Learn About Section 8 Housing in Kentucky

Understanding Section 8 Housing Programs in Kentucky

Section 8 housing is a federal program that helps people with lower incomes pay for rental housing. The program gets its name from Section 8 of the Housing Act of 1937, which established the legal framework for this assistance. In Kentucky, Section 8 is administered through local housing authorities in each county and city. These housing authorities work with the U.S. Department of Housing and Urban Development (HUD) to run the program.

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The basic structure of Section 8 is straightforward: the government provides money to help pay a portion of rent, and the tenant pays the rest. A household typically contributes about 30 percent of its gross monthly income toward rent, while the housing authority pays the difference, up to a certain limit called the Fair Market Rent (FMR). The Fair Market Rent varies by county in Kentucky because housing costs differ across the state. For example, the FMR for a two-bedroom apartment in Jefferson County (Louisville area) differs significantly from a two-bedroom in a rural county like Owsley County.

Kentucky has approximately 28,000 Section 8 vouchers distributed across the state's housing authorities. These vouchers represent the funding available to help households afford housing. However, the number of available vouchers is much smaller than the number of people seeking assistance, which means waiting lists exist in most Kentucky counties. Some housing authorities have closed their waiting lists entirely due to high demand.

The program works with private landlords who choose to participate. Landlords must maintain their properties to certain standards and follow program rules. Tenants can search for rental units throughout their county and some neighboring areas, then work with a housing authority to negotiate the lease with the landlord.

Takeaway: Section 8 is a rental assistance program where the government pays part of your rent based on your income. The program exists in every Kentucky county, though availability varies by location.

Income Limits and How They Work in Kentucky

Section 8 programs across Kentucky have income limits that determine who may be served. These limits are based on the Area Median Income (AMI) for each county. The U.S. Department of Housing and Urban Development sets these income limits yearly, and they often increase slightly from year to year. The limits are typically set at 50 percent of the area's median income, though housing authorities have some flexibility in their policies.

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To understand income limits practically: in Jefferson County (Louisville), the 2024 income limit for a family of four is approximately $40,650 annually, or about $3,388 monthly. For a single person, the limit is around $28,450 annually. These numbers fluctuate based on HUD's calculations of what median income looks like in that specific area. Rural counties in Kentucky, where median incomes are lower, have correspondingly lower income limits. For instance, a county in eastern Kentucky might have limits 15-20 percent lower than Jefferson County.

Housing authorities count income differently than most people think. They include wages, Social Security, disability payments, unemployment benefits, child support, and other regular income sources. They typically exclude certain types of income such as one-time payments or money that will stop soon. Some types of assistance programs don't count as income for Section 8 purposes.

Income limits apply to initial placement into the program—that is, when someone first receives a voucher. After admission, the income rules change. Some housing authorities use "income recertification," meaning they review household income periodically to ensure it still meets program standards. However, households that exceed income limits after being admitted are often allowed to stay in the program, though their rent contribution may increase.

Families with multiple income sources should expect that all income will be counted. For example, if both spouses work, both incomes count. If household members receive disability payments or veteran's benefits, those count too. The key is that housing authorities are looking at total household income across all members living in the unit.

Takeaway: Section 8 income limits vary by county and family size. You can find your specific county's limits by contacting the local housing authority, and the limits are updated each year by HUD.

The Process for Getting on a Waiting List in Kentucky

The first practical step for anyone interested in Section 8 in Kentucky is understanding the waiting list process. Each county's housing authority maintains its own waiting list and sets its own procedures. There is no single statewide waiting list. Instead, someone interested in the program must contact the specific housing authority in the county where they live or want to live.

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The waiting list process typically involves filling out a form with personal and household information. The housing authority will ask about household members, income sources, current housing situation, and other relevant details. This is an informational step to gather data; it is not the same as receiving program benefits. Completing the form does not mean the program will serve you, but rather that you are expressing interest in the program and allowing the housing authority to maintain your information.

Kentucky housing authorities use different systems for their waiting lists. Some use first-come, first-served lists, meaning that when funding becomes available, the next person on the list is served. Others use a preference system that prioritizes certain groups, such as people experiencing homelessness, people with disabilities, or those living in substandard housing. Understanding your local housing authority's specific system matters because it affects how long you might wait and whether certain circumstances might move you up the list.

Wait times in Kentucky vary widely. In some rural counties with less demand, people may be called within months. In Louisville's Jefferson County Housing Authority, which serves a large population, the waiting list has been closed multiple times due to extremely high demand. When it does open, people may wait several years before being called. Bowling Green, Lexington, and other mid-sized cities fall somewhere in between. As of 2023, some Kentucky housing authorities reported waiting lists of 2-5 years for new admissions.

It is important to stay in contact with your local housing authority during the waiting period. If your contact information changes, you should notify them. Some housing authorities will remove people from waiting lists if they cannot reach them or if the person's circumstances have significantly changed.

Takeaway: Getting on a Section 8 waiting list requires contacting your county's housing authority directly. Wait times and procedures differ across Kentucky counties, so you need information specific to your location.

Using a Section 8 Voucher to Find Housing

Once a household receives a Section 8 voucher, the next phase involves finding a rental unit. This is where the reality of the program becomes clear. Tenants have choices about where to live, but they must find a landlord willing to participate in the program. Not all landlords accept Section 8 vouchers.

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The process begins with searching for available rental units. A tenant can look through classified advertisements, online rental websites, or work with real estate agents who know the local rental market. The housing authority provides the tenant with the Fair Market Rent amount for different bedroom sizes in their area. This is the maximum amount the housing authority will pay toward rent. If a tenant finds a unit that costs more than the FMR, they would need to pay the difference out of pocket, which may not be affordable.

Once a tenant finds a unit they are interested in, they must inform the landlord that they have a Section 8 voucher. This is the point where landlord participation becomes crucial. Some landlords actively recruit Section 8 tenants because it provides stable, government-backed rent payments. Others are reluctant because they believe the program involves more paperwork, inspections, and regulations than traditional rental relationships. Unfortunately, some landlords avoid Section 8 entirely for reasons that may not be rational but reflect their personal preferences.

If a landlord is willing to work with Section 8, the next step is a lease negotiation. The lease must comply with HUD regulations and state law. The housing authority reviews the lease to ensure it meets program standards. The unit must also pass an inspection to verify it meets housing quality standards. These standards include functioning plumbing, adequate heating and cooling, working electrical systems, and safe conditions. The inspection is designed to protect tenants by ensuring units are habitable.

Kentucky law prohibits housing discrimination based on source of income in most cases, though some exceptions apply. This means that landlords cannot automatically refuse a tenant simply because they have a Section 8 voucher. However, discrimination can be hard to prove, and landlords can refuse tenants for other stated reasons. If you experience suspected discrimination, you can report it to the Fair Housing Center or HUD's Office of Fair Housing and Equal Opportunity.