Section 8 Housing Choice Voucher
Master Guide

Section 8 in Plain English

"Section 8" refers to Section 8 of the Housing and Community Development Act of 1974. The official name is the Housing Choice Voucher (HCV) Program. Here's how it works: if you qualify, the government pays a portion of your rent directly to your landlord. You pay the rest — typically around 30% of your adjusted monthly income.

The program is funded by the federal government (HUD — the Department of Housing and Urban Development) but administered locally by Public Housing Authorities (PHAs). Your local PHA is who you apply through, who issues your voucher, and who you'll deal with throughout the process.

Tenant-Based vs Project-Based Vouchers

There are two main types of Section 8 vouchers. Understanding the difference matters:

Tenant-Based Vouchers (~80% of the program): The voucher belongs to you. You find a qualifying unit anywhere your PHA serves (or transfer to another area via "portability"). If you move, the voucher moves with you. This is the most common type and what most people mean by "Section 8."

Project-Based Vouchers (~20%): The voucher is attached to a specific building or unit. If you move out, the subsidy stays with the building — a new tenant gets it. You lose the rental assistance. These are common in newer affordable housing developments.

Who Runs the Program?

The chain of command:

• HUD (federal level) — sets the rules, provides the funding, oversees the program nationally
• Public Housing Authorities (local level) — administer the program day-to-day: take applications, manage waitlists, issue vouchers, inspect units, and pay landlords

Income Limits

Section 8 uses Area Median Income (AMI) to set eligibility. Most PHAs accept families earning up to 50% of AMI ("Very Low Income"), though HUD requires that at least 75% of new admissions earn no more than 30% of AMI ("Extremely Low Income").

Income limits vary dramatically by location. A family of four in San Francisco has a much higher limit than the same family in rural Mississippi because the area median income is different.

Example based on national average AMI of ~$75,000. Your local limits may be significantly higher or lower. Check HUD's income limits at huduser.gov.

Who Gets Priority? Preference Categories

When a PHA has limited vouchers and a long waitlist, certain families get moved up. Common preference categories include:

• Homeless or imminently homeless — living in a shelter or about to lose housing
• Involuntary displacement — displaced by disaster, domestic violence, or government action
• Severe rent burden — paying over 50% of income for rent
• Substandard housing — living in unsafe or unsanitary conditions
• Local preferences — some PHAs prioritize veterans, working families, or residents of their jurisdiction

Preferences vary by PHA. Check your local PHA's Administrative Plan to see what preferences they offer.

Other Eligibility Requirements

Step 1: Find Your Local PHA

Your PHA is based on where you want to live, not necessarily where you live now. To find your PHA:

• Use HUD's PHA Locator at huduser.gov
• Call HUD's main number: 1-800-955-2232
• Search "[your city/county] housing authority"

Step 2: Check Waitlist Status

Most PHAs have waitlists. Some are open (accepting new applications), some are closed (not accepting), and some only open periodically. Typical waitlist realities:

When a waitlist opens, it may only stay open for days or weeks. Some PHAs use a lottery system — they accept applications during a window and randomly select names for the waitlist rather than first-come, first-served.

Step 3: Submit Your Application

Applications are typically available online, in person, or by mail. You'll need:

• Government-issued ID for all adult household members
• Social Security cards (or Individual Taxpayer ID numbers) for all household members
• Birth certificates for children
• Proof of income (pay stubs, benefit letters, tax returns)
• Proof of current address
• Immigration documentation (if applicable)

Step 4: Waiting — and Staying on the List

Once you're on the waitlist, your job is to not get removed. PHAs periodically purge their waitlists by sending letters asking if you still want to remain on the list. If you don't respond by the deadline, you're removed — no exceptions.

• Keep your address current — if you move, notify the PHA immediately
• Respond to every letter — if the PHA sends a "are you still interested?" letter, respond immediately
• Check your status periodically — call or check online every 6 months
• Keep copies of everything — every letter you receive, every response you send

The Voucher Briefing

When your name reaches the top of the waitlist, the PHA will contact you for a voucher briefing — an orientation session (in-person or virtual) where they explain:

• Your voucher amount (the "payment standard" for your area and bedroom size)
• How long you have to find a unit (typically 60-120 days)
• What kinds of units qualify
• Your responsibilities as a voucher holder
• How the inspection process works

How Your Rent Is Calculated

This is the most important math in the entire program:

Your Share = 30% of Adjusted Monthly Income
PHA Pays = Payment Standard − Your Share (up to the payment standard)

Adjusted monthly income is your gross income minus deductions: $480 per dependent, $400 for elderly/disabled families, childcare costs, disability-related expenses, and medical expenses (for elderly/disabled families) over 3% of annual income.

Finding a Unit and the Inspection

Once you have your voucher, you search for a unit. The unit must:

• Meet HUD's Housing Quality Standards (HQS) — safe, sanitary, decent condition
• Be the right size for your family (PHA determines bedroom size based on household composition)
• Have a landlord willing to participate in the program
• Pass a PHA inspection before you can move in

When you find a unit, the landlord submits a "Request for Tenancy Approval" to the PHA. The PHA then sends an inspector to verify the unit meets HQS. Common inspection failures: missing smoke detectors, chipped/peeling paint, broken windows, non-working plumbing, electrical hazards.

Your Responsibilities as a Voucher Holder

• Pay your rent on time — the PHA pays the landlord directly for their portion, but you must pay yours
• Maintain the unit — keep it clean, don't cause damage beyond normal wear and tear
• Allow inspections — the PHA will inspect your unit at least annually (HQS inspection)
• Report income changes — any increase or decrease in income must be reported promptly
• Report household changes — anyone moving in or out of your unit must be reported and approved
• Follow your lease — violating your lease can lead to voucher termination
• Don't commit fraud — misreporting income, unauthorized occupants, or program violations can result in termination and repayment

Annual Recertification

Every year (some PHAs do it every 2 years for elderly/disabled), you must recertify. This means verifying your income, household composition, and other information. The PHA will contact you in advance with forms to complete.

What Happens When Your Income Changes?

Income goes up: Your tenant share of rent increases (you pay more, PHA pays less). If your income rises enough that your 30% share exceeds the rent, you may no longer need assistance — but most PHAs phase you out gradually.

Income goes down: Your rent share decreases (you pay less, PHA pays more). Report decreases immediately so your rent is adjusted. If you lose your job, report it right away — waiting means you overpay.

Interim adjustments: You don't have to wait for annual recertification. Most PHAs will do an "interim recertification" if your income changes by a significant amount mid-year. Request one.

What Can Get Your Voucher Terminated?

• Failure to pay your portion of rent
• Serious or repeated lease violations
• Drug-related or violent criminal activity by any household member or guest
• Fraud (unreported income, unauthorized occupants)
• Failure to recertify
• Failure to allow PHA inspections
• Absence from the unit for more than 180 consecutive days (some PHAs use shorter periods)

Before termination, the PHA must give you written notice and the right to an informal hearing (see Section 8 of this guide).

How Portability Works

Portability means transferring your voucher from one PHA to another. If you're in Houston and want to move to Dallas, you can "port" your voucher.

The process:

1. Notify your current PHA ("initial PHA") that you want to move
2. Your PHA contacts the "receiving PHA" in the new area
3. The receiving PHA issues you paperwork and a new voucher briefing packet
4. You search for a unit in the new area under the receiving PHA's payment standards
5. The receiving PHA inspects the unit and manages your case going forward

Rules and Timing

• New admissions: If you've just been issued a voucher, most PHAs require you to live in their jurisdiction for at least 12 months before you can port to another area
• Existing tenants: If you've been on the program for 12+ months, you can generally port at any time when your lease is up
• Exception: Victims of domestic violence can port immediately regardless of the 12-month rule
• Processing time: Portability moves typically take 2-4 weeks to process between PHAs

HUD-VASH (Veterans Affairs Supportive Housing)

HUD-VASH combines a Section 8 voucher with VA supportive services (case management, mental health, substance abuse treatment). It's specifically for homeless veterans.

• Who qualifies: Veterans who are homeless or at imminent risk, eligible for VA healthcare
• How to apply: Through your local VA Medical Center — not the PHA directly
• Key advantage: No PHA waitlist — VASH vouchers are allocated separately
• Includes: Ongoing case management and supportive services from the VA

Family Self-Sufficiency (FSS)

FSS is a voluntary program that helps Section 8 families build savings and increase earnings. Here's how it works:

• You set goals (education, job training, career advancement) with a case manager
• As your income increases, your rent share goes up — but the increase is deposited into an escrow account in your name
• After 5 years (if you complete the program), you receive the full escrow balance — often $5,000–$20,000+
• You can use the money for anything: down payment, car, education, emergency fund

Other Special Programs

If You're Denied Admission

If your application is denied, the PHA must give you a written notice explaining why. Common denial reasons: income over the limit, criminal background, previous program violations, failure to provide required documentation.

You have the right to request an informal review. This is not the same as a full hearing — it's a meeting where you can present evidence and argue that the denial was wrong or should be reconsidered. Request it in writing within the timeframe specified in the denial letter (usually 10-14 days).

If Your Voucher Is Terminated

If the PHA proposes to terminate your assistance, you have the right to an informal hearing. This is a more formal process than the review for denials:

1. You'll receive written notice with the specific reason for termination
2. Request a hearing in writing within the deadline (check your PHA's policy — typically 10-30 days)
3. Your voucher continues until the hearing is decided (in most cases)
4. At the hearing: present evidence, bring witnesses, have a representative (attorney, advocate, or friend)
5. The hearing officer must be impartial (not the person who made the termination decision)
6. Written decision issued within a reasonable time

Landlord Discrimination

It's illegal for landlords to discriminate based on race, color, religion, national origin, sex, disability, or familial status under the Fair Housing Act. Additionally, many states and cities have passed "source of income" (SOI) discrimination laws that prohibit landlords from refusing tenants simply because they use a voucher.

If a landlord refuses to rent to you because you have a voucher:

• Check if your state or city has source of income protections
• File a complaint with HUD (1-800-669-9777) or your state fair housing agency
• Contact a local legal aid organization
• Document everything — save emails, text messages, and notes about phone conversations

Reasonable Accommodations

If you or a household member has a disability, you have the right to request reasonable accommodations from both your PHA and your landlord. This can include:

• Additional time to find a unit (voucher extension)
• A larger bedroom size if needed due to medical equipment or a live-in aide
• Exception to a "no pets" policy for a service/emotional support animal
• Accessible unit features (ramps, grab bars, wider doorways)
• Modified communication methods (large print, interpreter services)

Submit accommodation requests in writing. The PHA/landlord must grant them unless doing so would be an "undue financial or administrative burden" or a "fundamental alteration" to the program.

Getting Help

• HUD-approved housing counselors — free help with Section 8 issues. Find one at HUD.gov or call 1-800-569-4287
• Legal Aid — free legal assistance for low-income individuals. Find yours at LawHelp.org
• HUD Fair Housing complaint line: 1-800-669-9777
• Your PHA's office — always start here for program-specific questions
• 211 — dial 2-1-1 for local housing and human services referrals