to make sure the unit still meets standards.

The difference between Section 8 and public housing

Section 8 vouchers and public housing are both federal programs, but they work differently. With a Section 8 voucher, you rent from a private landlord and the government subsidizes part of your rent. With public housing, you rent directly from a public housing authority in a building they own. Public housing has shorter wait lists in some areas but longer ones in others, and the buildings are not always in good condition.

Section 8 gives you more choice of where to live, but you have to find the apartment yourself and convince a landlord to accept the voucher. Public housing offers less choice but may have more predictable rules and inspections. Both programs require income verification and background checks, and both have long wait lists in most areas.

Frequently Asked Questions

Can I use a Section 8 voucher to move to a different state?

Yes, but you must request a portability transfer from your current housing authority before you move. The new housing authority in your destination state must have funding available to absorb your voucher. Some areas accept portable vouchers and some do not, so you need to confirm with the receiving housing authority before you move.

What if a landlord refuses to rent to me because I have a Section 8 voucher?

In some states and cities, this is illegal discrimination. In others, it is not. Check your local fair housing laws or call your local housing authority to find out whether Section 8 discrimination is prohibited where you live. If it is prohibited and you believe you were turned down because of your voucher, you can file a complaint with HUD or your state's fair housing agency.

Do I have to pay the housing authority anything to get a voucher?

No. The voucher itself is free. You pay rent to the landlord, and your share is based on your income. There are no process fees, no processing fees, and no fees to the housing authority.

What happens if I lose my job while I have a Section 8 voucher?

Your rent share is recalculated based on your new income, which will likely be lower. You must report the income change to the housing authority, usually within 30 days. Your share of the rent will decrease, but you must still pay something — the program does not cover 100 percent of rent for anyone.

Can I buy a house with a Section 8 voucher?

No. Section 8 vouchers can only be used to rent. If you want to buy a home, you would need to look into down payment information programs or first-time homebuyer loans, which are separate from Section 8.