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A comprehensive guide covering eligibility requirements, waitlist realities, benefit calculations, application steps, and what happens after receiving your voucher.
IMPORTANT: This guide provides factual information about the Section 8 program based on official HUD data and real program requirements. In 10 minutes, you’ll understand how 2.3 million American families navigate this process — no guarantees, just facts.
Section 8 Housing Choice Voucher
Social Benefits
What makes Section 8 different from other housing assistance
Section 8, officially the Housing Choice Voucher Program, stands apart from traditional public housing because it offers genuine choice.
Instead of being assigned to a specific building, you choose your own housing in the private rental market. The government subsidizes part of your rent, you pay the rest based on your income.
The program’s reach is substantial:
- 2.3 million households currently receive vouchers
- 5.2 million Americans live in Section 8 housing
- 75% of new vouchers go to families earning under 30% of area median income
- Average household income: $17,201/year
- Average government subsidy: $1,630/month
- Average tenant payment: $421/month
The catch? Demand far exceeds supply. The program serves approximately 1 in 4 eligible households nationwide. Waitlists in major cities can extend 5-20 years, and many local programs remain closed to new applicants.
Section 8 isn’t a quick solution — it’s a long-term process that requires patience, organization, and realistic expectations.
Who qualifies for Section 8 (actual eligibility requirements)
Eligibility is determined by your local Public Housing Agency (PHA), but federal guidelines create baseline standards nationwide.
Income limits
Your household income must fall below specific thresholds established for your area. These limits consider:
- Area Median Income (AMI) of your city/county
- Household size (number of people)
- Local cost of living
Critical fact: At least 75% of new vouchers must go to families classified as « extremely low income » — earning below 30% of area median income.
For context, 30% AMI typically means:
- Single person: approximately $17,000/year
- Family of 3: approximately $29,500/year
- Family of 4: approximately $34,000/year
These numbers vary significantly by location. A family earning $35,000 might qualify in expensive cities like San Francisco but exceed limits in rural areas.
Citizenship and immigration status
Applicants must be:
- U.S. citizens, OR
- Non-citizens with eligible immigration status, OR
- Mixed-status families (where at least one member qualifies)
Background and history
PHAs typically review:
- Rental history and previous evictions
- Criminal background (policies vary by location)
- Previous participation in housing programs
- Outstanding debts to other housing authorities
Reality check: Having past issues doesn’t automatically disqualify you, but PHAs have discretion in their acceptance policies. Requirements vary significantly between jurisdictions.
How Section 8 benefit amounts are calculated
There’s no « standard voucher amount » that applies to everyone. Your subsidy depends on multiple factors intersecting.
The four components
1. Your income-based contribution
You typically pay 30% of your adjusted income toward housing costs.
Adjusted income = gross income minus allowable deductions:
- $480 per dependent under age 18
- $480 per full-time student
- Elderly/disabled household deductions
- Childcare expenses (for work/school)
- Medical expenses exceeding 3% of income (for elderly/disabled)
Example:
- Gross monthly income: $1,800
- Two children: -$80 deduction
- Adjusted monthly income: $1,720
- Your rent portion: approximately $516 (30% of $1,720)
2. Payment standard (area-specific ceiling)
Each PHA sets a payment standard based on:
- HUD’s Fair Market Rent (FMR) data for the area
- Unit size needed (based on household composition)
- Local housing market conditions
Payment standards typically range 90-110% of Fair Market Rent.
3. Actual unit cost
The total housing cost includes:
- Monthly rent charged by landlord
- Utilities NOT included in rent
- Other housing-related charges
Important: If utilities aren’t included in rent, the PHA provides a utility allowance — an estimated amount subtracted from your rent portion.
4. Rent reasonableness determination
Even after finding a unit, the PHA must approve the proposed rent by confirming:
- Amount aligns with comparable units in the neighborhood
- Rent doesn’t exceed payment standards
- Price is reasonable for local market conditions
Bottom line: Your voucher subsidy = (Approved rent + utilities) – (Your 30% contribution + utility allowance). The PHA pays their portion directly to your landlord each month.
The application process: Step-by-step reality
Step 1: Find your local PHA
Section 8 is administered locally, not federally. There is no single national application.
Find your PHA through:
- HUD’s official PHA contact directory
- Your city or county housing authority website
- Local government office inquiries
What to check immediately:
- Is the waitlist currently open for applications?
- How do they accept applications (online/in-person/mail)?
- Are there local preferences that might affect your priority?
- What documents are required?
Reality: Many PHAs keep waitlists closed for years due to overwhelming demand. Some only open for brief windows (24-48 hours) before closing again.
Step 2: Apply when the waitlist opens
When applications are accepted:
- Read all instructions completely before starting
- Gather required documents in advance
- Complete the application accurately and fully
- Save all confirmations (emails, screenshots, receipts)
Typically required documents:
- Government-issued ID for all adult household members
- Social Security cards for everyone
- Birth certificates for children
- Proof of income (pay stubs, tax returns, benefit letters)
- Current address verification
Critical: Missing information or errors can delay processing or cause rejection. Double-check everything before submission.
Step 3: The waitlist period
For most applicants, this is the longest phase — often multiple years.
Your responsibilities during the wait:
- Maintain eligibility (income shouldn’t exceed limits)
- Stay reachable (update contact information immediately)
Update your PHA immediately if these change:
- Phone number
- Email address
- Mailing address
- Income status
- Household composition
Harsh reality: Many people lose their place on waitlists simply because the PHA couldn’t contact them when their turn arrived. Some PHAs send only one notification attempt.
Step 4: Verification and interview
When your name reaches the top of the waitlist, you’ll receive notification to:
- Attend an eligibility interview (in-person or virtual)
- Submit current verification documents
- Provide updated household information
Updated documents typically required:
- Recent proof of income (last 3 months)
- Bank statements
- Asset verification
- Rental references
- Employer verification
Timeline: Most PHAs give 10-14 days to respond. Missing this window can result in being skipped or removed from the list.
Step 5: Briefing and voucher issuance
After verification approval, you’ll attend a program briefing covering:
- Your rights and responsibilities as a voucher holder
- How much time you have to find housing (typically 60-120 days)
- Unit size you’re approved for
- Payment standards for your area
- How to request unit inspections
- Portability rules (moving to other jurisdictions)
You receive:
- Official voucher
- Request for Tenancy Approval forms
- List of program rules
- Information about extensions (if available)
What you can and cannot control in the Section 8 process
Understanding what’s within your control helps set realistic expectations.
What you CANNOT control or accelerate
Waitlist movement
- Your position is determined by application date and local preferences
- You cannot « skip ahead » unless you qualify for specific priority categories (veteran status, homelessness, domestic violence survivor, etc.)
- PHAs cannot issue more vouchers than federal funding allows
Processing timelines
- Government agencies work on fixed schedules
- Inspections take 7-14 days to schedule
- Lease approvals follow standardized review periods
- Re-inspections add additional weeks if units fail
Landlord availability
- Not all landlords accept Section 8 vouchers
- Some states prohibit source-of-income discrimination, others don’t
- Market conditions affect available units
What you CAN control to avoid delays
After receiving your voucher:
1. Start searching immediately Don’t waste even one day of your voucher deadline. Contact multiple landlords within the first week.
2. Have documents organized Create a folder (physical or digital) with:
- Copy of your voucher
- Request for Tenancy Approval forms
- Photo ID
- Recent pay stubs or income verification
- Rental references
- Any other documents your PHA mentioned
3. Choose strategically Well-maintained units have higher inspection pass rates. Look for:
- Functional smoke detectors and carbon monoxide alarms
- No visible damage (holes in walls, broken windows)
- Working plumbing and electrical systems
- No signs of pest infestation
- Clean, maintained common areas
4. Communicate professionally with landlords Use clear, organized messaging that explains the process simply and positions you as a reliable tenant.
5. Respond to PHA requests promptly When inspections are scheduled or paperwork is needed, treat it as urgent. Delays on your end waste precious voucher time.
6. Know when to request extensions If your deadline approaches and you haven’t secured housing, request an extension before the deadline expires. Some PHAs grant one 30-60 day extension with valid justification.
After receiving your voucher: The 60-120 day challenge
Receiving your voucher starts a new phase with strict deadlines.
Timeline you’re working against
Most PHAs provide 60-120 days to:
- Find a willing landlord
- Submit Request for Tenancy Approval
- Pass unit inspection
- Get lease approved
- Sign lease and move in
If you don’t complete this process within the deadline:
- Your voucher may be revoked
- You return to the waitlist (or are removed entirely)
- Some PHAs allow one extension, others don’t
Finding landlords who accept vouchers
Reality: In jurisdictions without source-of-income discrimination laws, landlords can legally refuse Section 8 vouchers.
States/cities with source-of-income protections (landlords cannot discriminate): California, Connecticut, Delaware, DC, Maine, Maryland, Massachusetts, Minnesota, New Jersey, New York, North Dakota, Oklahoma, Oregon, Utah, Vermont, Virginia, Washington, Wisconsin
In states without protections, expect:
- Some landlords to decline immediately
- Need to contact many landlords to find accepting properties
- Possible discrimination despite voucher in hand
The inspection process
Once you find a willing landlord, the unit must pass HUD’s Housing Quality Standards inspection.
Common reasons units fail inspection:
- Missing or non-functional smoke/CO detectors
- Broken windows or damaged screens
- Plumbing leaks or non-working fixtures
- Electrical hazards (exposed wiring, broken outlets)
- Pest infestations (roaches, rodents, bedbugs)
- Peeling lead paint in pre-1978 buildings
- Structural issues (significant holes, damaged flooring)
- Inadequate heating or cooling systems
- Blocked exits or unsafe conditions
Timeline impact:
- Initial inspection: 7-14 days to schedule
- If unit fails: landlord must make repairs
- Re-inspection: another 7-14 days
- Each failure cycle uses 2-4 weeks of your voucher deadline
Strategy: Before requesting inspection, walk through the unit yourself. Note obvious issues and ask the landlord if they can address them beforehand.
Lease approval and move-in
Once the unit passes inspection:
- PHA reviews and approves the lease
- PHA and landlord sign Housing Assistance Payment (HAP) contract
- You sign lease with landlord
- Payments begin
You pay your portion directly to the landlord. The PHA pays their subsidy portion directly to the landlord each month. You never handle the subsidy money.
Your ongoing responsibilities:
- Pay your rent portion on time monthly
- Report income changes within 10 days
- Maintain the unit in good condition
- Allow annual inspections
- Follow all lease terms
- Notify PHA before moving
Violation consequences: Breaking program rules can result in voucher termination and potential repayment of subsidy amounts.
Message templates for contacting landlords
Quick inquiry (text/online listing)
« Hello, I’m interested in your [UNIT TYPE] at [ADDRESS]. I have a Housing Choice Voucher (Section 8). The housing authority pays their portion directly to landlords monthly after lease approval and inspection. Are you accepting applications? »
Direct and professional (email)
Subject: Inquiry about [ADDRESS] – Section 8 Voucher Holder
Hello,
I’m [YOUR NAME], and I’m interested in your rental at [ADDRESS].
I hold a Housing Choice Voucher through [PHA NAME]. The program works as follows:
- I pay my portion of rent based on my income
- The housing authority pays the remaining portion directly to you each month
- The unit undergoes a safety inspection (free, scheduled by the agency)
- Once approved, you receive guaranteed monthly payments
I have stable income from [EMPLOYMENT/INCOME SOURCE], strong references, and all required documents ready. I can begin the approval process immediately.
Would you be open to discussing this further?
Thank you, [YOUR NAME] [PHONE] | [EMAIL]
Formal inquiry (property management companies)
Subject: Rental Application Inquiry – [PROPERTY ADDRESS]
Dear [PROPERTY MANAGER/LANDLORD NAME],
I am writing to inquire about the availability of [UNIT TYPE] at [PROPERTY ADDRESS].
I am a participant in the Housing Choice Voucher Program (Section 8) administered by [PHA NAME]. I would like to provide information about how this program benefits property owners:
Consistent payment: The housing authority’s portion is paid directly to you monthly via electronic transfer or check.
Professional oversight: The program includes annual inspections ensuring the property maintains safety standards.
Verified tenant: Voucher holders undergo income verification and background screening by the housing authority.
I am currently employed at [EMPLOYER/INCOME DESCRIPTION], maintain good credit, and have positive rental history. I have all necessary documentation prepared and am available to begin the approval process promptly.
I would appreciate the opportunity to schedule a viewing and discuss next steps.
Thank you for your consideration.
Sincerely, [YOUR NAME] [PHONE NUMBER] [EMAIL ADDRESS]
Frequently asked questions
How long are Section 8 waitlists?
Waitlist length varies dramatically by location. Major metropolitan areas often have 5-10 year waits or longer. Smaller cities might be 1-3 years. Some PHAs have waitlists exceeding 20 years and remain closed to new applications.
Check your local PHA’s website for current waitlist status.
Can I use my voucher in a different city?
Yes, through portability. After residing in your initial unit for 12 months, you can transfer your voucher to another PHA jurisdiction anywhere in the United States.
New voucher holders must initially lease within their issuing PHA’s jurisdiction for the first year (exception: if you already lived outside that jurisdiction when you applied).
What disqualifies someone from Section 8?
Common disqualifications include:
- Income exceeds area limits
- Previous eviction from public housing for drug-related criminal activity
- Lifetime registered sex offender status
- Methamphetamine production conviction on federally-assisted property
- Current illegal drug use or alcohol abuse that threatens health/safety
- Outstanding debt to another housing authority
- Fraud in previous housing assistance applications
Important: Policies vary by PHA. Some circumstances allow appeals or waivers depending on time elapsed and rehabilitation.
Can landlords legally refuse Section 8?
It depends on your location.
States and cities with source-of-income discrimination laws prohibit landlords from refusing vouchers. These include California, Connecticut, Delaware, DC, Maine, Maryland, Massachusetts, Minnesota, New Jersey, New York, North Dakota, Oklahoma, Oregon, Utah, Vermont, Virginia, Washington, and Wisconsin.
In states without these protections, landlords can legally decline Section 8 vouchers.
What happens if I can’t find housing within my voucher deadline?
Contact your PHA before your deadline expires to request an extension. Many PHAs grant one 30-60 day extension if you can demonstrate good-faith search efforts.
Required for extension approval:
- Documentation of landlord contacts
- Valid reason for additional time
- Continued eligibility
If you don’t secure housing even with extension, your voucher is typically revoked. Policies on returning to the waitlist vary by PHA.
Does my rent stay the same if my income increases?
No. You must report income changes within 10 days. The PHA will recalculate your rent portion (remember, you pay 30% of adjusted income).
If your income increases:
- Your portion increases
- Government subsidy decreases
- You keep your voucher unless income exceeds 80% of area median income (rare for Section 8 recipients)
Are utilities included in Section 8?
It depends on the lease.
If utilities are included in rent: you pay nothing additional.
If utilities are NOT included: you pay them directly to utility companies. However, the PHA provides a utility allowance — an estimated monthly utility cost that reduces your rent portion.
Example:
- Rent: $1,200
- Your 30% portion: $400
- Utility allowance: $100
- Your actual rent payment to landlord: $300
- You pay utilities directly (estimated $100, but varies with actual use)
Conclusion
Section 8 provides rental assistance to 2.3 million American households because the program addresses a real need for affordable housing among low-income families.
However, success in this program requires understanding it as a long-term process, not an immediate solution.
Key realities to remember:
The waitlist is often years long. Patience is required. Many PHAs have closed lists or extremely long waits.
Receiving a voucher starts a deadline-driven phase. You typically have 60-120 days to find approved housing. Organization and persistence matter during this period.
Not all landlords participate. In states without source-of-income protections, finding accepting landlords takes effort and multiple contacts.
You cannot accelerate the waitlist, but you can avoid delays after receiving your voucher by staying organized, responding promptly to PHA requests, and choosing well-maintained units likely to pass inspection.
For families earning under $30,000/year, this program can provide stable housing at 30% of income — a significant difference from market-rate rents. The process is complex and slow, but understanding how it works helps you navigate it effectively.
DISCLAIMER
Attention: This website is an independent editorial platform and has no affiliation, partnership, sponsorship, or connection with the U.S. Department of Housing and Urban Development (HUD), any Public Housing Agency (PHA), or the Section 8 Housing Choice Voucher Program. All content published here is for informational and educational purposes only and may change as program policies are updated. We recommend always confirming rules, policies, and specific details directly through official HUD channels and your local PHA.
What makes Section 8 different from other housing assistance
Section 8, officially the Housing Choice Voucher Program, stands apart from traditional public housing because it offers genuine choice.
Instead of being assigned to a specific building, you choose your own housing in the private rental market. The government subsidizes part of your rent, you pay the rest based on your income.
The program’s reach is substantial:
- 2.3 million households currently receive vouchers
- 5.2 million Americans live in Section 8 housing
- 75% of new vouchers go to families earning under 30% of area median income
- Average household income: $17,201/year
- Average government subsidy: $1,630/month
- Average tenant payment: $421/month
The catch? Demand far exceeds supply. The program serves approximately 1 in 4 eligible households nationwide. Waitlists in major cities can extend 5-20 years, and many local programs remain closed to new applicants.
Section 8 isn’t a quick solution — it’s a long-term process that requires patience, organization, and realistic expectations.
Who qualifies for Section 8 (actual eligibility requirements)
Eligibility is determined by your local Public Housing Agency (PHA), but federal guidelines create baseline standards nationwide.
Income limits
Your household income must fall below specific thresholds established for your area. These limits consider:
- Area Median Income (AMI) of your city/county
- Household size (number of people)
- Local cost of living
Critical fact: At least 75% of new vouchers must go to families classified as « extremely low income » — earning below 30% of area median income.
For context, 30% AMI typically means:
- Single person: approximately $17,000/year
- Family of 3: approximately $29,500/year
- Family of 4: approximately $34,000/year
These numbers vary significantly by location. A family earning $35,000 might qualify in expensive cities like San Francisco but exceed limits in rural areas.
Citizenship and immigration status
Applicants must be:
- U.S. citizens, OR
- Non-citizens with eligible immigration status, OR
- Mixed-status families (where at least one member qualifies)
Background and history
PHAs typically review:
- Rental history and previous evictions
- Criminal background (policies vary by location)
- Previous participation in housing programs
- Outstanding debts to other housing authorities
Reality check: Having past issues doesn’t automatically disqualify you, but PHAs have discretion in their acceptance policies. Requirements vary significantly between jurisdictions.
How Section 8 benefit amounts are calculated
There’s no « standard voucher amount » that applies to everyone. Your subsidy depends on multiple factors intersecting.
The four components
1. Your income-based contribution
You typically pay 30% of your adjusted income toward housing costs.
Adjusted income = gross income minus allowable deductions:
- $480 per dependent under age 18
- $480 per full-time student
- Elderly/disabled household deductions
- Childcare expenses (for work/school)
- Medical expenses exceeding 3% of income (for elderly/disabled)
Example:
- Gross monthly income: $1,800
- Two children: -$80 deduction
- Adjusted monthly income: $1,720
- Your rent portion: approximately $516 (30% of $1,720)
2. Payment standard (area-specific ceiling)
Each PHA sets a payment standard based on:
- HUD’s Fair Market Rent (FMR) data for the area
- Unit size needed (based on household composition)
- Local housing market conditions
Payment standards typically range 90-110% of Fair Market Rent.
3. Actual unit cost
The total housing cost includes:
- Monthly rent charged by landlord
- Utilities NOT included in rent
- Other housing-related charges
Important: If utilities aren’t included in rent, the PHA provides a utility allowance — an estimated amount subtracted from your rent portion.
4. Rent reasonableness determination
Even after finding a unit, the PHA must approve the proposed rent by confirming:
- Amount aligns with comparable units in the neighborhood
- Rent doesn’t exceed payment standards
- Price is reasonable for local market conditions
Bottom line: Your voucher subsidy = (Approved rent + utilities) – (Your 30% contribution + utility allowance). The PHA pays their portion directly to your landlord each month.
The application process: Step-by-step reality
Step 1: Find your local PHA
Section 8 is administered locally, not federally. There is no single national application.
Find your PHA through:
- HUD’s official PHA contact directory
- Your city or county housing authority website
- Local government office inquiries
What to check immediately:
- Is the waitlist currently open for applications?
- How do they accept applications (online/in-person/mail)?
- Are there local preferences that might affect your priority?
- What documents are required?
Reality: Many PHAs keep waitlists closed for years due to overwhelming demand. Some only open for brief windows (24-48 hours) before closing again.
Step 2: Apply when the waitlist opens
When applications are accepted:
- Read all instructions completely before starting
- Gather required documents in advance
- Complete the application accurately and fully
- Save all confirmations (emails, screenshots, receipts)
Typically required documents:
- Government-issued ID for all adult household members
- Social Security cards for everyone
- Birth certificates for children
- Proof of income (pay stubs, tax returns, benefit letters)
- Current address verification
Critical: Missing information or errors can delay processing or cause rejection. Double-check everything before submission.
Step 3: The waitlist period
For most applicants, this is the longest phase — often multiple years.
Your responsibilities during the wait:
- Maintain eligibility (income shouldn’t exceed limits)
- Stay reachable (update contact information immediately)
Update your PHA immediately if these change:
- Phone number
- Email address
- Mailing address
- Income status
- Household composition
Harsh reality: Many people lose their place on waitlists simply because the PHA couldn’t contact them when their turn arrived. Some PHAs send only one notification attempt.
Step 4: Verification and interview
When your name reaches the top of the waitlist, you’ll receive notification to:
- Attend an eligibility interview (in-person or virtual)
- Submit current verification documents
- Provide updated household information
Updated documents typically required:
- Recent proof of income (last 3 months)
- Bank statements
- Asset verification
- Rental references
- Employer verification
Timeline: Most PHAs give 10-14 days to respond. Missing this window can result in being skipped or removed from the list.
Step 5: Briefing and voucher issuance
After verification approval, you’ll attend a program briefing covering:
- Your rights and responsibilities as a voucher holder
- How much time you have to find housing (typically 60-120 days)
- Unit size you’re approved for
- Payment standards for your area
- How to request unit inspections
- Portability rules (moving to other jurisdictions)
You receive:
- Official voucher
- Request for Tenancy Approval forms
- List of program rules
- Information about extensions (if available)
What you can and cannot control in the Section 8 process
Understanding what’s within your control helps set realistic expectations.
What you CANNOT control or accelerate
Waitlist movement
- Your position is determined by application date and local preferences
- You cannot « skip ahead » unless you qualify for specific priority categories (veteran status, homelessness, domestic violence survivor, etc.)
- PHAs cannot issue more vouchers than federal funding allows
Processing timelines
- Government agencies work on fixed schedules
- Inspections take 7-14 days to schedule
- Lease approvals follow standardized review periods
- Re-inspections add additional weeks if units fail
Landlord availability
- Not all landlords accept Section 8 vouchers
- Some states prohibit source-of-income discrimination, others don’t
- Market conditions affect available units
What you CAN control to avoid delays
After receiving your voucher:
1. Start searching immediately Don’t waste even one day of your voucher deadline. Contact multiple landlords within the first week.
2. Have documents organized Create a folder (physical or digital) with:
- Copy of your voucher
- Request for Tenancy Approval forms
- Photo ID
- Recent pay stubs or income verification
- Rental references
- Any other documents your PHA mentioned
3. Choose strategically Well-maintained units have higher inspection pass rates. Look for:
- Functional smoke detectors and carbon monoxide alarms
- No visible damage (holes in walls, broken windows)
- Working plumbing and electrical systems
- No signs of pest infestation
- Clean, maintained common areas
4. Communicate professionally with landlords Use clear, organized messaging that explains the process simply and positions you as a reliable tenant.
5. Respond to PHA requests promptly When inspections are scheduled or paperwork is needed, treat it as urgent. Delays on your end waste precious voucher time.
6. Know when to request extensions If your deadline approaches and you haven’t secured housing, request an extension before the deadline expires. Some PHAs grant one 30-60 day extension with valid justification.
After receiving your voucher: The 60-120 day challenge
Receiving your voucher starts a new phase with strict deadlines.
Timeline you’re working against
Most PHAs provide 60-120 days to:
- Find a willing landlord
- Submit Request for Tenancy Approval
- Pass unit inspection
- Get lease approved
- Sign lease and move in
If you don’t complete this process within the deadline:
- Your voucher may be revoked
- You return to the waitlist (or are removed entirely)
- Some PHAs allow one extension, others don’t
Finding landlords who accept vouchers
Reality: In jurisdictions without source-of-income discrimination laws, landlords can legally refuse Section 8 vouchers.
States/cities with source-of-income protections (landlords cannot discriminate): California, Connecticut, Delaware, DC, Maine, Maryland, Massachusetts, Minnesota, New Jersey, New York, North Dakota, Oklahoma, Oregon, Utah, Vermont, Virginia, Washington, Wisconsin
In states without protections, expect:
- Some landlords to decline immediately
- Need to contact many landlords to find accepting properties
- Possible discrimination despite voucher in hand
The inspection process
Once you find a willing landlord, the unit must pass HUD’s Housing Quality Standards inspection.
Common reasons units fail inspection:
- Missing or non-functional smoke/CO detectors
- Broken windows or damaged screens
- Plumbing leaks or non-working fixtures
- Electrical hazards (exposed wiring, broken outlets)
- Pest infestations (roaches, rodents, bedbugs)
- Peeling lead paint in pre-1978 buildings
- Structural issues (significant holes, damaged flooring)
- Inadequate heating or cooling systems
- Blocked exits or unsafe conditions
Timeline impact:
- Initial inspection: 7-14 days to schedule
- If unit fails: landlord must make repairs
- Re-inspection: another 7-14 days
- Each failure cycle uses 2-4 weeks of your voucher deadline
Strategy: Before requesting inspection, walk through the unit yourself. Note obvious issues and ask the landlord if they can address them beforehand.
Lease approval and move-in
Once the unit passes inspection:
- PHA reviews and approves the lease
- PHA and landlord sign Housing Assistance Payment (HAP) contract
- You sign lease with landlord
- Payments begin
You pay your portion directly to the landlord. The PHA pays their subsidy portion directly to the landlord each month. You never handle the subsidy money.
Your ongoing responsibilities:
- Pay your rent portion on time monthly
- Report income changes within 10 days
- Maintain the unit in good condition
- Allow annual inspections
- Follow all lease terms
- Notify PHA before moving
Violation consequences: Breaking program rules can result in voucher termination and potential repayment of subsidy amounts.
Message templates for contacting landlords
Quick inquiry (text/online listing)
« Hello, I’m interested in your [UNIT TYPE] at [ADDRESS]. I have a Housing Choice Voucher (Section 8). The housing authority pays their portion directly to landlords monthly after lease approval and inspection. Are you accepting applications? »
Direct and professional (email)
Subject: Inquiry about [ADDRESS] – Section 8 Voucher Holder
Hello,
I’m [YOUR NAME], and I’m interested in your rental at [ADDRESS].
I hold a Housing Choice Voucher through [PHA NAME]. The program works as follows:
- I pay my portion of rent based on my income
- The housing authority pays the remaining portion directly to you each month
- The unit undergoes a safety inspection (free, scheduled by the agency)
- Once approved, you receive guaranteed monthly payments
I have stable income from [EMPLOYMENT/INCOME SOURCE], strong references, and all required documents ready. I can begin the approval process immediately.
Would you be open to discussing this further?
Thank you, [YOUR NAME] [PHONE] | [EMAIL]
Formal inquiry (property management companies)
Subject: Rental Application Inquiry – [PROPERTY ADDRESS]
Dear [PROPERTY MANAGER/LANDLORD NAME],
I am writing to inquire about the availability of [UNIT TYPE] at [PROPERTY ADDRESS].
I am a participant in the Housing Choice Voucher Program (Section 8) administered by [PHA NAME]. I would like to provide information about how this program benefits property owners:
Consistent payment: The housing authority’s portion is paid directly to you monthly via electronic transfer or check.
Professional oversight: The program includes annual inspections ensuring the property maintains safety standards.
Verified tenant: Voucher holders undergo income verification and background screening by the housing authority.
I am currently employed at [EMPLOYER/INCOME DESCRIPTION], maintain good credit, and have positive rental history. I have all necessary documentation prepared and am available to begin the approval process promptly.
I would appreciate the opportunity to schedule a viewing and discuss next steps.
Thank you for your consideration.
Sincerely, [YOUR NAME] [PHONE NUMBER] [EMAIL ADDRESS]
Frequently asked questions
How long are Section 8 waitlists?
Waitlist length varies dramatically by location. Major metropolitan areas often have 5-10 year waits or longer. Smaller cities might be 1-3 years. Some PHAs have waitlists exceeding 20 years and remain closed to new applications.
Check your local PHA’s website for current waitlist status.
Can I use my voucher in a different city?
Yes, through portability. After residing in your initial unit for 12 months, you can transfer your voucher to another PHA jurisdiction anywhere in the United States.
New voucher holders must initially lease within their issuing PHA’s jurisdiction for the first year (exception: if you already lived outside that jurisdiction when you applied).
What disqualifies someone from Section 8?
Common disqualifications include:
- Income exceeds area limits
- Previous eviction from public housing for drug-related criminal activity
- Lifetime registered sex offender status
- Methamphetamine production conviction on federally-assisted property
- Current illegal drug use or alcohol abuse that threatens health/safety
- Outstanding debt to another housing authority
- Fraud in previous housing assistance applications
Important: Policies vary by PHA. Some circumstances allow appeals or waivers depending on time elapsed and rehabilitation.
Can landlords legally refuse Section 8?
It depends on your location.
States and cities with source-of-income discrimination laws prohibit landlords from refusing vouchers. These include California, Connecticut, Delaware, DC, Maine, Maryland, Massachusetts, Minnesota, New Jersey, New York, North Dakota, Oklahoma, Oregon, Utah, Vermont, Virginia, Washington, and Wisconsin.
In states without these protections, landlords can legally decline Section 8 vouchers.
What happens if I can’t find housing within my voucher deadline?
Contact your PHA before your deadline expires to request an extension. Many PHAs grant one 30-60 day extension if you can demonstrate good-faith search efforts.
Required for extension approval:
- Documentation of landlord contacts
- Valid reason for additional time
- Continued eligibility
If you don’t secure housing even with extension, your voucher is typically revoked. Policies on returning to the waitlist vary by PHA.
Does my rent stay the same if my income increases?
No. You must report income changes within 10 days. The PHA will recalculate your rent portion (remember, you pay 30% of adjusted income).
If your income increases:
- Your portion increases
- Government subsidy decreases
- You keep your voucher unless income exceeds 80% of area median income (rare for Section 8 recipients)
Are utilities included in Section 8?
It depends on the lease.
If utilities are included in rent: you pay nothing additional.
If utilities are NOT included: you pay them directly to utility companies. However, the PHA provides a utility allowance — an estimated monthly utility cost that reduces your rent portion.
Example:
- Rent: $1,200
- Your 30% portion: $400
- Utility allowance: $100
- Your actual rent payment to landlord: $300
- You pay utilities directly (estimated $100, but varies with actual use)
Section 8 Housing Choice Voucher
Social Benefits
Conclusion
Section 8 provides rental assistance to 2.3 million American households because the program addresses a real need for affordable housing among low-income families.
However, success in this program requires understanding it as a long-term process, not an immediate solution.
Key realities to remember:
The waitlist is often years long. Patience is required. Many PHAs have closed lists or extremely long waits.
Receiving a voucher starts a deadline-driven phase. You typically have 60-120 days to find approved housing. Organization and persistence matter during this period.
Not all landlords participate. In states without source-of-income protections, finding accepting landlords takes effort and multiple contacts.
You cannot accelerate the waitlist, but you can avoid delays after receiving your voucher by staying organized, responding promptly to PHA requests, and choosing well-maintained units likely to pass inspection.
For families earning under $30,000/year, this program can provide stable housing at 30% of income — a significant difference from market-rate rents. The process is complex and slow, but understanding how it works helps you navigate it effectively.
DISCLAIMER
Attention: This website is an independent editorial platform and has no affiliation, partnership, sponsorship, or connection with the U.S. Department of Housing and Urban Development (HUD), any Public Housing Agency (PHA), or the Section 8 Housing Choice Voucher Program. All content published here is for informational and educational purposes only and may change as program policies are updated. We recommend always confirming rules, policies, and specific details directly through official HUD channels and your local PHA.