Section 8 Housing Guide: How Vouchers Work and Who Qualifies

What Section 8 is

The program is funded by the U.S. Department of Housing and Urban Development (HUD) and run by local public housing agencies. According to HUD's page for voucher tenants, you can use a voucher to rent a house, townhouse or apartment in the private market, as long as the unit passes inspection and the rent is approved.

Who qualifies

HUD's tenant page lists these basic requirements:

• Your household income is under the limit for your family size and area. Families generally must be extremely low income or very low income.
• You are a U.S. citizen or a noncitizen with eligible immigration status.
• The head of household has a valid Social Security number.
• Your household passes the PHA's criminal background screening. Certain crimes can disqualify an applicant. Our guide to what Section 8 looks for in a background check covers this.

Under the federal rule (24 CFR 982.201), most applicants must be "very low income," which 24 CFR 5.603 defines as income at or below 50% of the median family income for the area. The same rule requires that at least 75% of the families a PHA admits from its waiting list each year be "extremely low income," so the lowest-income applicants make up most new admissions.

Income limits depend on where you live

There is no single national income limit. HUD sets limits for each area and family size, and the FY2026 limits took effect May 1, 2026. Here is one example from HUD's data:

FY2026 income limits for the Phoenix-Mesa-Chandler, AZ area (Maricopa and Pinal counties):

Family size	Very low income (50%)	Extremely low income
1 person	$39,350	$23,600
2 people	$45,000	$27,000
3 people	$50,600	$30,350
4 people	$56,200	$33,700

These numbers apply only to the Phoenix area. Look up your own county with HUD's income limits tool, and see our guide to Section 8 income eligibility for how income is counted. Your PHA makes the final decision on whether you qualify.

How the voucher pays your rent

Three numbers decide how much you pay and how much the PHA pays.

Your share is called the total tenant payment. Under 24 CFR 5.628, it is the highest of 30% of your monthly adjusted income, 10% of your monthly gross income, a welfare rent in some cases, or the PHA's minimum rent. Adjusted income is your income after deductions the rules allow, such as for dependents, child care, and some medical costs for elderly or disabled families.

The payment standard is the most the PHA will pay toward rent and utilities for your voucher size. Each PHA sets its own, usually between 90% and 110% of HUD's Fair Market Rent for the area (24 CFR 982.503). HUD publishes Fair Market Rents every year, generally effective October 1.

The gross rent is the landlord's rent plus any utilities you pay yourself.

The PHA's payment, called the housing assistance payment, is the lower of the payment standard minus your share, or the gross rent minus your share (24 CFR 982.505). The PHA sends that money directly to the landlord, and you pay the landlord the rest.

An example with made-up numbers

Say your adjusted monthly income is $1,500, so 30% is $450, and your PHA's payment standard for your voucher size is $1,600.

• If you rent a unit with a gross rent of $1,500, the PHA pays $1,050 ($1,500 minus $450) and you pay $450.
• If you rent a unit with a gross rent of $1,700, the PHA pays $1,150 ($1,600 minus $450) and you pay $550, because you cover the amount above the payment standard.

There is a cap on that second situation. When you first move into a unit that costs more than the payment standard, your share cannot be more than 40% of your monthly adjusted income (24 CFR 982.508). In the example, 40% of $1,500 is $600, so a $550 share is allowed. The PHA will not approve a unit that would push you over the cap.

What it costs you

Applying and getting on a waiting list cost nothing. HUD's Office of Inspector General warns that "housing authorities and government agencies will never ask you to pay for admission to housing assistance programs or to join a waitlist" (HUD OIG fraud bulletin, August 1, 2024). Scammers post fake waitlist openings on social media. Check with your PHA at the phone number on its official website, and report scams to the HUD OIG Hotline at 1-800-347-3735.

Once you have a voucher, these are your costs:

• Your monthly share of the rent, figured as shown above.
• Utilities you pay yourself, if they are not included in the rent.
• A minimum rent, if your PHA sets one. For vouchers it can be up to $50 a month (24 CFR 5.630). If you cannot pay it because of a hardship, such as losing your job or a death in the family, ask the PHA for a hardship exemption.
• A security deposit. The landlord may collect one (24 CFR 982.313), and the voucher does not pay it. Ask your PHA whether it knows of local help with deposits.

How long it takes

Most of the wait happens before you get a voucher. USA.gov says waiting lists and long waits are common because HUD and PHAs have limited funds, and PHAs may close their lists when they get too many applications. HUD's tenant page says only that waits can be lengthy, so ask your PHA how long its list is.

Here is the usual order of events:

1. Apply to a PHA. Find agencies near you in HUD's PHA contact directory. You can apply to more than one, and you don't have to live in the area to apply. Our guide on the steps to Section 8 walks through the application and the documents to gather.
2. Wait on the list. The PHA picks families by application date and any local preferences, such as for veterans or people with disabilities. Keep your address and phone number current, because a PHA can remove you if you don't respond. To check your status, see how to confirm you're on the waitlist.
3. Attend a briefing and get your voucher. When your name comes up, the PHA checks your eligibility, holds a briefing and issues the voucher. HUD says the search period is 60 to 120 days, set by the PHA. Federal rules require at least 60 days and let the PHA grant extensions (24 CFR 982.303).
4. Find a unit and submit the Request for Tenancy Approval. You and the landlord fill out this packet and return it to the PHA. The clock on your voucher pauses while the PHA reviews it.
5. Pass the inspection and rent check. The PHA inspects the unit and decides whether the rent is reasonable for the area. A PHA with up to 1,250 vouchers must do this within 15 days of your request. Larger PHAs must act within a reasonable time and aim for 15 days (24 CFR 982.305).
6. Sign the lease and move in. You, the landlord and the PHA sign the lease and contract, and payments to the landlord begin.

If your application is denied, the PHA must send you a notice that gives the reason and explains how to request an informal review (24 CFR 982.554). HUD says you typically have 10 to 14 days to ask in writing, so check the deadline in your letter right away. Free legal aid programs listed at LawHelp.org can help you prepare.

Rules you agree to once you have a voucher

HUD's tenant page and 24 CFR 982.551 set out what you must do to keep your assistance:

• Live in the unit as your only home, with only the household members the PHA has approved.
• Report changes in income or household members to the PHA. HUD says to report them immediately; your PHA's rules set the exact deadline.
• Complete the yearly income review, and give true and complete information.
• Pay your share of the rent on time and follow the lease.
• Let the PHA inspect the unit, usually every one to two years.
• Tell both the PHA and the landlord before you move out, and give the PHA a copy of any eviction notice.

The PHA verifies income with third-party sources at each review, so a new job or raise that goes unreported can come to light later and put your voucher at risk.

Moving and buying a home with a voucher

Vouchers can move with you. If you lived outside the PHA's area when you applied, you may have to rent in that area for the first 12 months. After that, you can generally move anywhere in the U.S. that has a voucher program, after you give proper notice. Our guide to transferring a Section 8 voucher to another state covers the process.

Some PHAs also let voucher holders put the assistance toward buying a home. PHAs don't have to offer this. According to HUD's homeownership program page, you must be a first-time homeowner, meet minimum income requirements and complete counseling with a HUD-approved housing counseling agency. Ask your PHA whether it takes part.

Frequently asked questions

Is Section 8 the same as the Housing Choice Voucher program?

Yes. Housing Choice Voucher is the official name of the Section 8 voucher program. HUD also runs Section 8 project-based programs, which are tied to specific buildings, so ask which kind a property or waitlist is for.

Does Section 8 pay all of my rent?

Usually not. Most people pay about 30% of their adjusted monthly income. If your income is very low or zero, your share may be the PHA's minimum rent, which can be up to $50 a month, and you can ask for a hardship exemption if you cannot pay it.

Do landlords have to accept Section 8?

It depends on where you live. HUD notes that some communities prohibit landlords from discriminating against voucher holders, so check your state and city rules or ask your PHA.

Can I apply in a different city or state?

Yes. HUD says you can apply to more than one PHA and don't have to live in the area to apply. If you are approved by a PHA where you did not live when you applied, you may need to rent there for the first 12 months.

How do I know if a waitlist opening is real?

Call the housing agency at the number on its official website or find it in HUD's PHA directory. Real PHAs never charge to apply or to join a waitlist. Don't give your Social Security number or birth date in reply to a social media ad.

Where do I check whether I might qualify for other help?

Use our benefit finder to see which programs might fit your household while you wait for a voucher. Only the agency running each program can decide if you are eligible.

Sources

• Housing Choice Voucher Tenants, U.S. Department of Housing and Urban Development, accessed October 2026
• HCV Homeownership Program, U.S. Department of Housing and Urban Development, accessed October 2026
• PHA Contact Information, U.S. Department of Housing and Urban Development, accessed October 2026
• Housing choice voucher (Section 8), USA.gov, accessed October 2026
• 24 CFR Part 982, Section 8 Tenant-Based Assistance: Housing Choice Voucher Program, Electronic Code of Federal Regulations, accessed October 2026
• 24 CFR Part 5, Subpart F, Section 8 and Public Housing: Rent and Income, Electronic Code of Federal Regulations, accessed October 2026
• HUD Income Limits, HUD Office of Policy Development and Research, accessed October 2026
• FY 2026 Income Limits Summary: Phoenix-Mesa-Chandler, AZ MSA, HUD Office of Policy Development and Research, accessed October 2026
• HUD Fair Market Rents, HUD Office of Policy Development and Research, accessed October 2026
• Beware Of Fake Assisted-Housing Waitlists, HUD Office of Inspector General, accessed October 2026