Free Guide to Section 8 Housing Programs and Options

What Section 8 Housing Is and How It Works

Section 8 is a federal program run by the U.S. Department of Housing and Urban Development (HUD). The program helps people with lower incomes pay rent for private apartments and homes. Instead of living in government-owned housing projects, Section 8 participants rent from private landlords while the government pays a portion of the rent directly to the landlord.

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The program began in 1974 and has grown significantly. As of 2023, approximately 2.2 million households receive Section 8 support across the United States. The way it works is straightforward: if you're accepted into the program, you search for an apartment on the private rental market. Once you find a place the landlord is willing to rent through Section 8, HUD pays the landlord a portion of your rent—typically between 75% and 90% depending on your income. You pay the remaining portion, usually called your "tenant contribution."

The amount HUD pays is based on the "Fair Market Rent" (FMR) for your area. HUD calculates FMRs annually for different apartment sizes in each region. For example, in 2023, the FMR for a two-bedroom apartment in Denver, Colorado was approximately $1,550 per month, while in rural Mississippi it was around $750. Your portion of rent is typically capped at 30% of your household income, which is why the program makes housing more affordable for low-income families.

One important aspect of Section 8 is that it's portable in most cases. If you move to a different city or state, you can usually transfer your Section 8 voucher to use in your new location. This flexibility has made the program attractive to families who need to relocate for employment or other reasons. However, some housing authorities have limited portability, so this would be worth researching for your specific situation.

Practical takeaway: Section 8 allows you to choose where to live in the private rental market while the government shares your rent burden. Understanding this basic structure helps you see how the program could fit into your housing plans.

Types of Section 8 Programs and Variations

While most people think of Section 8 as a single program, there are actually several variations designed for different situations. The most common is the Housing Choice Voucher Program, which is what most people refer to as "Section 8." This program gives you a voucher you can use to rent any apartment from a willing landlord, within certain price limits. You have the freedom to choose where to live, and the voucher goes with you.

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Another variation is Project-Based Rental Assistance, where HUD money is attached to specific apartment buildings rather than to individual tenants. In these situations, the affordable rent is tied to the building itself. If you move out, the affordable rent stays with the building for the next tenant. There are approximately 1.2 million households living in project-based units nationwide. These buildings are still privately owned and operated, but the subsidy is location-specific rather than tenant-specific.

Some Section 8 programs have special purposes. The Family Unification Program (FUP) is designed for families with children who are homeless or at risk of homelessness. Another specialized program is for non-elderly persons with disabilities. Veterans also have access to specialized rental vouchers through the HUD-Veterans Affairs Supportive Housing (HUD-VASH) program, which combines Section 8 vouchers with supportive services. As of 2023, over 70,000 veterans were receiving HUD-VASH assistance.

Some areas also operate Moving to Work (MTW) programs, which are demonstrations that allow certain housing authorities to modify their Section 8 programs within federal guidelines. These might include different rent contribution amounts, different procedures, or other variations. If you live in one of these 39 MTW communities, the specific rules might differ from standard Section 8 programs.

Additionally, some housing authorities operate "Project-Based Vouchers," where traditional Housing Choice Vouchers are attached to specific developments for a set period. This gives developers incentive to create affordable housing while still giving tenants some of the flexibility of regular vouchers.

Practical takeaway: Section 8 comes in multiple forms designed for different needs. Learning which variation exists in your area helps you understand what options might be available to you.

Income Limits and Rent Payment Requirements

To explore Section 8 options, you'll need to understand how income limits work. Most housing authorities set income limits at or below 50% of the area median income (AMI), though some go up to 80% AMI. Area median income varies significantly by location. In San Jose, California, the 2023 AMI for a family of four was $140,200, so 50% AMI would be $70,100. In rural Appalachia, the AMI for a family of four might be $50,000, making 50% AMI around $25,000.

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What counts as "income" for Section 8 purposes includes wages from employment, self-employment income, Social Security, disability payments, unemployment benefits, child support, alimony, and most other regular income sources. However, certain income is excluded, such as income from foster children, some educational grants, and energy assistance payments. If you're unsure whether a specific income source counts, you would need to discuss this directly with your local housing authority.

Once you're participating in Section 8, your rent contribution is typically 30% of your adjusted gross income. "Adjusted" means certain deductions apply—for example, families with elderly members or persons with disabilities may receive income deductions. If your household income is $2,000 per month, your contribution would typically be $600. If HUD's portion is $800, your total rent would be $1,400, and the landlord would receive $800 from HUD and $600 from you.

It's important to understand that your rent contribution can change. If your income increases, your rent contribution increases. Conversely, if your income decreases, your contribution may decrease. Housing authorities typically recertify income annually, though some do it every two years. You're required to report significant income changes to your housing authority, and failing to do so can result in program termination.

Some housing authorities also charge an administrative fee in addition to rent, though this is less common with Housing Choice Vouchers. Project-based programs sometimes have higher contributions from tenants, typically 25-40% of income depending on the specific program.

Practical takeaway: Your rent cost in Section 8 is directly tied to your income and usually caps at 30%. Understanding how income is calculated and reported helps you manage your housing costs accurately.

How to Learn About Section 8 in Your Area

Section 8 programs are administered locally through Public Housing Authorities (PHAs) in each region. Every state, most counties, and many cities have a PHA that manages the Housing Choice Voucher program and other rental assistance. The first step in learning about Section 8 in your area is finding your local PHA. You can search for your housing authority using HUD's online locator tool at hud.gov, or by searching "[your city or county] public housing authority."

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Once you've identified your local PHA, you can contact them directly to request information about their programs. Most housing authorities have websites with detailed information about their programs, waiting lists, income limits, and procedures. Some publish their Admissions and Continued Occupancy Policy (ACOP) documents, which explain exactly how their programs work and what requirements exist.

Many housing authorities maintain waiting lists for Section 8 vouchers due to high demand and limited funding. As of 2023, approximately 2 million households were on waiting lists nationwide, with some lists closed in high-demand areas like San Francisco and New York City. Your local PHA can tell you whether their list is open and what the typical wait time is. Some areas have wait times of 5-10 years, while others have much shorter waits or even open vouchers.

Housing authorities typically provide information sessions or orientation meetings where staff explain the program, answer questions, and discuss next steps. Many also have printed materials or online guides. Some larger PHAs have phone lines you can call during business hours, and some offer online information portals. A few housing authorities are beginning to use online systems to provide information and manage applications, though most still rely primarily on in-person or phone contact.

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