Finding a safe, stable place to live shouldn’t be so hard, but for many renters, especially those on a limited income, affordable housing feels increasingly out of reach. Long waitlists, rising rents, and strict landlord requirements can make it feel like the odds are stacked against you.
The Housing Choice Voucher Program, more commonly known as Section 8, was created to help level the playing field. It’s a federal rental assistance program that allows people with low incomes to find housing in the private market, not just in public housing units. Whether you’re new to the idea or have been considering it for a while, this guide explains how Section 8 works and how to start the application process.
What Is Section 8 Housing?
Section 8 is a rental subsidy program funded by the U.S. Department of Housing and Urban Development (HUD) and managed locally by Public Housing Authorities (PHAs). It helps eligible individuals and families pay for part of their rent, with the remaining cost covered by a voucher.
Unlike traditional public housing, which is limited to specific buildings or units owned by a housing authority, Section 8 allows you to choose your own home, as long as it meets program guidelines. That could be an apartment, duplex, townhouse, or single-family home.
Once approved, the local housing authority pays a portion of the rent directly to the landlord each month. You’re responsible for the rest, typically around 30% of your monthly income, though this can vary based on circumstances.
Who Is Eligible for Section 8?
Eligibility for Section 8 is based on household income, family size, and citizenship or immigration status. PHAs also take into account factors like rental history, background checks, and current housing conditions.
To qualify, you generally need to:
- Be a U.S. citizen or have an eligible immigration status
- Have an annual income below 50% of the Area Median Income (AMI) for your region
- Fall into one of HUD’s priority categories (e.g., elderly, disabled, families with children, veterans)
- Pass a criminal background check (some felonies may disqualify you)
Each PHA sets its own local preferences and income limits based on HUD guidelines. For example, in a city where the median income is $60,000, you might qualify if your household earns less than $30,000 annually. In high-cost areas, income limits will be higher.
In many areas, people with extremely low incomes are given priority. Other common local preferences include households with seniors or disabled persons.
How Vouchers Work With Rent
When you’re approved for Section 8, you’ll receive a housing voucher that covers part of your rent each month. The size of the voucher depends on:
- The number of people in your household
- Local rent prices
- Your household income
- The cost of utilities (sometimes included)
You’re expected to pay a portion of the rent—usually 30% to 40% of your adjusted gross income—while the PHA pays the rest directly to your landlord.
There’s a limit to how much rent a landlord can charge for a unit to be eligible. This is based on something called Fair Market Rent (FMR), which is set annually by HUD. The goal is to ensure units are reasonably priced and meet basic quality standards.
What Kind of Housing Can You Choose?
One of the most important features of Section 8 is that it gives you the ability to search for housing on the private market, rather than being limited to a government-owned complex. You can use your voucher at:
- Apartments in large complexes
- Privately owned duplexes or townhomes
- Single-family rental homes
- Certain manufactured homes or mobile home rentals
The landlord must be willing to accept Section 8, and the unit must pass a health and safety inspection before move-in. The inspection ensures that the property is in good condition, with working plumbing, heating, and electricity, and that there are no major hazards.
Landlords aren’t required to participate in the program, but many do—especially in areas with landlord incentive programs or strong tenant protections.
How to Apply for Section 8
Your local Public Housing Authority handles Section 8 applications. Each PHA operates independently, and the process can vary by location. Here’s what applying usually involves:
- Find your local PHA: Use HUD’s directory to locate the housing authority that covers your city or county. Some areas have multiple PHAs, each with its own waitlist.
- Check if the waitlist is open: Many PHAs have long waitlists, and some open applications for just a short period each year. If the list is closed, you may need to wait or look for nearby PHAs with open enrollment.
- Fill out the application: You’ll need to provide:
- Identification for all household members
- Social Security numbers
- Income information and documentation
- Rental history, current housing conditions, and household size
Some PHAs accept online applications, while others may require you to apply in person or by mail. Make sure to follow instructions carefully and keep a copy of everything. If you’re accepted, you’ll either receive a voucher or be added to a waiting list. Lists can take months—or even years—to move through, depending on your area and local demand.
What Happens If You’re Approved
If your name reaches the top of the waitlist and you’re selected, your PHA will contact you for an eligibility interview. You’ll confirm your income, update your household info, and attend a briefing to learn how the program works.
After that, you’ll receive a voucher and usually have 60 to 120 days to find a rental unit that meets program requirements. The process looks like this:
- Search for housing with landlords who accept vouchers
- Submit the unit for approval to the PHA
- Pass a housing inspection
- Sign a lease—and the landlord signs a contract with the PHA
- Move in and pay your portion of the rent
Some PHAs offer help finding available units, including listings or direct referrals. In some areas, you can also port your voucher to a different city or state once you meet certain requirements.
Challenges and Tips
While Section 8 can be life-changing, it’s not without hurdles. Many applicants face long wait times or difficulty finding landlords who participate in the program. Here are a few ways to prepare and increase your chances:
- Apply to multiple PHAs, if possible
- Ask about local preferences, such as being homeless, displaced, or paying over 50% of your income in rent
- Keep your contact info updated on the waitlist—missing a letter can mean losing your spot
- Be flexible about the neighborhoods or property types you’ll consider
- Start gathering documents now—birth certificates, pay stubs, benefit letters, and past rental info
- If you’re currently unhoused or in unsafe housing, talk to local shelters or legal aid organizations. Some areas offer emergency vouchers for people facing immediate hardship.
Support That Moves With You
Housing instability affects everything—your health, your job, your kids’ schooling. Section 8 was built to help individuals and families live in safe, stable homes while still having some control over where they live.
The application process can take time and patience, but the support is real and lasting. If you’re struggling with high rent or facing tough choices each month, this program could help make things more manageable.
