What a Section 8 voucher does

A Section 8 voucher is a document that lets you rent from a private landlord while the government pays part of your rent directly to them. You find an apartment that meets program rules, the landlord agrees to accept the voucher, and then the local housing authority inspects the unit and sets how much they will pay. You pay the difference between that amount and the actual rent — usually 30 percent of your income, though this varies by program and by your household.

The voucher itself is not cash. It is a commitment from your local housing authority to send money to your landlord each month for as long as you live there and follow the program rules. The landlord still has to agree to participate, which means they accept the inspection, the payment amount the authority sets, and the fact that they cannot charge you more than the authority allows.

Section 8 is run by local housing authorities in each city and county, not by a single national office. This means the rules, wait times, and how much money is available change depending on where you live.

Key Takeaways

  • You find a rental unit yourself, the landlord must agree to accept Section 8, and your local housing authority inspects it before the voucher can be used there.
  • The housing authority pays the landlord directly each month; you pay the rest of the rent from your own income, typically 30 percent of what you earn.
  • You must recertify your income and household information every year, and the amount you pay can change if your income changes.
  • The landlord cannot evict you without cause or raise your rent above what the housing authority approves, but you must follow your lease and program rules.
  • Wait lists for vouchers are often closed and can be years long, so contact your local housing authority to learn whether they are currently taking new names.

How to get on the wait list

Contact your local public housing authority directly. You can find it by searching "[your city or county] housing authority" or by calling 211, which is a free referral line that connects you to local programs. When you call or visit, ask whether they are currently taking applications for the Section 8 voucher program. Many authorities have closed wait lists because demand is much higher than the number of vouchers available.

If the list is open, you will need to provide proof of income, household size, and citizenship or immigration status. The exact documents required vary by location. Some authorities let you explore online, by mail, or in person. Ask which method they use and whether there is a important date to submit your process.

Once you are on the wait list, you will wait until your name is called. This can take months or years depending on how many people are ahead of you and how many vouchers the authority receives. Some authorities prioritize households with very low income or people experiencing homelessness. Ask your housing authority whether they have a priority system and where you fall in it.

Finding an apartment that accepts Section 8

Once you receive a voucher, you have a set amount of time — usually 60 to 120 days depending on your housing authority — to find a rental unit. The apartment must be within the rent limit your authority sets for your area and bedroom size. These limits are called "payment standards," and they change each year.

Not all landlords accept Section 8. You can search online listing sites and call landlords directly to ask whether they participate. Some housing authorities maintain lists of landlords who have accepted vouchers before, though this is not a complete list. You can also contact local nonprofits that help people find Section 8 housing — many keep their own lists and can connect you with willing landlords.

Once you find a unit and a landlord who agrees, you cannot move in yet. The housing authority must inspect the apartment first to make sure it meets housing quality standards. The inspection checks things like working plumbing, heat, electrical outlets, and the absence of lead paint or mold. If the unit fails, the landlord must fix the problems before you can move in.

What happens after the housing authority approves the unit

Once the inspection passes, the housing authority and landlord sign a contract called a "Housing information Payments Agreement." This contract says how much the authority will pay each month. You sign a lease with the landlord for the full rent amount, but you only pay your share — usually 30 percent of your income, though some programs use different percentages.

The housing authority sends its portion of the rent to the landlord on the same day each month. You are responsible for paying your portion to the landlord by the date in your lease. If you do not pay your share, the landlord can evict you, and you will lose your voucher.

The landlord cannot charge you more than the amount the housing authority approved, even if market rent goes up. This is one of the main protections the voucher gives you. However, the landlord can still enforce all the rules in your lease — no unauthorized occupants, no damage to the unit, no illegal activity.

Recertification and changes to your voucher

Every year, you must recertify your income and household information with the housing authority. You will receive a notice telling you when to do this. You must provide recent pay stubs, tax returns, or other proof of income. If your household size changes — someone moves in or out — you must report this.

If your income goes down, the amount you pay in rent usually goes down too, because it is based on 30 percent of your income. If your income goes up, your share of the rent goes up. The housing authority will recalculate your portion and tell you the new amount. This change takes effect on a date the authority sets, usually after you receive 30 days' notice.

If you move to a different apartment, you can take your voucher with you as long as the new unit meets program rules and the landlord agrees to participate. You do not have to move; you can stay in the same apartment for as long as you want, as long as you follow the lease and recertify each year.

What can cause you to lose your voucher

You lose your voucher if you do not pay your share of the rent and the landlord evicts you. You also lose it if you break the lease in other ways — for example, if you allow someone to live with you who is not on the lease, or if you use the apartment for illegal activity. The housing authority can also terminate your voucher if you do not recertify on time or if you provide false information on your recertification.

If you move out of the apartment on your own and do not find a new one within the time the housing authority gives you, your voucher ends. The authority will tell you how long you have to find a new place — this is usually 60 to 120 days. If you need more time, you can ask for an extension, though the authority is not required to grant one.

If the landlord asks you to move out for a reason that is not your fault — for example, they are selling the building — you can keep your voucher and use it to find a different apartment. The housing authority will give you a new time period to search.

Your rights and responsibilities as a voucher holder

You have the right to live in a unit that meets housing quality standards. If the unit fails inspection after you move in, the landlord must fix the problems or you can contact the housing authority. You also have the right to fair treatment — the landlord cannot discriminate based on race, color, national origin, religion, sex, familial status, or disability.

You are responsible for paying your share of the rent on time, every month. You must follow all the rules in your lease and the program rules. You must allow the housing authority to inspect the unit once a year. You must report changes in your household or income to the housing authority. You must not use the apartment for illegal activity or allow anyone to live there who is not on your lease.

If the landlord tries to evict you, you have the right to a hearing before the eviction is final. If the housing authority tries to terminate your voucher, you also have the right to a hearing. Contact your housing authority or a local legal aid organization if you need help understanding your rights.

Frequently Asked Questions

Can I use my Section 8 voucher in a different city or state?

Yes, but you must request a "transfer" from your current housing authority before you move. Not all authorities allow transfers, and some have restrictions on where you can move. Contact your housing authority at least 30 days before you plan to move and ask about their transfer policy. If they approve, they will send your voucher information to the housing authority in the new location.

What if my landlord wants to raise the rent above what the housing authority pays?

The landlord cannot raise the rent above the payment standard your housing authority set, even if market rent goes up. This is written into the Housing information Payments Agreement. If the landlord tries to raise the rent above this amount, contact your housing authority when ready. The landlord may be in violation of the program rules.

Do I have to pay utilities, or does the housing authority cover them?

This depends on your lease and the payment standard your housing authority uses. Some payment standards include an allowance for utilities; others do not. Your lease will say which utilities you are responsible for. Ask your landlord and the housing authority to clarify before you sign the lease.

What happens if I get a job and my income increases?

Your share of the rent will increase at your next recertification. The housing authority will recalculate 30 percent of your new income and tell you the new amount you owe. You will have at least 30 days' notice before the change takes effect. You can keep your voucher even if your income goes up, as long as it does not exceed the income limit for your household size, which varies by location.

Can a landlord refuse to rent to me because I have a Section 8 voucher?

In many states and cities, it is illegal for a landlord to refuse to rent to you solely because you have a Section 8 voucher. However, the law varies by location. The landlord can still refuse you for other reasons — bad credit, eviction history, or failure a background check — as long as they explore the same standards to all applicants. If you believe you were discriminated against, contact your local fair housing organization or your state's attorney general.