What a Housing Choice Voucher Is

A Housing Choice Voucher is a federal subsidy that pays part of your rent directly to your landlord. The program is run by your local public housing authority, not by a federal office. You find an apartment on the private market, the landlord agrees to accept the voucher, and then the housing authority sends the landlord a monthly payment. You pay the difference between what the voucher covers and the actual rent.

The voucher amount depends on your income and family size, not on the rent you find. If you find an apartment that costs less than your voucher covers, you pay less. If you find one that costs more, you pay the difference out of pocket. This is different from public housing, where the government owns the building and you live in a unit it controls.

Key Takeaways

  • Housing Choice Vouchers are issued by your local public housing authority and work only with private landlords who agree to participate in the program.
  • The voucher covers a portion of rent based on your income; you pay the rest, and the housing authority pays the landlord directly each month.
  • You must have a household income below a certain threshold set by your local housing authority, usually 50 percent of the area median income.
  • Waiting lists for vouchers are often years long, and some housing authorities are not currently taking new applications.
  • Once you have a voucher, you keep it as long as you remain income-may be able to access and follow program rules, even if you move to a different apartment.

How the Voucher Payment Works Each Month

The housing authority calculates your portion of the rent based on your household income. Most programs use 30 percent of your adjusted gross income as the maximum you should pay. The voucher then covers the gap between that amount and the actual rent, up to a limit called the payment standard. The payment standard varies by bedroom size and by neighborhood within your area.

Your landlord receives a check or electronic transfer from the housing authority each month. You pay your share directly to the landlord, usually by check or automatic transfer. If you stop paying your share, the landlord can evict you even though the housing authority is paying their portion. The voucher does not protect you from eviction for non-payment of your rent.

If your income changes, you must report it to the housing authority. If your income drops, your portion of the rent may drop and the voucher covers more. If your income rises above the program limit, you may lose the voucher. The housing authority will tell you the exact income threshold for your household size.

Income Limits and Who Can Receive a Voucher

To be considered for a Housing Choice Voucher, your household income must be below a threshold set by your local housing authority. Most authorities use 50 percent of the area median income as the cutoff, though some use 60 percent. The area median income is calculated for your county or metropolitan area and changes each year. A family of four in one county might have a different income limit than a family of four in another county 50 miles away.

You must also be a U.S. citizen or have may be able to access immigration status. The housing authority will ask for proof of identity, Social Security numbers for all household members, and documentation of income. If you are unemployed, you may still be considered, but the housing authority will verify that you have no income or very low income.

Families with children, elderly people, and people with disabilities are often prioritized on waiting lists, though this varies by housing authority. Some authorities give preference to people who are homeless or at risk of homelessness. Others use a first-come, first-served system.

The Waiting List and How Long It Takes

Most housing authorities have a waiting list for vouchers because demand far exceeds the number of vouchers available. Some waiting lists are closed entirely, meaning the housing authority is not taking new applications. Others have waiting lists that are several years long. A few housing authorities in areas with lower demand may have shorter waits or may even be accepting applications regularly.

You can contact your local housing authority to find out whether the list is open and how long the current wait is. The housing authority's website usually lists this information, or you can call their main number. Some authorities allow you to explore online; others require you to explore in person. There is no national waiting list — each housing authority manages its own.

Once you are on the waiting list, you typically cannot be removed for a set period unless you ask to be removed or move out of the area. When your name reaches the top of the list, the housing authority will contact you and ask you to complete additional paperwork and attend an orientation. At that point, you have a limited amount of time — usually 60 to 120 days — to find an apartment and have the landlord approved.

Finding an Apartment and Getting Landlord Approval

Once you receive a voucher, you can search for any apartment in your area, as long as the rent does not exceed the payment standard for that bedroom size. The payment standard is set by the housing authority and may vary by neighborhood. You are not limited to certain buildings or neighborhoods — you can look anywhere a private landlord will rent to you.

Before you sign a lease, you must give the landlord information about the Housing Choice Voucher program and ask whether they will accept it. Some landlords refuse vouchers because they do not want to deal with the housing authority's inspections or paperwork. Others accept them routinely. There is no legal requirement that a landlord accept a voucher, though some states and cities have passed laws prohibiting discrimination based on voucher status.

Once a landlord agrees, the housing authority must inspect the apartment to make sure it meets housing quality standards. The inspection covers things like working plumbing, adequate heat, no lead paint hazards, and safe electrical systems. If the apartment fails inspection, the landlord must fix the problems before you can move in. The housing authority will re-inspect after repairs are made.

What Happens If Your Circumstances Change

You must report changes in income, household composition, or address to the housing authority. If a household member moves out or a new person moves in, you must notify the authority. If you get a job or lose a job, you must report it. The housing authority uses this information to recalculate your rent portion and to make sure you still meet income limits.

If your income rises above the program limit, you do not lose the voucher when ready. Most programs allow you to stay in the program for a grace period — often one year — even if your income exceeds the limit. After that period, if your income is still too high, the voucher ends. Some housing authorities have a "next available unit rule," which means if you move to a different apartment while over-income, you lose the voucher.

If you are evicted from an apartment for lease violations or non-payment of your share of rent, the housing authority may terminate your voucher. The housing authority will give you a chance to explain, but eviction is grounds for removal from the program. If you move out voluntarily and do not find a new apartment within the time allowed, your voucher also ends.

Housing Choice Vouchers Compared to Other Programs

Housing Choice Vouchers differ from public housing in a key way: you choose the apartment and the landlord, rather than living in a building the government owns. Public housing is often concentrated in one area and may have a longer wait, but once you are in, your rent is calculated the same way. With a voucher, you have more choice about where to live, but you depend on finding a landlord willing to participate.

Vouchers also differ from emergency rental information, which is a short-term program that pays back rent you already owe. A voucher is an ongoing subsidy that covers part of your rent every month for as long as you remain in the program. Emergency information is meant to prevent eviction after a crisis; a voucher is meant to make housing affordable over time.

Some housing authorities also run Project-Based Vouchers, which are tied to a specific building rather than to you. With a project-based voucher, if you move, you lose the subsidy. With a regular Housing Choice Voucher (called a "tenant-based" voucher), the subsidy follows you to any apartment you choose.

Frequently Asked Questions

Can I use a Housing Choice Voucher in a different city or state?

You can transfer a voucher to a different housing authority, but the process takes time and the receiving authority must have vouchers available. You cannot straightforward move and take your voucher with you. You must contact both your current housing authority and the one in the area where you want to move. Some housing authorities participate in a portability program that makes transfers easier, but not all do.

What if I cannot find a landlord who will accept my voucher?

Some areas have more landlords willing to accept vouchers than others. If you are having trouble, contact your housing authority's voucher program office — they often have a list of landlords who participate or can provide resources to help you search. Some nonprofit organizations also help voucher holders find apartments. If you cannot find an apartment within your time limit, your voucher may be terminated, though you can ask for an extension.

Do I have to pay for the housing authority's inspection?

No. The housing authority pays for the initial inspection and any re-inspections. You do not pay a fee to participate in the Housing Choice Voucher program. You only pay your portion of the rent to the landlord each month.

What happens if my landlord wants to raise the rent?

Rent increases are allowed, but they must follow state and local law. The housing authority will recalculate your portion based on the new rent, up to the payment standard. If the new rent exceeds the payment standard, you would have to pay the difference out of pocket, or you would need to find a different apartment. The landlord cannot raise rent as retaliation for you having a voucher.

Can I lose my voucher if I am late paying my share of rent?

Yes. If you do not pay your portion of the rent to the landlord, the landlord can evict you. The housing authority's payment does not protect you from eviction. Once you are evicted, the housing authority will likely terminate your voucher. It is critical to pay your share on time, even if it is a small amount.