Section 8 Vouchers: Eligibility, How to Apply

What Is Section 8?

Section 8 is the common name for the Housing Choice Voucher (HCV) program. It is the largest federal rental assistance program in the United States, helping more than 2.3 million low-income households afford housing in the private market. The U.S. Department of Housing and Urban Development (HUD) funds the program, and local public housing agencies (PHAs) run it in communities across the country.

The program works like this: HUD gives money to your local PHA. The PHA issues you a voucher. You find a rental unit on the open market, whether that is an apartment, townhouse, or single-family home. The PHA pays a portion of your rent directly to the landlord, and you pay the rest. In most cases, you pay about 30% of your adjusted monthly income toward rent, and the voucher covers the difference up to a limit called the payment standard.

More than 5 million people live in households that receive vouchers. About 75% of new admissions each year go to families with extremely low incomes, meaning they earn below 30% of the area median income. The program serves families with children, elderly adults, people with disabilities, and veterans.

Unlike public housing, where you live in a government-owned building, Section 8 lets you choose where to live. You can rent from any private landlord who accepts vouchers and whose unit passes a housing quality inspection. You can even move to a different city or state and take your voucher with you through a process called "portability."

Who Qualifies for Section 8?

Eligibility is based on your total household income compared to the area median income (AMI) in your county or metro area. HUD sets income limits each year for every area in the country. To qualify, your household income generally must fall below 50% of the AMI. That threshold is called "very low income."

By law, PHAs must direct at least 75% of new vouchers to families at or below 30% of AMI, which HUD calls "extremely low income." This means the program heavily prioritizes the lowest-income applicants.

How Income Limits Work

Section 8 income limits are not one national number. They vary by location because the cost of living differs across the country. A family of four in rural Arkansas might qualify with income under $33,550, while the same family in San Francisco could qualify with income up to $78,550. HUD publishes updated limits every year, typically in April.

Here are examples of FY 2025 very low income limits (50% AMI) for a family of four in selected areas:

Source: HUD Income Limits, effective April 1, 2025.

HUD adjusts limits by household size. Smaller households have lower limits and larger households have higher limits. The adjustment factors use the four-person limit as the baseline.

Source: HUD Income Limits Methodology.

To find your specific area's income limits, visit HUD's income limits page or use our free screener to check in about five minutes.

Citizenship and Immigration Status

You must be a U.S. citizen or have eligible immigration status to receive Section 8 assistance. Eligible non-citizens include lawful permanent residents, refugees, and asylees. If your household includes both eligible and ineligible members, the PHA will prorate the subsidy based on the number of eligible members.

Other Eligibility Factors

PHAs verify several things beyond income. They check references from current and former landlords. They run criminal background checks, though policies vary by PHA. Applicants who owe money to another PHA or were evicted from federally assisted housing for drug-related activity within the past three years may be denied.

Families must also agree to comply with program rules, including reporting changes in income and household composition. The head of household or spouse must sign the lease.

You can use our free screener to check whether your income falls within Section 8 limits for your area.

How Much Can You Get?

The Section 8 voucher does not have a fixed dollar amount like SNAP or SSI. Your subsidy depends on three things: your income, the payment standard in your area, and the rent your landlord charges.

How the Subsidy Is Calculated

Your share of rent equals 30% of your monthly adjusted income. The PHA calculates adjusted income by subtracting certain deductions from your gross income:

• $480 per dependent (children under 18, disabled adults, full-time students)
• $400 for elderly or disabled families (head, spouse, or sole member is 62+ or disabled)
• Medical expenses above 3% of annual income for elderly and disabled families
• Child care costs needed for work, school, or job search
• Disability assistance expenses that allow a family member to work

The PHA sets a "payment standard" for each bedroom size based on HUD's Fair Market Rents (FMRs). The FMR represents the 40th percentile of gross rents in your area. If the rent on your unit is at or below the payment standard, the PHA pays the difference between 30% of your adjusted income and the actual rent.

Example

A family of four in Houston earns $24,000 per year. Their adjusted monthly income after deductions is about $1,520. Their share of rent is $456 per month (30% of $1,520). If the payment standard for a two-bedroom unit is $1,280 and their rent is $1,200, the PHA pays $744 per month to the landlord. That comes to $8,928 per year in rental assistance.

If you choose a unit that costs more than the payment standard, you pay the extra amount out of pocket. Your total rent payment cannot exceed 40% of your adjusted monthly income when you first move in.

Fair Market Rents

HUD publishes FMRs for every metro area and county each year. These figures drive the payment standards that PHAs use. Here are FY 2025 two-bedroom FMR examples:

Source: HUD Fair Market Rents, FY 2025.

PHAs can set payment standards between 90% and 110% of the FMR. Some PHAs in high-cost areas receive approval to go higher.

How to Apply for Section 8

Applying for Section 8 is free. The process starts with your local PHA, and there is no single national application. Each of the more than 2,200 PHAs across the country manages its own waiting list.

Step 1: Check your eligibility

Use our free eligibility screener or review the income limits above. The screener takes about five minutes and checks Section 8 along with other housing and benefit programs.

Step 2: Find your local PHA

Visit HUD's PHA contact directory to find the agency that serves your area. You can apply to multiple PHAs if you are willing to live in different areas.

Step 3: Check if the waiting list is open

Most PHAs have waiting lists that are years long. Some lists are closed entirely and only open during specific windows. Contact your PHA or check their website to find out if the list is currently accepting applications.

Step 4: Submit your application

When the waiting list is open, submit your application. Many PHAs accept online applications. Others require paper forms submitted in person or by mail. You will need:

• Proof of identity (government-issued ID for all adult household members)
• Social Security numbers for all household members
• Birth certificates for all household members
• Proof of income (pay stubs, tax returns, benefit award letters)
• Current lease or rental agreement
• Bank statements

Step 5: Wait for your name to come up

The wait varies widely. In some smaller communities, you might wait six months to a year. In major cities like New York, Los Angeles, or Chicago, waits of three to five years or longer are common. Some PHAs give preference to certain groups, including homeless families, veterans, people with disabilities, or households paying more than 50% of their income in rent.

Step 6: Attend a briefing and find housing

When your name comes to the top of the list, the PHA will verify your eligibility and invite you to a voucher briefing. You then have 60 to 120 days to find a unit. The landlord must agree to participate, and the unit must pass a housing quality inspection before the PHA starts paying.

If you are denied, you have the right to an informal hearing. The denial notice will explain the reason and how to request a hearing.

Tips for Applicants

Apply to every PHA in your area, not just one. Each agency maintains a separate waiting list, and applying to multiple agencies increases your chances. Keep your contact information current with every PHA where you have an application. If the PHA cannot reach you when your name comes up, they will skip you and move to the next person.

Section 8 and Other Programs

Receiving a Section 8 voucher does not prevent you from getting other benefits. Many voucher holders also qualify for programs that help with food, healthcare, and utility costs.

• SNAP (Food Stamps): Most Section 8 families have incomes low enough to qualify for SNAP. Receiving a voucher does not count as income for SNAP purposes.
• Medicaid: Low-income adults and children on Section 8 often qualify for free health coverage through Medicaid. Many states expanded Medicaid to cover adults earning up to 138% of the federal poverty level.
• LIHEAP: This program helps pay heating and cooling bills. If you qualify for Section 8, you almost certainly qualify for LIHEAP too.
• SSI: Supplemental Security Income provides monthly cash payments to elderly, blind, and disabled individuals with very low income. SSI recipients frequently hold Section 8 vouchers.
• TANF: Families with children may qualify for cash assistance through Temporary Assistance for Needy Families.
• WIC: Pregnant women, new mothers, and children under five in voucher households often qualify for WIC food benefits.

Our free screener checks Section 8 and all of these programs at once.

Frequently Asked Questions

How long is the Section 8 waiting list?

Wait times depend entirely on your local PHA and your area's demand. In smaller cities, you may wait one to two years. In large metro areas, three to seven years is typical. Some PHAs in New York and California have closed their lists for years at a time. Check with your specific PHA for current estimates.

Can I choose any apartment with a Section 8 voucher?

You can choose any rental unit where the landlord agrees to participate and the unit passes HUD's housing quality inspection. The rent must be reasonable compared to similar unassisted units in the area. You are not limited to certain buildings or neighborhoods.

Does Section 8 count as public charge for immigration?

No. Section 8 housing assistance is not considered in public charge determinations. USCIS guidance explicitly excludes housing benefits from the public charge test.

Can I move to another city with my voucher?

Yes. Section 8 vouchers are "portable." After your initial lease period (usually one year), you can transfer your voucher to any area in the country that has a PHA. You can also port your voucher before your initial lease is up in some cases. Contact your PHA to start the portability process.

What happens if my income increases?

If your income goes up, your share of rent increases and the PHA's share decreases. You will not lose your voucher immediately. If your income rises high enough that you no longer need a subsidy, the PHA may terminate assistance, but only after giving you notice and the chance for a hearing.

Can I use a Section 8 voucher to buy a home?

Some PHAs participate in the Homeownership Voucher Program, which lets voucher holders use their subsidy toward a mortgage payment instead of rent. Not all PHAs offer this option. You must meet additional requirements, including completing a homeownership counseling program and having income from employment (with exceptions for elderly and disabled households).

How often do I have to recertify?

PHAs conduct annual recertifications. You must report your current income, household composition, and other details each year. If your circumstances change between recertifications (such as a job loss or new household member), you must report those changes to your PHA within the timeframe specified in your lease.

What if my landlord refuses to accept Section 8?

In many states and cities, landlords are legally required to accept vouchers. California, New York, and Illinois have laws prohibiting source-of-income discrimination. In areas without such protections, landlords can refuse. HUD maintains a list of source-of-income protection laws at hud.gov.