What Minnesota's Section 8 Program Covers

Minnesota's Section 8 program, run by the Minnesota Housing Finance Agency and local public housing authorities, 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 the state and federal government split the cost with you, not the other way around. You pay your share; the voucher covers the rest, up to a limit set by the U.S. Department of Housing and Urban Development.

The actual rent you pay depends on what you earn. If you make $2,000 a month, you pay $600 toward rent (30 percent), and the voucher covers anything above that up to the fair market rent cap. If the apartment costs more than the cap, you can still live there — you just pay the difference out of pocket. Fair market rents in Minnesota vary by county; a two-bedroom in Hennepin County is capped differently than one in a rural county.

Minnesota has seven regional public housing authorities that administer vouchers: Minneapolis, St. Paul, Duluth, Rochester, Moorhead, Mankato, and the Greater Minnesota Housing Finance Authority, which serves the rest of the state. Which authority serves you depends on where you live, not where you work. Each maintains its own waiting list and has its own rules about how long you can hold a voucher and what happens if you move.

Key Takeaways

  • Minnesota's Section 8 program is administered by seven regional public housing authorities, and the one that serves you depends on your county of residence.
  • You pay 30 percent of your gross income toward rent; the voucher covers the rest up to the fair market rent limit, which varies by county.
  • Fair market rents are set annually by HUD and determine the maximum rent the program will cover in your area.
  • Waiting lists are typically closed in Minnesota's major urban areas, but some rural authorities may have shorter waits or periodic openings.
  • Once you receive a voucher, you have a limited time to find an apartment and get the landlord to sign a lease — usually 60 to 120 days depending on your authority.

How to Get on a Waiting List in Minnesota

The first step is finding out which public housing authority serves your county. The Greater Minnesota Housing Finance Authority covers 80 of Minnesota's 87 counties; the six urban authorities cover the Twin Cities, Duluth, Rochester, and Mankato areas. Once you know your authority, contact them directly to ask about waiting list status. Most authorities in Minnesota have closed waiting lists, meaning they are not currently taking new applications. When a list is closed, you cannot explore — you have to wait for them to reopen it, which can take months or years.

If your authority's list is open, you will need to provide proof of income, residency, and identity. Bring recent pay stubs, tax returns, or a letter from your employer showing what you earn. You will also need a photo ID and proof that you live in that county — a utility bill, lease, or mail from a government agency works. Some authorities allow you to explore online; others require you to explore in person at their office. Call ahead to confirm what documents they need and whether you can submit them by mail or email.

Once you are on the waiting list, there is no set timeline for when you will be called. Some authorities prioritize based on how long you have been waiting; others use a lottery system. A few give priority to people experiencing homelessness or fleeing domestic violence. Ask your authority what their priority system is — it affects how long you might wait.

Fair Market Rents and What Your Voucher Actually Covers

HUD sets fair market rents for every county in Minnesota each year, usually in April. These are the maximum amounts the program will pay toward rent for each bedroom size. In 2024, a one-bedroom in Hennepin County has a different cap than a one-bedroom in St. Louis County. The fair market rent is not the average rent in your area — it is set higher to give you options, but it is not unlimited.

If you find an apartment that costs less than the fair market rent, you benefit directly. If the rent is $1,200 and the fair market rent cap is $1,400, and you earn $2,000 a month, you pay $600 and the voucher pays $600. You keep the difference. If the apartment costs $1,600 and the cap is $1,400, you pay $600 plus the $200 overage — $800 total. The voucher still only pays $800.

Fair market rents are published by HUD and available on their website by county. Your public housing authority can also tell you the current caps for your area. These numbers change annually, so if you are on a waiting list, the cap you see today may be different when you receive your voucher.

Income Limits and How They Affect Your Voucher

Section 8 in Minnesota is limited to households earning no more than 50 percent of the area median income, though most authorities prioritize people earning 30 percent of median income or less. Area median income varies by county. In Hennepin County, 50 percent of median income for a family of four is around $65,000 a year; in a rural county it may be $45,000. You can earn more than this and still keep your voucher, but you cannot be accepted onto the waiting list if you exceed the limit at the time you explore.

Once you are using a voucher, your rent contribution increases if your income rises. If you get a raise, you report it to your authority, and your 30 percent share goes up. This is called a rent increase, and it happens automatically. You do not lose the voucher, but you pay more. Some authorities have income recertification every year; others do it every two years. Ask your authority what their schedule is.

If your income drops, your rent share drops too. This is one of the program's protections — if you lose a job or have hours cut, your housing cost adjusts downward automatically.

Finding an Apartment and Getting the Landlord to Participate

Once you receive a voucher, you have a limited time to find an apartment — usually 60 to 120 days, depending on your authority. During this time, you search for a place that accepts Section 8, is within the fair market rent limit, and passes an inspection. Not all landlords accept vouchers. Some refuse because they believe the inspection process is too strict or because they prefer to set their own rent. Others accept vouchers routinely.

When you find a place, the landlord must sign a lease with you and agree to accept the voucher payment. The authority then inspects the unit to make sure it meets housing quality standards — the roof does not leak, the heat works, there are no lead paint hazards, the electrical system is safe. If the unit fails inspection, the landlord has to fix the problems before you can move in. This is a common reason leases fall through.

If you cannot find an apartment within your time limit, you can ask for an extension. Most authorities grant one, but it is not automatic — you have to request it before your important date expires. If you run out of time and extensions, you lose the voucher and go back on the waiting list.

What Happens If You Move or Lose Your Voucher

If you move to a different county within Minnesota, you can transfer your voucher to the authority that serves that county. The process is called a "port," and it usually takes a few weeks. You will need to notify your current authority and explore with the new one. Some authorities are more willing to accept ports than others, so confirm with the receiving authority before you move.

If you move out of state, you lose your Minnesota voucher. Some states have their own Section 8 programs and may accept a port from Minnesota, but this is not may provide. If you are thinking about moving out of state, contact your authority first to understand what happens to your voucher.

You can also lose your voucher if you violate the lease or the program rules. Common violations include not reporting income changes, allowing someone not on the lease to live in the unit, or damaging the apartment beyond normal wear. If this happens, your authority will send you a notice and usually give you a chance to fix the problem. If you do not, they can terminate your voucher.

How Minnesota's Program Compares to Other States

Minnesota's Section 8 program operates the same way federally as programs in other states — you pay 30 percent of income, the voucher covers the rest up to fair market rent. The main differences are in waiting list status and how long it takes to get a voucher. In Minnesota, most urban waiting lists are closed, meaning you cannot explore right now. In some other states, lists are open. In Minnesota, when lists do open, they often fill within days or weeks. In other states, the wait from process to voucher can be shorter or longer depending on the authority's size and funding.

Minnesota also has a statewide system of seven authorities rather than one central program, which means rules and timelines vary by region. The Greater Minnesota Housing Finance Authority, which covers most of the state, may have different policies than the Minneapolis authority. This fragmentation can make it harder to understand your options if you live near a county border.

Frequently Asked Questions

Can I explore for Section 8 in Minnesota right now?

Most of Minnesota's public housing authorities have closed waiting lists, meaning they are not accepting new applications. Contact the authority that serves your county to ask whether their list is open. If it is closed, ask when they expect to reopen it — some authorities reopen lists periodically, while others may not open for years.

What is the difference between fair market rent and what I actually pay?

Fair market rent is the maximum the program will pay toward your rent. You always pay 30 percent of your income. If the apartment costs less than fair market rent, the voucher covers the difference and you benefit. If it costs more, you pay the overage yourself. The voucher never pays more than the fair market rent cap for your county.

If I move to a different county in Minnesota, do I keep my voucher?

You can transfer your voucher to the authority that serves the new county through a process called a port. Contact your current authority to start the transfer, then explore with the receiving authority. The new authority must accept the port — they are not required to, so confirm before you move.

What happens if my income goes up while I have a voucher?

Your rent contribution increases automatically. You report the income change to your authority, and your 30 percent share is recalculated based on the new income. You do not lose the voucher, but you pay more toward rent. If your income drops, your rent share drops too.

How long do I have to find an apartment after I receive a voucher?

You typically have 60 to 120 days, depending on which authority serves you. If you cannot find a place within that time, you can request an extension before your important date expires. If you run out of time and extensions, you lose the voucher.