The Steps to Section 8

The Housing Choice Voucher Program (or Section 8) is designed to help low-income families, the elderly, and people with disabilities afford decent, safe, and sanitary housing in the private rental market. Unlike traditional public housing, which is government-owned, Section 8 gives you a voucher to choose a home of your preference —house, apartment, or townhouse— so long as it meets program standards.

These vouchers are provided by local Public Housing Agencies (PHAs), but they’re funded and regulated by the Department of Housing and Urban Development (HUD). Section 8 is a key program in helping millions of Americans find affordable housing.

Determining Your Eligibility for Section 8

It is crucial to understand the eligibility criteria for the Section 8 Housing Choice Voucher Program. You must meet certain basic requirements:

• Income: Generally, your total household income must be at or below 50% of the median income for your area. A large portion of vouchers go to families earning below 30% of the area’s median income. Income includes wages, child support, and government benefits. Limits vary by household size and location.

Number of Persons in Household	Extremely Low Income (30% of Median)	Very Low Income (50% of Median)
1	$29,150.00	$48,550.00
2	$33,300.00	$55,450.00
3	$37,450.00	$62,400.00
4	$41,600.00	$69,350.00

• Citizenship/Immigration Status: You (or the head of household) must be a U.S. citizen or a legal non-citizen in specific eligible categories.
• Social Security Number: Usually required for the head of the household (and sometimes for other adult members).
• Criminal/Eviction History: Serious or specific criminal convictions might disqualify you. Some PHAs also consider past evictions or rule violations.
• Family Definition: PHAs have rules about household composition (who counts as part of your family).

Local Preferences

Many PHAs set local preferences to manage their waiting lists. They might prioritize:

• Homeless individuals or families
• Those in substandard housing
• People paying over half their income in rent
• Veterans
• Households with disabilities

Since each PHA can have different rules, it’s a good idea to check your local PHA’s specific guidelines before applying.

Navigating the Application Process for Section 8

Section 8 is always administered locally. Start by finding the PHA for the region where you want to live. You can look for official PHA contacts on the HUD website or check your city/county housing department.

 Section 8 Search is here to help you find Section 8 housing anywhere in the United States.

Submitting Your Application

• Methods: Some PHAs allow online applications; others use mail or require in-person submissions.
• Documents Needed: Prepare proof of income (pay stubs, benefits statements), Social Security cards for household members, and proof of legal status (if applicable).
• No Fee: It’s free to apply for Section 8. Any request for payment is likely a scam. To avoid scams, take a look at resources on Section 8 Shield.

Waiting Lists

Demand for vouchers is extremely high. PHAs often have waiting lists that can stay open or close depending on how many people have applied. These lists may take months or years to clear. Some PHAs use a lottery system to randomly select who moves forward.

Tips for dealing with waiting lists:

• Keep your contact info (email, phone, address) updated with the PHA.
• Respond to any letters or emails about waitlist confirmation (some PHAs do “purges”).
• Consider applying to multiple PHAs if you’re flexible on location.

When you reach the top of the list, you’ll usually attend an orientation and receive your voucher. Vouchers usually expire in 60–120 days, though extensions can sometimes be granted.

Finding a Place to Live With Your Voucher

When you have a voucher, you need to locate a landlord who accepts Section 8 and negotiate a lease. Several factors come into play:

Payment Standards and Rent Reasonableness

• Payment Standard: The PHA has a set maximum that it will subsidize, based on your household size and the local rental market.
• 30% of Income: You usually pay about 30% of your income toward rent and utilities. If a unit’s rent is higher than the PHA’s standard, you might pay more (up to certain limits).

Where to Search

• Online: Look at section8search.org and affordablehousingheroes.com for listings.
• PHA Resources: Many PHAs keep their own list of landlords who accept Section 8.
• Word of Mouth: Ask around or call landlords directly. Some advertise as “Section 8 Welcome.”
• Benefits to Landlords: Many like the security of partial rent guaranteed by the PHA.

Request for Tenancy Approval (RFTA)

Once you find a unit you want:

• The PHA reviews the RFTA to confirm the rent is fair and the unit meets basic requirements.
• Fill out the RFTA form (your PHA should give you this).
• Both you and the landlord provide details about the unit and lease terms.

Understanding Housing Quality Standards (HQS) and the Transition to NSPIRE

Before you can move in, the unit must pass an inspection. Traditionally, PHAs used Housing Quality Standards (HQS). Now, HUD is shifting to a system called NSPIRE (National Standards for the Physical Inspection of Real Estate).

HQS Basics

• Looks at essentials like:
  • Plumbing, electricity, heating/cooling
  • Smoke and carbon monoxide detectors
  • Overall unit safety
• Landlords must keep units in good condition.

NSPIRE

• Focuses more on health, safety, and functionality.
• Inspects the Unit, Inside common areas, and Outside property.
• Deficiencies are labeled by severity (Life-threatening, Severe, Moderate, Low).
• Implementation schedules vary by PHA, so it’s good to stay updated on local timelines.

Whether it’s HQS or NSPIRE, the outcome for voucher holders is typically pass/fail. If the unit fails, the landlord must fix problems within a specific time. Passing means you’re ready to proceed to the lease signing and final approval.

Moving In and Keeping Your Assistance

After the unit passes inspection:

1. Sign Your Lease: You and the landlord agree on the terms.
2. Housing Assistance Payments (HAP) Contract: The PHA signs a separate contract with the landlord, outlining how much rent they’ll pay and any program rules.

Your Responsibilities as a Tenant

• Pay your share of the rent on time.
• Keep the property in good shape (beyond normal wear and tear).
• Report any income or household changes to the PHA right away (including adding roommates or losing a job).
• Renew annually: Expect an annual recertification where the PHA checks your income and family size again.

Failing to follow these rules may lead to losing your voucher.

Using Portability to Move with Your Section 8 Voucher

Section 8 vouchers have a feature called portability, letting you move (or “port”) to another jurisdiction. Basic steps:

• Your PHA contacts the new area’s PHA, which issues you a voucher under its rules.
• You often must live in the PHA’s area where you first got your voucher for at least 12 months.
• Notify your current PHA that you want to move.

When a voucher holder decides to move to a new area, they must first notify their current PHA of their intention to port. They will need to provide the PHA with the location to which they wish to move. The initial PHA is then responsible for contacting the PHA in the new jurisdiction on behalf of the family and forwarding the necessary paperwork. Upon receiving this information, the receiving PHA will issue a voucher to the family and will be responsible for administering the housing assistance in the new area. The receiving PHA has the option to either “bill” the initial PHA for the cost of the assistance or to “absorb” it within their own budget.

The portability feature can be particularly beneficial for families looking to move to areas with better employment opportunities, access to higher-performing schools, or closer proximity to family support networks. However, there may be restrictions on portability if the move is to a higher-cost area and the initial PHA has limitations on its available funding.

It’s also important to be aware that different PHAs may have their own specific procedures and designated contacts for handling portability requests. While portability offers significant flexibility, the process can sometimes be complex, involving coordination between two separate housing agencies. Clear communication and a thorough understanding of the procedures involved are essential for a smooth transition.  

Information for Landlords: Participating in the Section 8 Program

Landlords can benefit from the Section 8 program:

• Guaranteed Partial Rent: The PHA pays part of the rent directly to you each month.
• Large Tenant Pool: Many qualified renters are looking for voucher-approved properties.
• Property Upkeep: Routine inspections encourage both landlords and tenants to maintain the unit.

Landlord Responsibilities

• Keep the unit up to HQS/NSPIRE standards.
• Follow fair housing laws.
• Respect the lease and HAP contract terms.
• Request rent increases through the PHA for review and approval.

Interested landlords should contact their local PHA to start the process. If the property passes inspection and everything checks out, you’ll sign a HAP contract with the PHA.

Recent Updates and Important Changes to the Section 8 Program

The Section 8 Housing Choice Voucher Program is not static; it undergoes periodic updates and changes to improve its effectiveness and address evolving needs. Some recent updates and important changes include the ongoing transition to NSPIRE inspections, which is replacing the older HQS standards with a greater focus on health, safety, and functionality. HUD has also introduced flexibilities for individuals experiencing homelessness, allowing for self-certification of income in certain communities to expedite their access to stable housing through the HCV program.

There have been recent announcements of increased funding for the HCV program, reflecting a continued investment in affordable housing solutions. The Foster Youth to Independence (FYI) Initiative is another important update, providing housing vouchers specifically aimed at preventing and ending homelessness among young adults leaving foster care.

HUD has published new rules to implement portions of the Housing Opportunity Through Modernization Act of 2016, with the goal of increasing efficiency and expanding the supply of affordable housing options within the HCV and Project-Based Voucher programs.

In specific localities, such as New York City, the NYCHA recently reopened its Section 8 waitlist in June 2024, indicating ongoing efforts to provide assistance. Regarding safety standards, there is a new requirement that all smoke detectors must be either hard-wired or sealed effective December 29, 2024 . Finally, it’s important to be aware that some PHAs may have implemented recent updates to their portability policies, such as the policy change in Georgia effective April 1, 2025, regarding the absorption of incoming portability vouchers. These updates demonstrate the program’s continued commitment to addressing housing needs and improving the lives of low-income individuals and families.  

Frequently Asked Questions (FAQ) about Section 8

To further clarify the Section 8 Housing Choice Voucher Program, here are some frequently asked questions:

Is Section 8 the same as public housing?

No, Section 8 is a voucher program that allows recipients to rent housing in the private market, whereas public housing is government-owned and operated housing. (For more details, see Applying for Public Housing Help .)

How long does it take to get a voucher?

The waiting time can vary significantly depending on the location, the number of applicants, and the availability of funding. It can take months or even years. (If you need urgent assistance, see How to Apply for Emergency Section 8 .)

Can I apply if I don’t live in the area?

Yes, you can apply to PHAs even if you don’t currently live in their jurisdiction, but local residency preferences may exist. (For broader affordable housing questions, visit Affordable Housing Common Q & A .)

What if my income changes after I get a voucher?

You are required to report any changes in your income to the PHA, as this may affect the amount of your rental assistance. (Learn more about Income Eligibility for Section 8 .)

Can I use my voucher to buy a home?

Some PHAs offer homeownership programs that allow eligible voucher holders to use their assistance toward mortgage payments. (See additional info in Affordable Housing Common Q & A .)

Where do I get an application?

You can obtain an application from your local Public Housing Agency (PHA), often available online or at their office.

Is there a fee to apply?

No, there is no fee to apply for the Section 8 program. Be cautious of scams that ask for payment.

What documents do I need?

Common required documents include proof of income, proof of citizenship or eligible immigration status, and Social Security cards for household members.

How do I check my waiting list status?

You can contact your local PHA to inquire about your position on the waiting list, or see if they have an online portal. (For more details, see How Do I Confirm That My Section 8 Application Is on the Wait-List? .)

What kind of housing can I rent?

You can generally rent any private housing unit—single-family homes, townhouses, apartments— as long as it meets the program’s requirements and the landlord agrees to participate. ( Affordable Housing Common Q & A )

What if I can’t find a landlord who accepts Section 8?

Be persistent in your search, utilize online resources and the PHA’s list of participating landlords, and directly contact landlords in your desired areas. (If you’re a property owner, see How To Become A Section 8 Landlord .)

What happens if my lease expires?

You will need to follow the terms of your lease agreement and the program rules. You may be able to renew your lease or move to another unit with continued voucher assistance, subject to program regulations. (Common queries covered in Affordable Housing Common Q & A .)

Can I move with my voucher?

Yes, the portability feature allows you to move to another area within the U.S. where the Section 8 program is administered, following certain procedures and potential initial residency requirements. (For relocating info, see Transferring a Section 8 Voucher to Another State .)

Conclusion: Your Pathway to Affordable Housing with Section 8

Section 8 can be a lifeline for people who need help paying rent. Though the process involves steps like waiting lists, paperwork, and inspections, it can make a huge difference in finding a safe, decent home that fits your budget.

• Stay organized and informed.
• Respond quickly to PHA requests.
• Check out How to Add Someone to Your Section 8 Voucher: Step-by-Step Guide.
• Keep exploring resources, such as Affordable Housing Heroes.com and Section 8 Search.

Even if the wait is long, don’t give up. Having a Section 8 voucher can open doors to housing you might not otherwise afford, helping you and your family secure a stable place to call home.