Housing Choice Voucher Program (Section 8)

Quick Facts

• Program purpose: Helps very low-income families, seniors, and individuals with disabilities afford decent, safe, and sanitary housing in the private market.
• Administration: Local Public Housing Agencies (PHAs) receive federal funds from HUD and manage waiting lists, eligibility determinations, and housing quality inspections.
• Benefit amount: Voucher holders typically pay 30% of adjusted monthly income toward rent and utilities; the voucher covers the remainder up to a payment standard based on local fair market rents.
• Disbursement: Subsidy payments go directly from the public housing agency to landlords on behalf of participating households.
• Flexibility: Participants can rent apartments, single-family homes, or townhouses and may use vouchers across jurisdictions through portability rules.
• Application timing: The program is ongoing, but local PHA waiting lists open periodically, often for limited windows.
• Key resources: HUD Housing Choice Voucher page and local PHA websites.

Program Overview

The Housing Choice Voucher Program, commonly known as Section 8, is the federal government’s largest rental assistance program. Unlike public housing, vouchers empower families to choose housing in the private market, promoting economic mobility and neighborhood choice. HUD sets broad rules, but PHAs have discretion over waiting list preferences, payment standards, and family obligations.

Eligibility Criteria

• Income limits: Household income must be at or below 50% of the area median income (AMI). PHAs must reserve 75% of vouchers for households at or below 30% AMI. Income limits adjust for family size and location.
• Family status: Includes individuals, families with or without children, seniors, and people with disabilities. Some PHAs have preferences for veterans, local residents, or people experiencing homelessness.
• Citizenship: At least one household member must be a U.S. citizen or eligible immigrant. Mixed-status families receive prorated assistance.
• Background screening: PHAs review criminal history and rental records. Lifetime registered sex offenders are ineligible; drug-related or violent criminal activity may result in denial.

Application Process

1. Locate PHAs: Use HUD’s PHA contact list to find agencies in your area.
2. Join the waiting list: Many PHAs open waiting lists periodically and may use lotteries due to high demand. Submit applications online or in person with required documentation.
3. Maintain waiting list status: Update contact information and respond to PHA requests. Failure to respond can result in removal from the list.
4. Eligibility interview: When your name reaches the top, attend an intake appointment, provide income verification, Social Security numbers, and other documents.
5. Voucher issuance: Approved families attend a briefing, learn program rules, and receive a voucher specifying bedroom size and search time (usually 60 days).

Leasing a Unit

• Housing search: Find a landlord willing to accept vouchers. Some PHAs offer landlord listings or mobility counseling.
• Request for Tenancy Approval (RFTA): Submit the form with proposed lease terms. The PHA reviews affordability and conducts a Housing Quality Standards (HQS) inspection.
• Lease and contract: If the unit passes inspection and rent is reasonable, the landlord signs a lease with the tenant and a Housing Assistance Payment (HAP) contract with the PHA.
• Ongoing obligations: Tenants must pay their share of rent on time, keep the unit in good condition, and report income changes. Landlords must maintain the property and comply with inspections.

Payment Standards and Rent Calculation

• Payment standards: PHAs set payment standards between 90% and 110% of HUD’s Fair Market Rent (FMR) for each bedroom size. These standards cap the subsidy amount.
• Tenant contribution: Typically 30% of adjusted income. If the gross rent exceeds the payment standard at initial lease-up, tenants may pay up to 40% of income.
• Utility allowances: PHAs provide allowances based on typical utility costs. Tenants pay the difference if actual costs exceed allowances.

Portability

Voucher holders can move to another PHA’s jurisdiction after one year (or immediately if the PHA permits). The initial and receiving PHAs coordinate paperwork and payments. Portability expands housing choice, allowing families to relocate for employment, education, or proximity to support networks.

Special Programs

• Family Self-Sufficiency (FSS): Helps voucher holders build savings and achieve employment goals through escrow accounts.
• Homeownership option: Some PHAs allow eligible families to use vouchers toward mortgage payments on a first home.
• Project-based vouchers: PHAs can attach vouchers to specific units; tenants who move after one year may receive tenant-based assistance.
• Emergency Housing Vouchers: Temporary expansion created through the American Rescue Plan for individuals and families experiencing homelessness or fleeing domestic violence (availability 2025-12-31).

Tips for Applicants and Participants

• Stay organized: Keep copies of applications, correspondence, and documentation. Respond promptly to PHA notices.
• Expand search areas: Apply to multiple PHAs, including suburban or rural agencies, to increase chances of selection.
• Prepare for inspections: Before the HQS inspection, ensure smoke detectors work, utilities are active, and the unit meets safety standards.
• Report changes: Notify the PHA of income or household changes within 10 days to avoid overpayments or program violations.
• Consider mobility counseling: Some PHAs offer guidance on locating units in low-poverty neighborhoods with strong schools and job opportunities.

Frequently Asked Questions

How long are waiting lists? Timing varies by location. Urban areas may have multi-year waits; smaller PHAs may offer vouchers sooner. Stay on multiple lists to improve odds.

Can landlords refuse vouchers? Some states and cities have source-of-income protections that prohibit discrimination against voucher holders. Know your local fair housing laws.

What if I lose my job? Report the income change immediately. Your tenant share may decrease, and the voucher subsidy will increase.

Can I move before a year? PHAs typically require one year of residency before portability, but exceptions may apply for domestic violence or other emergencies.

What happens if the landlord fails inspection? The landlord must correct deficiencies. If repairs aren’t made, the PHA may stop payments, and the tenant may need to find a new unit.

References

• Housing Choice Voucher Program – HUD
• PHA Contact Information
• Fair Housing Information
• Family Self-Sufficiency Program

Insider Tips to Win Housing Choice Voucher Program (Section 8)

• Get on local waitlists early. Monitor public housing agency announcements and apply the day lists open to secure a spot.
• Keep paperwork current. Update income, household, and contact information promptly to avoid being skipped when vouchers are issued.
• Prepare for inspections. Work with landlords on HQS compliance before the initial inspection to speed move-in.