Beyond Section 8, there are more than a dozen federal, state, and local rental assistance programs that help millions of Americans afford housing. These include USDA Rural Rental Assistance (Section 521), the HOME Investment Partnerships Program, Housing Opportunities for Persons with AIDS (HOPWA), Emergency Solutions Grants (ESG), Public Housing, Low-Income Housing Tax Credit (LIHTC) properties, and HUD-VASH vouchers for veterans. Each program has different income limits, eligibility rules, and application processes. Use our free benefits screener to find out which programs you may qualify for based on your household size and income.
What Are the Main Rental Assistance Programs Besides Section 8?
The federal government funds multiple rental assistance programs beyond the Housing Choice Voucher Program (Section 8). Here is a comparison of the most widely available options:
| Program | Administered By | Who It Serves | How It Helps |
|---|---|---|---|
| Public Housing | Local housing authorities | Low-income families, seniors, people with disabilities | Government-owned units at reduced rent |
| USDA Section 521 | USDA Rural Development | Low-income rural renters | Subsidizes rent in USDA-financed properties |
| HOME (HOME Investment Partnerships) | HUD via local governments | Low-income renters | Funds tenant-based rental assistance and affordable housing |
| HOPWA | HUD | People living with HIV/AIDS | Rental assistance, housing placement, supportive services |
| ESG (Emergency Solutions Grants) | HUD via local governments | People experiencing or at risk of homelessness | Short-term rental assistance and rapid rehousing |
| LIHTC (Low-Income Housing Tax Credit) | IRS, managed by state housing agencies | Low-income renters | Below-market rent in privately developed properties |
| HUD-VASH | HUD and VA | Homeless veterans | Housing vouchers combined with VA case management |
| Project-Based Rental Assistance | HUD | Low-income renters | Subsidies tied to specific apartment buildings |
| Tribal HUD-VASH | HUD and VA | Native American veterans | Vouchers for tribal areas |
| State and local programs | State/county agencies | Varies by jurisdiction | Emergency rent help, rapid rehousing, prevention |
What Are the Income Limits for These Programs?
Most federal rental assistance programs use HUD Area Median Income (AMI) thresholds. Income limits vary significantly by location. The following table shows general eligibility tiers (exact limits depend on your county and household size):
| Program | Typical Income Limit | Notes |
|---|---|---|
| Public Housing | Up to 80% AMI (most units target families below 50% AMI) | At least 40% of new admissions must be extremely low-income (30% AMI or below) |
| Section 8 / HCV | Up to 50% AMI | 75% of new vouchers must go to households at or below 30% AMI |
| USDA Section 521 | Varies; generally up to moderate income for rural areas | Based on USDA income limits, which differ from HUD limits |
| HOME TBRA | Up to 80% AMI | Localities may set lower limits |
| HOPWA | Up to 80% AMI | Must have HIV/AIDS diagnosis |
| LIHTC | Up to 60% AMI (some properties set at 50% or 30%) | Income limits locked at move-in |
| HUD-VASH | No strict income cap, but targets chronically homeless veterans | VA determines clinical eligibility |
| ESG | Up to 30% AMI for most components | Homelessness status is primary criterion |
To find the specific income limits for your area, visit HUD's income limits page or use our free screener to check your eligibility across multiple programs at once.
How Do I Apply for USDA Rural Rental Assistance?
USDA Rural Rental Assistance (Section 521) helps tenants in USDA-financed rural housing pay reduced rent. Unlike Section 8, you apply directly to a participating property rather than through a housing authority.
Step-by-step application process:
- Visit the USDA Rural Development property search at rd.usda.gov to find eligible properties near you
- Contact the property manager directly to ask about vacancies and the application process
- Complete the property's rental application, providing proof of income, identification, and household composition
- The property manager verifies your income eligibility through USDA guidelines
- If approved, your rent is typically set at 30% of your adjusted monthly income
- The USDA subsidy covers the difference between your rent payment and the market rate
Who qualifies: You must live in or be willing to move to a rural area (population generally under 35,000) and meet USDA income guidelines for your county.
What Is the HOME Investment Partnerships Program?
The HOME program is one of the largest federal block grant programs for affordable housing. HUD distributes funds to state and local governments, which use them for tenant-based rental assistance (TBRA), building affordable housing, and rehabilitating existing units.
HOME tenant-based rental assistance works similarly to Section 8 vouchers but is administered locally and may have shorter waiting lists in some areas. Key differences from Section 8 include:
- Funded and managed at the local level, so availability varies widely
- Assistance is typically time-limited (often up to 24 months)
- Income limit is generally 80% AMI, though many localities target lower-income households
- May include supportive services like financial counseling
Contact your city or county housing department to ask whether HOME TBRA funds are available in your area.
What Housing Help Is Available for Veterans?
Veterans have access to several dedicated rental assistance programs:
HUD-VASH (Veterans Affairs Supportive Housing): Combines a Section 8 housing voucher with VA case management and clinical services. This program specifically targets homeless veterans and does not have a traditional waiting list. Veterans are referred through the VA health care system.
SSVF (Supportive Services for Veteran Families): Provides rapid rehousing and homelessness prevention assistance, including short-term rental payments, security deposits, and utility assistance. SSVF is available to very low-income veteran families (generally at or below 50% AMI).
State veteran housing programs: Many states operate their own veteran housing assistance. For example, some states offer veteran-specific emergency rental funds or transitional housing programs.
To access veteran housing programs, contact your local VA Medical Center or call the National Call Center for Homeless Veterans at 1-877-4AID-VET (1-877-424-3838).
What Emergency Rental Assistance Programs Exist?
If you are facing an immediate risk of eviction, several programs provide short-term emergency help:
Emergency Solutions Grants (ESG): Federally funded grants distributed to local governments and nonprofits. ESG provides rapid rehousing assistance, homelessness prevention payments, and emergency shelter funding. Contact your local Continuum of Care or 211 hotline to find ESG-funded providers.
State and local emergency rental assistance: Most states and many cities operate their own emergency rental assistance programs funded through federal block grants or state revenue. These programs typically offer one-time or short-term payments to prevent eviction.
Salvation Army and Catholic Charities: Both organizations operate local programs that may provide one-time emergency rent payments. Availability and amounts vary by location.
How to find emergency help quickly:
- Call 211 (available in most areas) to connect with local assistance programs
- Contact your local Community Action Agency
- Visit your state housing authority website for a list of emergency programs
- Use our benefits screener to check eligibility for multiple programs at once
How Does Low-Income Housing Tax Credit (LIHTC) Housing Work?
LIHTC is the largest source of affordable rental housing in the United States, responsible for financing the majority of new affordable apartments built each year. Unlike voucher programs, LIHTC provides below-market rents at specific apartment communities.
Key facts about LIHTC housing:
- Rents are set below market rate but are not based on your income (you pay a fixed reduced rent)
- Income limits are typically 60% AMI, though some units are set at 30% or 50% AMI
- No voucher is needed; you apply directly to the property
- There is no single national waiting list; each property manages its own
- Properties are privately owned and managed but must maintain affordability for a set compliance period
To find LIHTC properties, search your state housing finance agency's website or visit affordablehousingonline.com.
What Is HOPWA and Who Qualifies?
Housing Opportunities for Persons with AIDS (HOPWA) is the only federal program dedicated to housing for people living with HIV/AIDS. HOPWA provides:
- Tenant-based rental assistance (similar to vouchers)
- Short-term rent, mortgage, and utility payments
- Housing placement and supportive services
- Permanent housing in dedicated facilities
Eligibility requirements:
- Must have a diagnosis of HIV/AIDS
- Must meet income guidelines (generally up to 80% AMI)
- Must reside in the eligible metropolitan area or state
HOPWA is administered by local organizations called project sponsors. Contact your local Ryan White HIV/AIDS Program office or your city's HOPWA grantee to apply.
Frequently Asked Questions
Is there rental assistance that is easier to get than Section 8?
Section 8 waiting lists can be years long in many areas. Programs with potentially shorter wait times include LIHTC properties (apply directly to buildings), USDA rural housing (apply to specific properties), and emergency rental assistance through ESG or local programs. HUD-VASH has no traditional waiting list for eligible veterans. Check our screener to see all programs you may qualify for.
Can I receive rental assistance from more than one program at the same time?
In most cases, you cannot receive two federal rental subsidies simultaneously (for example, Section 8 and Public Housing). However, you can often combine a housing subsidy with other benefits like SNAP, Medicaid, or LIHEAP utility assistance. Some LIHTC tenants may also hold a Section 8 voucher if the property accepts them.
What if I do not qualify for any federal housing program?
If your income is above federal program limits or you do not meet other criteria, consider state and local programs, which may have different eligibility rules. Nonprofit organizations like the Salvation Army, Catholic Charities, and local Community Action Agencies may also provide emergency help regardless of federal eligibility. Start with our benefits screener to check all available options.
How long does it take to get rental assistance?
Timelines vary dramatically by program. Emergency rental assistance through ESG or local programs may process in days to weeks. LIHTC and USDA property applications depend on vacancy. Section 8 and Public Housing waiting lists can range from months to several years depending on your area. HUD-VASH referrals through the VA can move relatively quickly for eligible veterans.
Where can I check my eligibility for all these programs at once?
Use our free benefits screener to enter your household size, income, and location. The tool checks your potential eligibility across multiple federal and state programs in minutes, giving you a clear picture of what assistance may be available to you.
