Section 8 income limits are set by your local housing authority, not by a single federal number

There is no single income limit for Section 8 across the country. Instead, each local housing authority sets its own limit based on the median income in that area. A household that earns too much for Section 8 in one county might be under the limit in another county fifty miles away. The limit also changes every year, usually in April, when the Department of Housing and Urban Development releases new figures.

Your local housing authority uses these federal figures as a starting point, then adjusts them based on local conditions. A family of four might have a limit of $45,000 in a rural area and $62,000 in a city. The only way to know your actual limit is to contact your local housing authority directly or check their website, where they post current income limits by household size.

Key Takeaways

  • Income limits vary by location and household size, and your local housing authority sets the specific number for your area.
  • Income limits are usually 50 percent of the area median income, though some housing authorities use 60 percent.
  • Your local housing authority updates income limits every April, so a limit from last year may no longer be accurate.
  • The income counted includes wages, Social Security, unemployment benefits, and child support, but not all income sources count the same way.
  • If your income is slightly over the limit, contact your housing authority anyway — some have exceptions or waiting list policies that may still allow you to explore.

How your local housing authority calculates the limit

Most housing authorities set their income limit at 50 percent of the area median income for your county or region. Some use 60 percent instead. The Department of Housing and Urban Development publishes median income figures for every area in the country, and your housing authority uses those as the base number.

Once they have the median income, they adjust it for household size. A single person has a lower limit than a family of four. The housing authority publishes a table showing the limit for each household size — usually one person, two people, three people, and so on up to eight or more. You find your household size on that table and that number is your limit.

This means a family of four in the same county will have the same income limit whether they explore in January or March. But that limit will change in April when new federal figures come out. If you were over the limit in March, you might be under it in April. If you were under it in March, you might be over it in April.

What income counts toward the limit

Your housing authority counts most forms of income: wages from employment, self-employment income, Social Security, Supplemental Security Income (SSI), unemployment benefits, workers' compensation, child support, alimony, and rental income from property you own. They also count income from pensions and retirement accounts.

Some income does not count. Temporary information to needy families (TANF) is usually not counted. Food information (SNAP) is not counted. Lump-sum payments like tax refunds or insurance settlements are not counted. Income of children under 18 is usually not counted. The housing authority excludes the first $480 per year of income earned by any household member, and they exclude the first $2,040 per year of income earned by a full-time student.

When you explore, you will need to list all income sources and provide proof — recent pay stubs, tax returns, benefit award letters, or bank statements. The housing authority will add up everything that counts and compare it to the limit for your household size.

What happens if your income is over the limit

If your income is over the limit, your housing authority will not place you on the waiting list. However, this does not mean you have no options. Some housing authorities have exceptions for households that are slightly over the limit — usually within 10 or 20 percent. You can ask whether your housing authority has such a policy.

If your income is significantly over the limit, you may still want to contact the housing authority and ask about other programs they run. Some housing authorities administer other rental information programs with different income limits, or they may know of other resources in your area.

If your income drops during the year — because you lose a job, reduce your hours, or have a change in benefits — you can reapply. Your housing authority will use your current income at the time of process, not your income from the previous year.

When income limits change and how to stay informed

The Department of Housing and Urban Development releases new income limits in April each year. Your local housing authority updates its limits shortly after, usually by mid-April. If you were denied because your income was over the limit, you can reapply in April to see if the new limit allows you to get on the waiting list.

To find out when your housing authority updates its limits, call them directly or check their website. Many housing authorities post the new limits as soon as they receive them from HUD. Some send notices to people who were previously denied, letting them know they can reapply. If you do not receive a notice, you can call and ask whether the new limits have been released.

Income limits for different family sizes

Housing authorities publish income limits as a table with rows for each household size. The table shows that a single person has a lower limit than a couple, who have a lower limit than a family of three, and so on. The increase from one household size to the next is usually about 15 to 20 percent, though the exact amount varies by area.

When counting household size, include everyone who will live in the unit: yourself, your spouse or partner, your children, and any other relatives or non-relatives who will be on the lease. Do not count people who will not be living there, even if they are related to you. If you are unsure whether someone counts as part of your household, ask your housing authority.

Frequently Asked Questions

What if my income is $100 over the limit?

Contact your housing authority and ask whether they have an exception policy for households slightly over the limit. Some do, some do not. If they do not, ask whether they know of other rental information programs in your area that might have a higher limit or different rules.

Does my child's income count toward the limit?

Income of children under 18 is usually not counted. If your child is 18 or older and living in the household, their income does count. Ask your housing authority if you are unsure about a specific situation.

If I get a raise, will I lose my Section 8 voucher?

No. Once you are approved and receiving Section 8, income limits no longer explore to you. You can earn as much as you want and keep your voucher. However, your rent contribution will increase as your income increases, because Section 8 calculates your share based on your current income.

Can I explore if my income was over the limit last month but is under it now?

Yes. Housing authorities use your income at the time you explore, not your income from previous months. If your income has dropped, you can explore now and your current income will be what counts.

Where do I find the income limit for my area?

Call your local housing authority and ask for the current income limits by household size. You can also visit their website — most post income limits there. If you do not know your housing authority's phone number, search "[your city or county] housing authority" online or call 211 for a referral.