What Maryland's Section 8 Program Covers

Maryland's Section 8 program, run by the Maryland Department of Housing and Community Development (DHCD) and local housing authorities in each county, pays a portion of your rent directly to your landlord. The program covers the difference between 30 percent of your income and the fair market rent for your unit — meaning you pay a set share and the voucher covers the rest, up to a limit set by the federal government.

The actual dollar amount varies by county. Baltimore City, Montgomery County, Prince George's County, and Anne Arundel County each have their own housing authority and their own payment standards. A two-bedroom apartment in Baltimore City has a different fair market rent ceiling than the same unit in rural Somerset County, so your voucher's value depends on where you live and what size unit you need.

You can use your voucher with any landlord willing to accept it, as long as the unit passes a housing quality inspection and the rent does not exceed the program's limit for that bedroom size in your area. The voucher is not tied to a specific building or landlord — you search for housing on your own.

Key Takeaways

  • Maryland's Section 8 program is administered by DHCD at the state level and by individual county housing authorities, each with its own waiting list and payment standards.
  • You pay 30 percent of your income toward rent, and the voucher covers the rest up to the fair market rent limit for your county and unit size.
  • Waiting lists in Maryland counties range from open to closed, and some have been closed for years — you must contact your local housing authority to learn the current status.
  • Once you receive a voucher, you have a limited time (usually 60 to 120 days) to find a unit and have it inspected before the voucher expires.
  • Your landlord must agree to accept Section 8, and the unit must pass a housing quality inspection covering safety, sanitation, and structural condition.

Which Housing Authority Serves Your County

Maryland does not have a single statewide Section 8 program. Instead, each county has its own housing authority that manages vouchers for that area. Baltimore City Housing Authority serves Baltimore City. Anne Arundel County Housing Authority serves Anne Arundel County. This matters because each authority maintains its own waiting list, sets its own payment standards, and processes vouchers independently.

If you live in a smaller county without its own housing authority, your county may contract with a neighboring authority or with DHCD to administer the program. You must contact the housing authority for your specific county to learn whether the waiting list is open, how long the wait typically is, and what the current payment standards are for your area.

The Maryland Department of Housing and Community Development maintains a list of all county housing authorities with contact information. Calling your local authority is the fastest way to learn whether you can be added to the waiting list right now.

Waiting Lists and How Long They Take

Most Maryland housing authorities have closed waiting lists. Baltimore City, Montgomery County, Prince George's County, and Anne Arundel County — the largest authorities — have not opened their lists to new applicants in years. Smaller counties vary: some have open lists with waits of a few months, others are also closed.

When a list is closed, you cannot be added until the authority reopens it. There is no way to predict when that will happen. Some authorities reopen their lists every few years when funding allows; others may stay closed for a decade or longer. The only way to know the status is to contact your county housing authority directly and ask whether the list is currently open.

If the list is open, the wait time depends on the county. Some areas move through their lists in six months to a year. Others have waits of three to five years or longer. The authority can tell you the current wait time when you call, though that estimate can change as funding and demand shift.

Income Limits and How Much You Pay

To be considered for Section 8 in Maryland, your household income must fall below 50 percent of the area median income for your county. The exact limit depends on your household size and the county where you want to use the voucher. A family of four in Montgomery County has a different income limit than a family of four in Dorchester County.

Once you have a voucher, you pay 30 percent of your gross monthly income toward rent. If your income is $1,500 per month, you pay $450. The voucher covers the rest, but only up to the fair market rent limit for your unit size in your county. If the rent exceeds that limit, you either negotiate a lower rent with the landlord or find a different unit.

Your income is recertified annually. If your income rises above the program's limit, you may lose the voucher. If your income drops, your rent payment drops as well. The housing authority will notify you when recertification is due.

Finding a Unit and Getting It Inspected

Once you receive a voucher, you have a limited window — typically 60 to 120 days, depending on your housing authority — to find a unit and have it inspected. You search for housing on your own. The landlord must agree to accept Section 8, and the unit must pass a housing quality inspection before the voucher can be used.

The inspection covers basic safety and livability: working heat, electricity, plumbing, and appliances; no lead paint hazards; no structural damage; adequate light and ventilation; and freedom from pests and mold. If the unit fails, the landlord must make repairs and request a re-inspection. If repairs are not made within a set time, you must find a different unit.

Not all landlords accept Section 8. Some refuse because of the inspection requirement, the paperwork involved, or other reasons. You may need to contact many landlords before finding one willing to participate. Fair housing laws prohibit landlords from refusing Section 8 tenants solely because of the voucher, but enforcement is uneven.

What Happens If Your Voucher Expires

If you do not find a unit and complete the inspection within your time limit, your voucher expires and you lose it. You would need to reapply and wait on the list again if it reopens. Some housing authorities grant extensions in hardship cases, but this is not automatic — you must request it before your voucher expires and provide documentation of your search efforts.

Once you are using a voucher in a unit, the voucher does not expire as long as you remain in good standing. You can stay in the same unit for as long as you want, or you can move to a different unit and transfer your voucher, as long as the new unit meets program standards and the rent does not exceed the limit.

If you move out of Maryland, your voucher ends. You cannot transfer a Maryland voucher to another state. Some states have their own Section 8 programs with their own waiting lists, but they are separate from Maryland's.

Portability and Moving to a Different County

If you receive a Section 8 voucher from one Maryland county and then move to a different Maryland county, you may be able to use your voucher in the new county under a process called portability. The receiving county's housing authority must agree to administer your voucher, and the rent must fall within that county's payment standards.

Portability is not automatic. You must contact both your original housing authority and the receiving authority to arrange the transfer. Some counties are more willing to accept portable vouchers than others, and some may have restrictions based on their own waiting lists and funding. You should contact the receiving county's housing authority before you move to confirm they will accept your voucher.

Frequently Asked Questions

How do I learn about my county's waiting list is open?

Contact your county housing authority directly by phone or visit their website. The Maryland Department of Housing and Community Development website lists all county authorities with phone numbers. Call and ask whether the waiting list is currently open and, if so, how long the current wait is.

What if I cannot find a landlord who accepts Section 8?

Some housing authorities and nonprofit organizations in Maryland offer landlord recruitment services to help connect voucher holders with willing landlords. Ask your housing authority whether they have a landlord liaison program. Fair housing organizations can also provide guidance on your rights and options.

Can I use my Section 8 voucher to move out of state?

No. Your Maryland Section 8 voucher is only valid in Maryland. If you move to another state, the voucher ends. That state may have its own Section 8 program with its own waiting list, but you would need to explore separately and wait for that state's program.

What happens to my voucher if I lose my job?

Your rent payment is based on your income at recertification time. If you lose your job and your income drops, your rent payment will decrease at your next annual recertification. You do not lose the voucher because your income dropped — the program is designed to adjust as your income changes.

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

Fair housing law prohibits landlords from refusing to rent to you solely because you have a Section 8 voucher. However, they can refuse for other reasons — credit history, rental history, income verification, or other legitimate criteria. If you believe you were refused because of the voucher itself, you can file a complaint with the Maryland Commission on Civil Rights.