Most renters know that finding affordable housing is tricky these days. As a result, many low-income households turn to housing vouchers to help cover the cost of the rent. More than 5 million households use federal rental assistance through the U.S. Department of Housing and Urban Development’s Section 8 program. But, how exactly do you qualify for Section 8 housing, and how do you find landlords that accept housing vouchers?
This Redfin article will outline the requirements for Section 8 housing, where to find landlords that accept these vouchers, and more. Whether you’re looking for affordable housing in Seattle or apartments in Los Angeles, find out if you may qualify for Section 8 vouchers.
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HUD’s Housing Choice Voucher Program, also known as Section 8, helps low-income people afford homes to rent, whether it’s an apartment, single-family house, or townhouse. A public housing agency (PHA) administers the housing choice voucher. But, it’s up to low-income renters to find rentals and private landlords that accept vouchers.
A private landlord receives a payment from the PHA on behalf of the renter participating in the Section 8 program. Tenants pay the difference between the rent payment and what the voucher covers.
The program benefits private landlords and tenants. Landlords receive a voucher for fair market rates, while tenants can find rental housing that better fits within their budget.
How do you qualify for Section 8 vouchers?
Public housing agencies determine eligibility for Section 8 vouchers based on a household’s income and the number of people living in the home. The rental assistance applies only to U.S. citizens and specific non-citizen groups. There are also financial requirements to qualify.
Financial requirements for Section 8
To be eligible, a household can’t earn more than 50 percent of the area’s median income. The local housing authority is also required by the federal housing program to offer 75 percent of its housing choice vouchers to people with incomes not exceeding 30 percent of the local median income.
Waiting lists for Section 8
There are often waiting lists to access housing vouchers, usually a few months but sometimes longer. The length of a waiting list depends on location. The housing authorities will contact you once you reach the top of the list. Then it’s time to find apartments and other rental property that take Section 8.
The voucher covers part of the rent amount, based on how much renters can afford. Low-income individuals and households have a choice in housing. Once the PHA selects someone for the federal housing program, they select the type of rental that best meets their needs, but that also accepts the housing choice voucher.
There are two types of housing choice vouchers: project-based vouchers and tenant-based vouchers. Project-based vouchers must use specific housing developments. You can use tenant-based vouchers for any home, as long as the owner will accept the voucher and the property meets the program requirements.
When renters find houses or other suitable properties where the private landlord accepts the voucher and works out the terms of a lease agreement, the Housing and Urban Development agency inspects the home to make sure the landlord is asking for a reasonable payment.
How to apply for Section 8 vouchers
To apply for Section 8, contact your local PHA office or HUD office. The Section 8 application process involves providing personal details, like name, Social Security number, and income. The PHA will verify your monthly income with your employer and determine whether you’re eligible and the amount of Section 8 funds you’ll receive in housing assistance. After approval, you may be waitlisted. Then, it will be time to find landlords who accept housing vouchers.
How to find affordable housing that accepts vouchers?
To find apartments and other rentals owned by private landlords that accept Section 8 vouchers, the following steps can help:
Start with your local PHA, which can point you in the direction of property owners that accept vouchers. The Department of Housing and Urban Development website lists PHA contact information by state.
Check with your local HUD office to apply for the program and to learn about rentals that accept vouchers.
Ask friends and family members for recommendations for private landlords that accept vouchers.
Search websites like ApartmentGuide to find properties in your area. You can filter your search to find “income-restricted” rentals.
Do landlords have to accept housing vouchers?
Section 8 allows private landlords to accept housing vouchers and rent to low-income people at a fair market rate. The PHA signs a lease with private landlords and pays a piece of the rent, while tenants must pay the difference.
However, under federal law, private landlords are not required to accept Section 8 vouchers and participate in the program. Some states require private landlords to accept vouchers, so it’s best to check with your local laws.
Can Section 8 vouchers be used anywhere?
Not all private landlords accept Section 8 vouchers, which can sometimes limit your housing options. However, many apartments and houses across the country do accept these vouchers, provided they meet the federal government’s rules and regulations regarding safety, quality, and rent limits. It’s important to research and inquire with potential landlords beforehand to ensure they participate in the program. Additionally, some areas may have more housing options that accept Section 8 than others, so it may be beneficial to explore different neighborhoods or regions if you’re having difficulty finding a place that meets your needs.
Other things to know about Section 8 houses
Private landlords screen renters
Whether it’s apartments or a single-family home, a landlord still screens renters if they accept Section 8. This usually focuses on a background check and credit check to learn about the individual’s criminal history and rental history. The Section 8 program verifies a renter’s income before approving them for the program.
HUD must approve apartments and other rentals
To accept Section 8, private landlords must have their apartments and other properties approved by HUD. A Section 8 renter can’t live there otherwise.
A landlord will submit a tenancy request with HUD that includes the address of the apartments or other rental properties, the projected lease start date, the tenant’s rent, and any included utilities.
Rental properties must pass an inspection
Apartments and other rentals that accept Section 8 must pass an inspection by HUD and the local PHA. HUD stipulates minimum housing standards, which you must meet to accept Section 8 vouchers.
The standards focus on safety, security, and the condition of the property. Private landlords must guarantee that apartments and other rentals will protect the health, safety, and security of their residents. Note that Section 8 authorities inspect the home once a year. Private landlords must pass inspections to continue to accept Section 8 vouchers.
Follow the lease
Just like with any other renter, private landlords must follow the lease agreement when they accept Section 8. That means private landlords must handle repairs and maintenance, as stated in the lease. Section 8 renters also must comply with the lease, including paying their portion of the rent payment on time and following other rules and regulations.
Inform HUD of rent increases
Private landlords can raise the rent for Section 8 apartments and houses. They just need to inform their local HUD office in advance. However, private landlords must charge Section 8 renters the same as other renters for comparable apartments. And, they can only raise the rent once a year.
Abide by fair housing rules
Federal fair housing laws protect renters from discrimination when renting a home, including Section 8 rentals. Fair housing prohibits discrimination based on race, color, national origin, religion, sex, familial status, and disability.
What is the most Section 8 will pay for rent?
The Section 8 program determines how much to pay private landlords based on several factors. This includes how much apartments and houses typically rent for in the area. The PHA also determines the maximum amount they’ll pay. The exact amount the government pays for Section 8 varies based on where the property is, but the amount is usually 90 to 110 percent of the fair market rate.
Renters who receive Section 8 must contribute to their rent as well. How much tenants pay also varies, but it’s often 30 percent of their adjusted monthly income or 10 percent of their monthly gross income, whichever is greater. Renters pay their portion directly to the private landlords that accept Section 8.
While Section 8 pays part of the rent to make finding a place to live much more affordable, it doesn’t cover everything. Renters still have to pay their security deposits..
If you are represented by an agent, this is not a solicitation of your business. This article is for informational purposes only, and is not a substitute for professional advice from a medical provider, licensed attorney, financial advisor, or tax professional. Consumers should independently verify any agency or service mentioned will meet their needs. Learn more about our
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Alison is part of the Content Marketing team as a Content Marketing Specialist. In her 4 years at Redfin, Alison has written a variety of articles ranging from home design tips to housing affordability. A California-native, Alison currently resides in Seattle where you can find her catching a concert or exploring farmers’ markets. Her dream home is a cottage-style house with a chef’s kitchen and a cozy room to store and play vinyl records.
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