The Housing Choice Voucher Program — still widely called Section 8 — is the largest federal rental-assistance program. Funded by HUD and administered locally by Public Housing Agencies (PHAs), it pays part of an eligible household's rent so the family can afford a privately owned unit on the open market. It is not a one-time grant; it is an ongoing subsidy that continues as long as the family remains eligible and the unit and lease comply with program rules.
This page covers how the program works in 2026, who qualifies, what the household actually pays, and how to apply.
How the program works
A household with a voucher chooses any rental unit (apartment, townhouse, single-family home, in some cases a manufactured home) whose rent and quality meet HUD program standards. The PHA inspects the unit and signs a Housing Assistance Payments (HAP) contract with the landlord. The tenant signs a normal lease with the landlord.
Each month:
- The household pays the landlord roughly 30 percent of its adjusted monthly income toward rent and utilities.
- The PHA pays the landlord the difference, up to the local payment standard (typically 90–110 percent of HUD's Fair Market Rent for the area).
If the household chooses a unit with rent above the payment standard, the household pays the additional amount itself — initially capped so that the household share does not exceed 40 percent of adjusted income at lease-up.
Eligibility
Eligibility is set by federal rule and applied locally by the PHA:
- Income. At admission, household income generally must be at or below 50 percent of Area Median Income (AMI) for the metro or non-metro area. By law 75 percent of new vouchers issued each year by a PHA must go to "extremely-low-income" households — those at or below 30 percent of AMI or the federal poverty line, whichever is greater. Look up income limits at huduser.gov/portal/datasets/il.html.
- Family composition. A "family" can be a single person, a household with children, an elderly household, or a person with a disability — definitions are set in 24 CFR Part 982 and PHA administrative plans.
- Citizenship. At least one household member must be a U.S. citizen or eligible non-citizen for the family to receive full assistance; mixed-status families receive prorated assistance.
- Background. PHAs must screen for certain criminal history (lifetime sex-offender registration and methamphetamine production in federally assisted housing are mandatory denials); other criminal history is considered under the PHA's policy.
- Prior program participation. Owing money to a PHA from a prior tenancy can delay or deny admission.
What the household pays
Tenants pay the highest of:
- 30 percent of monthly adjusted income
- 10 percent of monthly gross income
- The welfare-rent share, in states that designate one
- A PHA-set minimum rent (typically $0–$50)
Adjusted income deducts standard amounts for dependents, elderly/disabled members, child-care for work or school, and certain medical and disability expenses for elderly or disabled households.
Waitlists
Most PHAs have far more eligible families than available vouchers. Waitlists in high-demand areas can run multiple years, and many PHAs close their waitlists when full, reopening only briefly through lotteries.
Strategies:
- Apply to every PHA within a reasonable distance — there is no penalty for being on multiple lists.
- Watch for waitlist openings at affordablehousingonline.com and your PHA's website.
- Many PHAs prioritize local residents, homeless households, victims of domestic violence, veterans, and elderly or disabled applicants.
- Some PHAs run project-based voucher waitlists separately — these vouchers stay with the building.
Portability
Once a family has been on a voucher for a year, the voucher is generally portable — the family can move with the voucher to another jurisdiction and have a new PHA administer it. Coordination between the issuing and receiving PHA can take 60–90 days.
How to apply
- Find your local PHA at hud.gov/program_offices/public_indian_housing/pha/contacts.
- Check waitlist status on the PHA's site or by phone — many waitlists are closed.
- Submit a pre-application when the waitlist is open. Keep contact information updated; PHAs purge waitlists if they cannot reach you.
- Attend the eligibility interview when your name reaches the top. Bring birth certificates, Social Security cards, proof of citizenship/eligible-immigrant status, income verification, and any disability documentation.
- Find a unit within the voucher's "search time" (typically 60–120 days, with extensions). Use GoSection8.com, AffordableHousing.com, or any landlord willing to accept vouchers.
- Request the inspection through your PHA, sign the lease and HAP contract, and move in.
- Recertify annually. Report income or household changes to your PHA between annual recertifications.
Vouchers and any related housing assistance are free to apply for. Anyone charging a fee to put you on a Section 8 list or "guarantee" approval is a scam. Report scams to the FTC at reportfraud.ftc.gov.
Common questions
Is Section 8 the same as Public Housing? No. Section 8 vouchers pay rent at privately owned units of your choice. Public Housing units are owned and operated by the PHA. Both serve similar income groups; eligibility and waitlists are usually separate.
Can a landlord refuse a voucher? It depends on state and local law. A growing number of states and cities (including New Jersey, Massachusetts, California, Connecticut, and many counties) prohibit source-of-income discrimination. In other places, landlords may legally decline to participate.
Does Section 8 cover utilities? The payment standard includes a utility allowance. If tenants pay utilities directly, the allowance reduces their rent share. If utilities are included in rent, the payment is structured accordingly.
Will I lose my voucher if my income rises? Not immediately. At annual recertification the household share recalculates. If income exceeds program limits for a continuous period (typically 180 days), assistance may end, but the family is not forced out abruptly.
What happens to the voucher if I move? Vouchers are generally portable after the first year. Notify both your current PHA and the destination PHA before moving.
The Housing Choice Voucher Program is the most consequential federal housing benefit most low-income renters can receive, but the waitlist reality means you should apply broadly and as early as possible.