If you are struggling with high rent costs in Massachusetts, the Section 8 Housing Choice Voucher Program (HCVP) could help cover a significant portion of your monthly housing expenses. Massachusetts has over 200 local housing authorities administering Section 8 vouchers, and the state also runs its own voucher program through the Executive Office of Housing and Livable Communities (EOHLC). This guide walks you through everything you need to know about applying for Section 8 in Massachusetts, including current eligibility requirements, income limits, waiting list strategies, and alternative programs you can apply for right now.
What Is the Section 8 Housing Choice Voucher Program?
The Section 8 Housing Choice Voucher Program is a federally funded rental assistance program administered by the U.S. Department of Housing and Urban Development (HUD). The program helps low-income families, seniors, and people with disabilities afford safe, decent housing in the private rental market.
Here is how it works:
- You receive a voucher that covers part of your rent
- You generally pay approximately 30% of your adjusted monthly income toward rent
- The housing authority pays the remaining portion directly to your landlord
- You can use the voucher at any rental unit that meets health and safety standards (for mobile/tenant-based vouchers)
There are two types of Section 8 vouchers in Massachusetts:
- Tenant-based (mobile) vouchers allow you to rent any qualifying unit, anywhere in the country
- Project-based vouchers (PBVs) are tied to specific housing units and cannot be transferred to another property
Who Is Eligible for Section 8 in Massachusetts?
Eligibility for Section 8 in Massachusetts is based on several factors:
Income requirements: Your household must earn less than 50% of the Area Median Income (AMI). Massachusetts uses Boston's 50% AMI figure statewide, which tends to maximize eligibility for residents across the state. Priority is given to households earning below 30% of AMI.
Citizenship or immigration status: At least one household member must be a U.S. citizen or eligible non-citizen.
Background check: Housing authorities conduct criminal background reviews. Disqualifications vary by housing authority and are assessed on a case-by-case basis.
Rental history: Your rental history is reviewed, and prior debts or evictions may be considered alongside any mitigating circumstances.
Section 8 Income Limits in Massachusetts
Income limits are updated annually by HUD and vary by household size and geographic area. Because Massachusetts uses Boston's AMI statewide, the limits tend to be higher than in many other states. The table below provides approximate income limits. Check with your local housing authority or visit the HUD income limits tool for the most current figures for your specific area.
| Household Size | Extremely Low Income (30% AMI) | Very Low Income (50% AMI) |
|---|---|---|
| 1 Person | Approximately $29,450 | Approximately $49,100 |
| 2 Persons | Approximately $33,650 | Approximately $56,100 |
| 3 Persons | Approximately $37,850 | Approximately $63,100 |
| 4 Persons | Approximately $42,050 | Approximately $70,100 |
| 5 Persons | Approximately $45,450 | Approximately $75,750 |
| 6 Persons | Approximately $48,800 | Approximately $81,350 |
Note: These figures are approximate and based on the Boston-Cambridge-Quincy metro area. Actual limits vary by county and are updated each year. Always verify current limits with your local housing authority or on the HUD website.
Households at or below 30% AMI are considered "extremely low income" and receive the highest priority on waiting lists.
How to Apply for Section 8 in Massachusetts: Step by Step
Step 1: Understand Which Programs Are Currently Accepting Applications
As of early 2025, EOHLC closed its statewide HCVP/Section 8 mobile voucher waiting list. This means the state-level waiting list is not accepting new applications until further notice. However, this does not mean all Section 8 options are closed. Local housing authorities maintain their own separate waiting lists, and some may be open.
Check the status of waiting lists regularly, as they open and close based on demand and funding.
Step 2: Apply Through Local Housing Authorities
Massachusetts has over 200 local housing authorities (LHAs), each with its own Section 8 program and waiting list. Here is how to find and apply:
- Find your local housing authority by visiting hedfuel.azurewebsites.net or searching for "[your city] housing authority" online
- Contact the housing authority to ask whether their Section 8 waiting list is currently open
- Submit an application either online, in person, or by mail depending on the housing authority's process
Here are some major Massachusetts housing authorities and their contact information:
| Housing Authority | Phone | City |
|---|---|---|
| Boston Housing Authority | (617) 988-4000 | Boston |
| Cambridge Housing Authority | (617) 864-3020 | Cambridge |
| Worcester Housing Authority | (508) 635-3000 | Worcester |
| Springfield Housing Authority | (413) 785-4500 | Springfield |
| Lowell Housing Authority | (978) 937-3500 | Lowell |
| Lynn Housing Authority | (781) 581-8600 | Lynn |
| New Bedford Housing Authority | (508) 997-4856 | New Bedford |
Step 3: Apply to the Centralized Waiting List
Massachusetts offers a centralized way to apply to multiple housing authorities at once through MassNAHRO's centralized Section 8 waiting list. This site lets you submit one application that can place you on waiting lists for multiple local housing authorities.
Note that this centralized list is separate from the state-run CHAMP system (Common Housing Application for Massachusetts Programs), which covers state-funded public housing. You should consider applying through both systems to maximize your chances.
Step 4: Apply for Project-Based Vouchers
Even when mobile voucher waiting lists are closed, project-based voucher (PBV) opportunities may still be available. Project-based vouchers are attached to specific housing units rather than following the tenant.
To apply for project-based vouchers:
- Contact your local Regional Administering Agency (RAA) to learn which properties are in your area
- Apply directly to properties through their owner-maintained PBV waiting lists
- Check the EOHLC website for a spreadsheet of available PBV properties
Step 5: Gather Required Documents
When you are ready to apply, have these documents prepared:
- Identification for all household members (driver's license, state ID, birth certificates, Social Security cards)
- Proof of income (pay stubs, tax returns, benefit award letters, Social Security statements)
- Proof of assets (bank statements, investment account statements)
- Rental history (current and previous landlord contact information)
- Proof of citizenship or eligible immigration status
- Any documentation of disability if applicable
Step 6: Stay on Top of Your Application
Once you are on a waiting list:
- Keep your contact information updated with every housing authority you have applied to. If they cannot reach you, you may lose your place
- Respond promptly to any correspondence or requests for additional documentation
- Check in periodically to confirm your application is still active
- Waiting times can range from months to several years depending on demand in your area
How Section 8 Rent Payments Work in Massachusetts
Once you receive a voucher, the amount of assistance you get is based on the Payment Standard for your area. As of March 2024, Massachusetts calculates payment standards based on ZIP code using Small Area Fair Market Rents (SAFMRs), rather than broad metropolitan regions. This approach helps the program more accurately reflect neighborhood-level housing costs.
You can look up the payment standard for your ZIP code on the EOHLC payment standard tool.
Generally, here is how your rent is calculated:
- The housing authority determines your adjusted monthly income
- You pay approximately 30% of your adjusted income toward rent
- The voucher covers the difference between your payment and the payment standard (up to the actual rent amount)
Alternative Housing Assistance Programs in Massachusetts
While waiting for Section 8, consider these other programs:
Massachusetts Rental Voucher Program (MRVP)
This is a state-funded rental assistance program similar to Section 8. Income limits are generally set at 50% AMI. Contact your local housing authority or EOHLC for availability.
RAFT (Residential Assistance for Families in Transition)
RAFT provides short-term emergency funding to help with eviction, foreclosure, loss of utilities, and other housing emergencies. You can apply through your local housing agency.
City of Boston Stability Vouchers
If you are in Boston and experiencing or at risk of homelessness, especially if you are a veteran or escaping domestic violence, the City of Boston's Continuum of Care program offers Stability Vouchers. Contact the City of Boston CoC for details.
LIHEAP (Fuel Assistance)
If you are struggling with utility costs, the Low Income Home Energy Assistance Program can help pay heating bills. Apply online at toapply.org/MassLIHEAP during the heating season (November through April).
Check Your Eligibility for Multiple Programs
Housing assistance is just one of many benefit programs available to Massachusetts residents. You may also qualify for MassHealth, SNAP (food assistance), WIC, childcare assistance, and more. Use our free benefits screener to check your eligibility for over 11 federal and state programs in just a few minutes.
For a complete overview of all available programs in the state, visit our Massachusetts Benefits Overview.
Frequently Asked Questions
How long is the Section 8 waiting list in Massachusetts?
Wait times vary significantly depending on the housing authority and your priority status. Some waiting lists are several years long, while others may be shorter. Applying to multiple housing authorities can improve your chances of receiving a voucher sooner.
Can I apply for Section 8 online in Massachusetts?
Yes. Many local housing authorities accept online applications. You can also apply through the centralized waiting list to be placed on multiple lists at once. The state-level EOHLC waiting list is currently closed, but local lists may still be open.
What happens after I get a Section 8 voucher?
Once you receive a voucher, you will have a limited time (typically 60 to 120 days, depending on the housing authority) to find a rental unit that meets program health and safety standards. The housing authority will inspect the unit before approving it. You can also stay in your current rental if it qualifies.
Can I use a Massachusetts Section 8 voucher in another state?
Yes. Tenant-based (mobile) Section 8 vouchers are portable and can be used anywhere in the United States, as long as the rental unit meets HUD requirements. You will need to coordinate the transfer with both your current and receiving housing authorities.
Is the EOHLC statewide Section 8 waiting list open?
As of January 2025, the EOHLC statewide HCVP/Section 8 mobile voucher waiting list is closed until further notice. However, local housing authorities have their own separate waiting lists that may be open. Check with individual housing authorities for current availability.
What income qualifies for Section 8 in Massachusetts?
Generally, your household income must be at or below 50% of the Area Median Income (AMI) for your area. Priority goes to applicants at or below 30% AMI. Massachusetts uses Boston's AMI figures statewide, which tends to set higher income limits than many other states. Check the HUD income limits tool for exact figures.
What other benefits might I qualify for?
If you qualify for Section 8, you likely qualify for other assistance programs as well, including SNAP, MassHealth, LIHEAP, and more. Try our free benefits screener to find out what programs you may be eligible for.
