Section 8 Housing (Housing Choice Voucher): Eligibility, Waiting Lists and Rent

“The Housing Choice Voucher Program (also known as Section 8) helps low-income families, elderly persons, veterans and disabled individuals afford housing in the private market. Program participants can choose any eligible housing unit, including single-family homes, townhouses, and apartments, with rent partially covered by a subsidy paid directly to the landlord. There are around 2,000 Local Public Housing Agencies (PHAs) across the country that administer the HCV program with funding from HUD.”

“In the HUD Housing Choice Voucher (HCV) program, HUD pays rental subsidies so eligible families can afford decent, safe, and sanitary housing. The HCV program is generally administered by State or local governmental entities called public housing agencies (PHAs). HUD provides housing assistance funds to the PHA. HUD also provides funds for PHA administration of the program.”

“To be income-eligible, the applicant must be a family in any of the following categories: (i) A “very low income” family; (ii) A low-income family that is “continuously assisted” under the 1937 Housing Act; (iii) A low-income family that meets additional eligibility criteria specified in the PHA Administrative Plan. Such additional PHA criteria must be consistent with the PHA plan and with the consolidated plans for local governments in the PHA jurisdiction; (iv) A low-income family that qualifies for voucher assistance as a non-purchasing family residing in a HOPE 1 (HOPE for public housing homeownership) or HOPE 2 (HOPE for homeownership of multifamily units) project. (Section 8(o)(4)(D) of the 1937 Act (42 U.S.C. 1437f(o)(4)(D)); (v) A low-income or moderate-income family that is displaced as a result of the prepayment of the mortgage or voluntary termination of an insurance contract on eligible low-income housing as defined in § 248.101 of this title; (vi) A low-income family that qualifies for voucher assistance as a non-purchasing family residing in a project subject to a resident homeownership program under § 248.173 of this title.”

“A family whose annual income does not exceed 50 percent of the median family income for the area, as determined by HUD with adjustments for smaller and larger families, except that HUD may establish income ceilings higher or lower than 50 percent of the median income for the area if HUD finds that such variations are necessary because of unusually high or low family incomes.”

“A very low-income family whose annual income does not exceed the higher of: (1) The poverty guidelines established by the Department of Health and Human Services applicable to the family of the size involved (except in the case of families living in Puerto Rico or any other territory or possession of the United States); or (2) Thirty (30) percent of the median income for the area, as determined by HUD, with adjustments for smaller and larger families, except that HUD may establish income ceilings higher or lower than 30 percent of the area median income for the area if HUD finds that such variations are necessary because of unusually high or low family incomes.”

“A PHA may admit a lower percent of extremely low income families during a PHA fiscal year (than otherwise required under paragraph (b)(2)(i) of this section) if HUD approves the use of such lower percent by the PHA, in accordance with the PHA plan, based on HUD's determination that the following circumstances necessitate use of such lower percent by the PHA: […]”

“If approved by HUD, the admission of a portion of very low income welfare-to-work (WTW) families that are not extremely low income families may be disregarded in determining compliance with the PHA's income-targeting obligations under paragraph (b)(2)(i) of this section. HUD will grant such approval only if and to the extent that the PHA has demonstrated to HUD's satisfaction that compliance with such targeting obligations with respect to such portion of WTW families would interfere with the objectives of the welfare-to-work voucher program. […]”

“Admission of families as described in paragraphs (b)(1)(ii) or (b)(1)(v) of this section is not subject to targeting under paragraph (b)(2)(i) of this section. […]”

“The Department of Housing and Urban Development (HUD) sets income limits that determine eligibility for assisted housing programs including the Public Housing, Section 8 project-based, Section 8 Housing Choice Voucher, Section 202 housing for the elderly, and Section 811 housing for persons with disabilities programs. HUD develops income limits based on Median Family Income estimates and Fair Market Rent area definitions for each metropolitan area, parts of some metropolitan areas, and each non-metropolitan county.”

“There are many exceptions to the arithmetic calculation of income limits. These include adjustments for high housing cost relative to income, the application of state nonmetropolitan income limits in low-income areas, and national maximums in high-income areas.”

“2025 Documents Effective April 01, 2025.”

“Statement on FY 2026 Income Limits Release Date”

“You must apply for rental assistance through your local Public Housing Agency. You can find your local housing agency(s) in your area using HUD’s Public Housing Agency Directory.”

“Due to high demand and long waiting lists for housing vouchers, you may need to apply to multiple Public Housing Agency waitlists.”

“Documentation needed to apply may vary by Public Housing Agency, but typically includes: Income paperwork (pay stubs) and bank information. If applicable, other forms of public assistance paperwork (SSI, SNAP, etc) Proof of citizenship and Social Security Cards.”

“After your application has been submitted, if you are found eligible your name will typically be placed on a waiting list.”

“Reaching the top of the waitlist depends on the available number of vouchers, when you applied, and any selection preferences you may have indicated on your application such as “veteran” or “disabled.” When your name reaches the top, your Public Housing Agency will contact you to determine your eligibility and income.”

“You must keep the Public Housing Agency informed of any changes to your mailing address, phone number, or size of your household. Failure to do so may result in removal from the waitlist.”

“Except for special admissions, participants must be selected from the PHA waiting list. The PHA must select participants from the waiting list in accordance with admission policies in the PHA Administrative Plan.”

“The PHA Administrative Plan must state PHA policy on when applicant names may be removed from the waiting list. The policy may provide that the PHA will remove names of applicants who do not respond to PHA requests for information or updates. (2) An PHA decision to withdraw from the waiting list the name of an applicant family that includes a person with disabilities is subject to reasonable accommodation in accordance with 24 CFR part 8. If the applicant did not respond to the PHA request for information or updates because of the family member's disability, the PHA must reinstate the applicant in the family's former position on the waiting list.”

“A PHA must use a single waiting list for admission to its Section 8 tenant-based assistance program. However, the PHA may use a separate single waiting list for such admissions for a county or municipality.”

“After your orientation a voucher may be issued for you to begin your housing search. This voucher will have a search time of 60 to 120 days, as determined by the Public Housing Agency.”

“The PHA must give an applicant prompt written notice of a decision denying admission to the program (including a decision that the applicant is not eligible, or denying assistance for other reasons). The notice must give a brief statement of the reasons for the decision. The notice must also state that the applicant may request an informal review of the decision, and state how to arrange for the informal review.”

“Your local housing agency calculates your Family Rent Portion, sometimes referred to as Total Tenant Payment (TTP), which is the minimum you'll pay. This is usually 30% of your adjusted monthly income. However, your rent may be as high as 40% of your adjusted monthly income.”

“Your local housing agency uses a payment standard, which is the maximum amount your local housing agency can pay towards rent and utilities for a unit. It's based on local rent prices and varies by unit size (number of bedrooms). The payment standard is not a rent limit – in some cases, you can choose a more expensive unit, but you'll pay the difference.”

“The Public Housing Agency (PHA) pays the housing assistance payment (HAP), which is the difference between the payment standard and your family rent portion, directly paid to the landlord.”

“Remember, this is a simplified explanation. Your exact rent will depend on your income, family size, and the unit you choose.”

“Subsidy in the HCV program is based on a local “payment standard” that reflects the cost to lease a unit in the local housing market. If the rent is less than the payment standard, the family generally pays 30 percent of adjusted monthly income for rent. If the rent is more than the payment standard, the family pays a larger share of the rent.”

“At the time the PHA approves a tenancy for initial occupancy of a dwelling unit by a family with tenant-based assistance under the program, and where the gross rent of the unit exceeds the applicable payment standard for the family, the family share must not exceed 40 percent of the family's adjusted monthly income. The determination of adjusted monthly income must be based on verification information received by the PHA no earlier than 60 days before the PHA issues a voucher to the family.”

“A payment standard is used to calculate the monthly housing assistance payment for a family. The “payment standard” is the maximum monthly subsidy payment.”

“The PHA shall pay a monthly housing assistance payment on behalf of the family that is equal to the lower of: (1) The payment standard for the family minus the total tenant payment; or (2) The gross rent minus the total tenant payment.”

“Total tenant payment is the highest of the following amounts, rounded to the nearest dollar: (1) 30 percent of the family's monthly adjusted income; (2) 10 percent of the family's monthly income; (3) If the family is receiving payments for welfare assistance from a public agency and a part of those payments, adjusted in accordance with the family's actual housing costs, is specifically designated by such agency to meet the family's housing costs, the portion of those payments which is so designated; (4) The minimum rent, as determined in accordance with § 5.630; or (5) For public housing only, the alternative non-public housing rent, as determined in accordance with § 960.102 of this title.”

“Adjusted income means annual income (as determined under § 5.609) of the members of the family residing or intending to reside in the dwelling unit, after making the following deductions: […]”

“The responsible entity must grant an exemption from payment of minimum rent if the family is unable to pay the minimum rent because of financial hardship, as described in the responsible entity's written policies. Financial hardship includes these situations: […]”

“The financial hardship exemption only applies to payment of the minimum rent (as determined pursuant to § 5.628(a)(4) and § 5.630), and not to the other elements used to calculate the total tenant payment (as determined pursuant to § 5.628(a)(1), (a)(2) and (a)(3)).”

“If the cost of utilities (except telephone) and other housing services for an assisted unit is not included in the tenant rent but is the responsibility of the family occupying the unit, an amount equal to the estimate made or approved by a PHA or HUD of the monthly cost of a reasonable consumption of such utilities and other services for the unit by an energy-conservative household of modest circumstances consistent with the requirements of a safe, sanitary, and healthful living environment.”

“If the family's welfare assistance is ratably reduced from the standard of need by applying a percentage, the amount calculated under paragraph (a)(3) of this section is the amount resulting from one application of the percentage.”

“Annually, HUD publishes fair market rents (FMRs) for U.S. Postal Service ZIP code areas, metropolitan areas, and nonmetropolitan counties (see 24 CFR 888.113). Within each of these FMR areas, the applicable FMR is: (i) The HUD-published Small Area FMR for: (A) Any metropolitan area designated as a Small Area FMR area by HUD in accordance with 24 CFR 888.113(c)(1). (B) Any area where a PHA has notified HUD that the PHA will voluntarily use SAFMRs in accordance with 24 CFR 888.113(c)(3). (ii) The HUD-published metropolitan FMR for any other metropolitan area. (iii) The HUD-published FMR for any other non-metropolitan county.”

“For each payment standard area, the PHA must establish a payment standard amount for each unit size, measured by number of bedrooms (zero-bedroom, one-bedroom, and so on). These payment standard amounts comprise the PHA's payment standard schedule.”

“A basic range payment standard amount is any dollar amount that is in the range from 90 percent up to 110 percent of the published FMR for a unit size.”

“An exception payment standard amount is a dollar amount that exceeds 110 percent of the published FMR.”

“Fair Market Rents (FMRs) are used to determine payment standard amounts for the Housing Choice Voucher program, […] and flat rents in Public Housing units.”

“The U.S. Department of Housing and Urban Development (HUD) annually estimates FMRs for Office of Management and Budget (OMB) defined metropolitan areas, some HUD defined subdivisions of OMB metropolitan areas, and each nonmetropolitan county. 42 USC 1437f requires FMRs be posted at least 30 days before they are effective and that they are effective at the start of the federal fiscal year (generally October 1). Fair Market Rents, as defined in 24 CFR 888.113 are estimates of 40th percentile gross rents for standard quality units within a metropolitan area or nonmetropolitan county.”

“2026 Documents [Effective October 1, 2025]”

“Areas Where FY 2026 Fair Market Rents (FMRs) Become Effective January 12, 2026 (.pdf, 74.6 KB) Areas Submitting Valid Reevaluation Requests Where FY 2025 FMRs Remain Effective (.pdf, 61 KB)”

“Your ability to move with your voucher may depend on factors such as how long you've had assistance and where you lived when you applied. It's important to ask your Public Housing Agency (PHA) about the specific rules and steps for moving with your voucher.”

“Under the voucher program, new voucher-holders may choose a unit anywhere in the United States if the family lived in the jurisdiction of the Public Housing Agency issuing the voucher when the family applied for assistance. Those new voucher-holders not living in the jurisdiction of the Public Housing Agency at the time the family applied for housing assistance must initially lease a unit within that jurisdiction for the first twelve months of assistance. A family that wishes to move to another Public Housing Agency's jurisdiction must consult with the Public Housing Agency that currently administers its housing assistance to verify the procedures for moving.”

“Subject to paragraph (c) of this section, and to § 982.552 and § 982.553, a voucher-holder or participant family has the right to receive tenant-based voucher assistance, in accordance with requirements of this part, to lease a unit outside the initial PHA jurisdiction, anywhere in the United States, in the jurisdiction of a PHA with a tenant-based program under this part. The initial PHA must not provide such portable assistance for a participant if the family has moved out of the assisted unit in violation of the lease except as provided for in this subsection. […]”