Section 8 is a federal rent subsidy that pays part of your rent directly to your landlord

Section 8 is a program run by the U.S. Department of Housing and Urban Development (HUD) that helps low-income households pay rent. The program pays a portion of your monthly rent directly to your landlord; you pay the rest. You choose your own apartment (within limits), and the landlord receives a voucher payment from your local housing authority each month. The program does not give you cash — it sends money to the landlord on your behalf.

The name comes from Section 8 of the Housing Act of 1974, the federal law that created it. It is one of the largest rental subsidy programs in the United States, but it reaches only a fraction of the people who want it. Most housing authorities have waiting lists that are closed to new applicants, and some have not opened in years.

Key Takeaways

  • Section 8 pays your landlord a portion of your rent each month; you pay the difference out of your own income.
  • You find and choose your own apartment, but it must meet HUD standards and the rent cannot exceed a local limit set by your housing authority.
  • Most housing authorities have closed waiting lists, meaning you cannot explore right now even if you meet the income requirements.
  • Once you receive a voucher, you keep it as long as you stay within income limits and follow program rules, which can be years or decades.
  • Section 8 differs from public housing (where the government owns the building) and from other subsidies like emergency rental information (which is temporary).

How the rent payment works

You pay a portion of your rent based on your household income. HUD calculates this as 30 percent of your adjusted gross monthly income, though your local housing authority can set it lower. If your income is very low, your share might be as little as $50 or $75 per month. The housing authority pays the rest of the rent to your landlord, up to a maximum amount called the payment standard.

If you find an apartment where the rent is below the payment standard, you pay 30 percent of your income and the housing authority pays the difference. If the rent is above the payment standard, you must pay the difference yourself — the housing authority will not cover it. This means you need to find an apartment within or below the payment standard for the program to work for your budget.

The payment standard varies by bedroom size and by location. A one-bedroom apartment in a rural county might have a payment standard of $700 per month, while a one-bedroom in a major city might be $1,400 or higher. Your housing authority publishes these amounts annually.

Finding an apartment and getting approved

Once you receive a voucher, you search for an apartment on your own. The landlord must agree to accept Section 8, and the apartment must pass a Housing Quality Standards (HQS) inspection. This inspection checks that the unit is safe, has working plumbing and heat, meets local building codes, and does not have lead paint hazards (if built before 1978). The inspection is free and is conducted by the housing authority.

The landlord signs a lease with you and a contract with the housing authority. The lease must be for at least one year. Once everything is signed and the inspection passes, the housing authority begins sending the voucher payment to the landlord each month.

You can move to a different apartment while you hold a voucher, but you must go through the same process: find a new place, get the landlord to agree, pass inspection, and sign new paperwork. If you cannot find an apartment within a set time (usually 60 to 120 days, depending on your housing authority), your voucher may be returned.

Income limits and how long you can stay

To receive Section 8, your household income must be at or below 50 percent of the area median income (AMI) for your county. Area median income is calculated by HUD and varies widely by location. In a rural area, 50 percent AMI might be $35,000 per year for a family of four; in a major city, it might be $65,000 or more. Your housing authority will tell you the exact limit for your area and household size.

Once you are approved and receive a voucher, you can keep it as long as your income stays below 80 percent of AMI. This is called the income limit for continued occupancy. If your income rises above this limit, you may lose the voucher, though most housing authorities give you time to adjust. Some programs allow you to stay if you pay a higher share of rent.

If you follow the rules and stay within income limits, you can keep Section 8 for as long as you want — sometimes for decades. This is very different from temporary programs like emergency rental information, which last only a few months.

Waiting lists and how to learn about you can explore

Nearly all housing authorities have a waiting list for Section 8 vouchers. Some lists are open, meaning you can explore right now. Many are closed, meaning they are not taking new applications. A few housing authorities have waiting lists that are so long they have stopped accepting new people and do not know when they will open again.

To find out whether your local housing authority's waiting list is open, call them directly or visit their website. You can find your housing authority by searching "housing authority" plus your city or county name, or by using HUD's online directory at hud.gov. If the list is closed, ask when it might open and whether you can get on a notification list to be told when applications resume.

Some housing authorities prioritize certain groups — people experiencing homelessness, people with disabilities, veterans, or people being displaced by development. If you are in one of these groups, you may be able to explore even when the general list is closed, or you may move up the list faster.

Section 8 compared to other housing programs

Section 8 versus public housing: Public housing is owned and operated by the housing authority. You live in a building the government owns, and the housing authority is your landlord. Section 8 lets you choose any private apartment where the landlord agrees to participate. Public housing has its own waiting lists and income limits, and the two programs are separate.

Section 8 versus emergency rental information: Emergency rental information is temporary money to help you pay rent you already owe, usually because of a recent hardship like job loss or illness. It lasts a few months and does not continue. Section 8 is permanent (as long as you stay may be able to access) and pays part of your rent every month going forward.

Section 8 versus other subsidies: Some states and cities run their own rental subsidy programs using state or local money. These may have different income limits, payment rules, or waiting lists than Section 8. Your housing authority can tell you what other programs exist in your area.

Rules you must follow to keep your voucher

Once you have Section 8, you must follow several rules. You cannot sublet the apartment or let someone else live there without permission. You must report changes in household income or composition to the housing authority. You must allow the housing authority to inspect the apartment annually to make sure it still meets Housing Quality Standards. You cannot be evicted for non-payment of rent (the housing authority pays that part), but you can be evicted for lease violations like property damage or criminal activity.

If you move out, you must give notice to both your landlord and the housing authority. If you stop paying your share of rent, the landlord can evict you even though the housing authority is paying theirs. If your income rises above the limit for continued occupancy, the housing authority will notify you and may end your voucher, though the timeline varies by location.

Frequently Asked Questions

How long does it take to get Section 8 after I explore?

If the waiting list is open and you are approved, you typically receive a voucher within a few months to a year, though this varies widely. Some housing authorities process applications in weeks; others take years. Once you have the voucher, you then have 60 to 120 days to find an apartment, get it inspected, and sign the lease. The entire process from process to first rent payment can take anywhere from several months to over a year.

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

Yes, but you must request a portability transfer from your current housing authority and be approved by the housing authority in the state where you want to move. The process can take several weeks, and the new housing authority must have available funding. Not all housing authorities accept portability transfers, so you should contact the receiving authority before you move to confirm they will take you.

What if my landlord wants to raise the rent above the payment standard?

You cannot be forced to pay more than the payment standard plus your 30 percent share. If the landlord raises the rent above the payment standard, you would have to pay the difference yourself, or you could move to a different apartment. Most tenants in this situation choose to move rather than pay extra out of pocket.

Does Section 8 cover utilities?

No. The voucher payment covers rent only. You are responsible for paying utilities like electricity, water, and gas. Some housing authorities subtract an estimated utility allowance from the rent before calculating the payment standard, which lowers the rent cap slightly, but you still pay the actual utility bills yourself.

Can I lose my voucher if I get a job and my income goes up?

Not when ready. You can earn income up to 80 percent of area median income and keep your voucher. If your income exceeds that, the housing authority will notify you and give you time to adjust. Some programs allow you to stay if you pay a higher share of rent. The exact rules depend on your housing authority's policies.