Free Guide to San Diego Section 8 Housing Options

What Section 8 Housing Is and How It Works in San Diego

Section 8 is a federal housing program that helps low-income people pay rent. The program gets its name from Section 8 of the Housing Act of 1937, which created it. The U.S. Department of Housing and Urban Development (HUD) runs Section 8 across the country, and each city manages its own program through a local housing authority.

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In San Diego, the Housing Commission manages the Section 8 program. The way it works is straightforward: the government pays a portion of your rent directly to your landlord, and you pay the rest. This means you don't have to pay the full rent amount yourself. The government's share covers the difference between what you can afford and the actual rent.

The amount the government pays depends on your income and the size of your household. If you earn very little, the government pays more. As your income increases, you pay more and the government pays less. This is called "income-based rent." Most Section 8 participants pay between 25 and 40 percent of their gross monthly income toward rent, with the program covering the rest.

San Diego has about 25,000 Section 8 vouchers in use, according to the Housing Commission. A voucher is the document that allows you to participate in the program. However, not all vouchers are available right now. The program goes through periods when it accepts new people and periods when it doesn't, depending on funding and demand.

One important thing to understand is that Section 8 is not a one-time payment. It continues month to month as long as you remain eligible and follow the rules. You can use your voucher at any rental property where the landlord agrees to participate in the program, as long as the rent isn't higher than HUD's limit for your area.

Takeaway: Section 8 is an ongoing monthly subsidy that reduces your rent burden by having the government pay a portion directly to your landlord. Understanding this basic structure helps you see how the program could fit into your housing situation.

Income Limits and Who Can Participate

To participate in Section 8 in San Diego, your household income must fall below certain limits set by HUD. These limits change each year and vary based on family size. For 2024, HUD defines "very low-income" as 50 percent of the area median income (AMI) for San Diego County.

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San Diego County's median income for a family of four is approximately $106,800. This means that 50 percent of the median income for a family of four is around $53,400 per year, or about $4,450 per month. Most Section 8 programs prioritize people making below this amount, though some programs also serve people making up to 80 percent of the area median income.

Here are the rough 2024 income limits for San Diego County by household size at 50 percent AMI:

• One person: approximately $37,550 per year
• Two people: approximately $42,900 per year
• Three people: approximately $48,250 per year
• Four people: approximately $53,600 per year
• Five people: approximately $57,900 per year
• Six people: approximately $62,200 per year

These are gross income figures, meaning they count income before taxes. The Housing Commission counts various types of income: wages from employment, self-employment income, unemployment benefits, Social Security, disability payments, child support, alimony, and other regular income sources. If you have assets like savings accounts with over $5,000, those can also factor into calculations, though rules about assets vary.

Beyond income, the Housing Commission considers other factors. You must be at least 18 years old (or an emancipated minor), a U.S. citizen or have eligible immigration status, and have a valid Social Security number. You also cannot have been evicted from another Section 8 program for non-payment of rent within the past three years, and you cannot have a record of criminal activity involving violence or drug manufacturing.

The income limits increase slightly each year as the area median income changes. It's worth noting that San Diego's cost of living is high compared to other parts of California, which affects these calculations.

Takeaway: If your household income is below roughly $53,000 per year for a family of four, you may fall within Section 8's income range. Check the most recent income limits on the Housing Commission website, as they update annually.

How to Learn About Openings and Waiting Lists

The San Diego Housing Commission maintains a waiting list for Section 8 vouchers. However, the waiting list is not always open. The Commission opens and closes the list based on funding and the number of vouchers available. Currently, the waiting list is closed, meaning new people cannot add their names. The last time it opened was in 2014, and before that it was closed for many years.

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When the waiting list is open, you can go to the San Diego Housing Commission office in person, or some jurisdictions accept applications by mail. The process involves completing a paper application or online form with information about your household size, income, and current housing situation. The Housing Commission then places your name on the waiting list based on the date you submit your application.

Waiting times can be extremely long. People who applied when the list was open in 2014 are still waiting for vouchers ten years later. This reflects how much greater the demand is than the supply of vouchers in San Diego County. The Housing Commission prioritizes certain groups, such as people experiencing homelessness, victims of domestic violence, people with disabilities, and extremely low-income households.

To find out whether the waiting list is open, you can contact the San Diego Housing Commission directly. Their main office is located at 1122 Broadway, San Diego, CA 92101. You can call them at (619) 578-7500 or visit their website at sdhc.org. They maintain current information about whether applications are being accepted.

Some San Diego neighborhoods and cities manage their own Section 8 programs separate from the Housing Commission. For example, the City of San Diego Office of Homeless Services and the local housing authority may have different programs. It's worth asking about programs in your specific neighborhood or city if you want to explore all options.

You can also contact HUD's San Diego Field Office to learn about Section 8 in your area. They maintain information about all housing programs serving the region. Their contact information is available on the HUD website at hud.gov.

Takeaway: The San Diego Housing Commission waiting list is currently closed, but it's important to stay informed about when it might reopen. Contact the Housing Commission directly to get the most current information about opportunities in your area.

Requirements and Rules for Section 8 Tenants

If you receive a Section 8 voucher, you must follow specific rules to keep it. These rules protect both you and your landlord and ensure the program runs fairly. The Housing Commission outlines these requirements clearly, and understanding them helps you maintain your housing stability.

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First, you must live in the housing unit you lease with your voucher. You cannot use it to help someone else pay rent, and the person whose name is on the lease must live there. If you move out, your voucher ends. You also cannot sublet the apartment or rent it to someone else. The unit must be your primary residence.

You must report changes in your household income to the Housing Commission within 30 days. This includes if someone moves into or out of your apartment, if you get a job, lose a job, or have a significant change in income. Failing to report changes can result in overpayment of the subsidy, which you may owe back to the program. The Housing Commission conducts periodic reviews of your income, usually once a year, to make sure your rent calculation is correct.

Your rental unit must pass a Housing Quality Standards inspection. This means the unit must be safe, clean, and in good condition. The Housing Commission inspects the property before you move in and periodically after that. Issues like broken locks, lack of hot water, roof leaks, broken windows, or infestations can cause a unit to fail inspection. If your unit fails, your landlord must make repairs before