Section 8 Housing Rentals: What You Need to Know and How to Find Them

Understanding Section 8 Housing Rentals: Your Path to Affordable Housing

Section 8 housing rentals offer a lifeline for low-income families, veterans, seniors, and people with disabilities who struggle to afford safe, stable housing in the private rental market. Here’s what you need to know:

Quick Overview of Section 8:

What it is: A federal program that helps pay rent for eligible low-income households
How it works: You pay about 30% of your income; the government pays the rest directly to your landlord
Who qualifies: Families, seniors, veterans, and people with disabilities who meet income limits
How to apply: Through your local Public Housing Agency (PHA)
Key challenge: Wait times can range from months to years due to high demand

In 2022, approximately 2.3 million households nationwide used Section 8 vouchers to afford housing, with about 68% of assistance going to seniors, families with children, and people with disabilities. The program, officially called the Housing Choice Voucher Program, is administered by the U.S. Department of Housing and Urban Development (HUD) and managed locally by PHAs across the country.

The need far exceeds availability. Nationally, only one in four income-eligible households receives a voucher due to limited funding. Many local programs have closed their waitlists entirely, with some applicants waiting 10 to 20 years for assistance.

This guide will walk you through everything you need to know about Section 8 housing rentals: how the program works, who qualifies, how to apply, what to expect during the waiting period, and most importantly, how to find landlords who accept vouchers once you receive one. Whether you’re a veteran transitioning to civilian life, a family facing housing insecurity, or someone simply trying to find stable, affordable housing in California’s competitive rental market, understanding Section 8 is your first step toward housing stability.

Section 8 housing rentals terms explained:

Understanding the Section 8 Housing Choice Voucher Program

The Section 8 housing rentals program, formally known as the Housing Choice Voucher (HCV) program, is the federal government’s primary program for assisting very low-income families, seniors, and people with disabilities to afford decent, safe, and sanitary housing in the private market. It works by providing financial assistance to eligible participants, allowing them to choose suitable housing, including single-family homes, townhouses, and apartments.

The program is funded by the federal government through the U.S. Department of Housing and Urban Development (HUD). HUD allocates funds to local Public Housing Agencies (PHAs), who then administer the program at the local level. This means that while the core rules are federal, the specific implementation, application processes, and available resources can vary slightly from one city or county to another, such as between Los Angeles, San Diego, and San Francisco.

A crucial aspect of the program is the requirement that all assisted housing units must meet strict health and safety standards, known as Housing Quality Standards (HQS). PHAs conduct inspections to ensure these standards are met before payments can begin and periodically thereafter.

Historically, the Section 8 program has evolved significantly since its inception as part of the Housing Act of 1937. It underwent major reforms in the 1970s to shift from direct public housing construction to a tenant-based subsidy model, empowering low-income families to choose their own housing. Key legislative changes like the Quality Housing and Work Responsibility Act of 1998 (QHWRA) and the Housing Opportunity Through Modernization Act of 2016 (HOTMA) have continued to shape its administration, including reforms to income calculation methods and adjustments to asset limits, impacting how households qualify and participate.

Tenant-Based vs. Project-Based Vouchers

Within the Section 8 housing rentals program, there are two primary types of vouchers:

Tenant-Based Vouchers (HCV): These are the most common type and are often what people refer to when they say “Section 8.” A tenant-based voucher is assigned to the individual or family. This means if the family moves, they can take their rental assistance with them, provided they meet certain program requirements and the new unit passes inspection. This flexibility, known as moving with a voucher or “portability,” allows families to choose housing anywhere in the U.S. where a PHA operates a Housing Choice Voucher program, after an initial period in the issuing PHA’s jurisdiction. For instance, a voucher holder in San Diego might be able to “port” their voucher to Los Angeles or San Francisco after a year, enabling greater housing choice and access to different communities.
Project-Based Vouchers (PBV): Unlike tenant-based vouchers, PBVs are tied to a specific housing unit or development. This means the rental assistance stays with the unit, not the tenant. If a family living in a PBV unit moves, they typically lose the rental assistance unless they are eligible for a tenant-based voucher from the PHA when one becomes available. PHAs can attach up to 20% of their voucher assistance to specific housing units, often in developments that are specifically built or rehabilitated to serve low-income residents. Project-based vouchers help ensure the long-term affordability of specific properties, providing stable housing for many families.

Comparing the two types, tenant-based vouchers offer greater mobility and choice for the individual, while project-based vouchers ensure the long-term affordability of specific housing units, often contributing to the stability of affordable housing stock in communities like those in California.

Special Programs like HUD-VASH

Beyond the general Section 8 housing rentals program, HUD collaborates with other agencies to offer specialized assistance. One significant example is the HUD-Veterans Affairs Supportive Housing (HUD-VASH) program.

The HUD-VASH program is a crucial initiative for addressing veteran homelessness. It combines rental assistance for homeless veterans with case management and supportive services provided by the Department of Veterans Affairs (VA). These HUD-VASH vouchers are similar to Section 8 vouchers, with the government paying the tenant’s rent and guaranteeing rental income to landlords. However, veterans must be eligible for VA services and agree to participate in case management to receive this support. This holistic approach helps veterans not only find housing but also address underlying issues contributing to their homelessness, fostering long-term stability and well-being. Organizations like LifeSTEPS often work with programs like HUD-VASH to help veterans transition to stable housing and achieve self-sufficiency. In cities with large veteran populations like Los Angeles and San Diego, HUD-VASH plays a vital role.

Other specific programs within the broader Section 8 framework include:

Vouchers for persons with disabilities: While disabilities are a general eligibility factor, specific initiatives may exist to better serve this population.
Family Unification Program (FUP): This program provides housing choice vouchers to families for whom the lack of adequate housing is a primary factor in the separation, or threat of imminent separation, of children from their parents. It also assists youth who are aging out of foster care.

Qualifying and Applying for Section 8 Assistance

Navigating the eligibility and application process for Section 8 housing rentals can seem daunting, but understanding the requirements is the first step toward securing assistance.

Eligibility Requirements

To qualify for Section 8 housing rentals, applicants must meet several criteria, primarily focused on income, family size, and citizenship:

Income Limits: The program is designed for very low-income families. Generally, a family’s income cannot exceed 50% of the median income for the county or metropolitan area in which the family chooses to live. By law, 75% of new vouchers issued each year must go to families whose incomes do not exceed 30% of the area median income. These limits vary significantly by location. For example, the income limits in high-cost areas like Los Angeles, San Diego, and San Francisco will be higher than in less expensive regions, reflecting the local cost of living. You can check your household’s eligibility against current income limits using HUD’s online tool.
Family Size: Eligibility is also based on family size, as this impacts the appropriate voucher size (number of bedrooms) and income limits. “Family” is broadly defined and can include single individuals, elderly persons, and persons with disabilities.
Citizenship Status: At least one member of the household must be a U.S. citizen or have eligible immigration status for the household to apply for a voucher. PHAs will verify the immigration status of all household members.
Criminal History: PHAs conduct background checks on all adult household members. Certain offenses, such as a conviction for manufacturing or producing methamphetamine in federally assisted housing, or lifelong registration as a sex offender, will lead to mandatory denial of assistance. Other criminal activities may also lead to denial, depending on the PHA’s policies.

The Application and Waiting List Process

The application process for Section 8 housing rentals begins with your local PHA. Each PHA manages its own application process and waiting list. You can find a list of all housing authorities in the U.S., including those in California, by visiting this HUD directory.

Applying: When a PHA’s waiting list is open, you can submit an application. This typically involves providing detailed information about your household income, assets, family composition, and citizenship status. It’s crucial to be thorough and accurate to avoid delays. We recommend having an email account to receive updates and alerts. You can sign up for services that will notify you when waitlists open.
Waiting Lists: Due to overwhelming demand, waiting lists for Section 8 housing rentals are often extremely long. In major metropolitan areas like Los Angeles, San Diego, and San Francisco, wait times can stretch for many years, with some applicants waiting over a decade. Many local programs are closed to new applicants for extended periods. For example, wait times of three to six years are common, and some lists can be closed for 10 to 20 years.
Lottery Systems and Local Preferences: Some PHAs use a lottery system to select applicants from the waiting list. Others may grant preferences to certain groups, such as local residents, veterans, elderly persons, persons with disabilities, or families experiencing homelessness, to prioritize those with the most urgent housing needs. These preferences can significantly impact how quickly an applicant moves up the list.
Staying on the List: While on the waiting list, keep your contact information and household details updated with the PHA. Failure to respond to correspondence or update changes can result in your removal from the list. We understand this can be a long and frustrating process, but patience and diligence are key.

How Rent is Calculated and Paid

One of the most appealing aspects of Section 8 housing rentals is how it makes housing affordable by structuring rent payments based on income.

The core principle is that most households pay approximately 30% of their adjusted monthly income for rent and utilities. The PHA then pays the remainder of the rent directly to the landlord on behalf of the family. This direct payment from the PHA to the landlord is called the Housing Assistance Payment (HAP). For example, if a family’s adjusted income is $1,000 per month, they would typically pay $300 towards rent and utilities. If the total approved rent for their unit is $1,200, the PHA would pay the remaining $900 directly to the landlord.

This calculation involves several steps:

Gross Income: All income from all adult household members is considered.
Adjusted Income: Certain deductions are allowed from gross income, such as for dependents, elderly or disabled family members, and medical expenses (for elderly/disabled families). The Housing Opportunity Through Modernization Act of 2016 (HOTMA) made changes to income calculation methods and asset limits, so PHAs now follow updated guidelines.
Tenant Portion: The PHA determines 30% of the family’s adjusted monthly income.
Utility Allowances: PHAs also establish utility allowances based on the average cost of utilities in their area. If utilities are not included in the rent, the PHA may adjust the tenant’s payment portion to account for these costs, ensuring the family’s total out-of-pocket housing expenses remain affordable.

Understanding Fair Market Rents (FMRs)

To determine the maximum amount of rental assistance a voucher can provide, HUD establishes Fair Market Rents (FMRs) for each metropolitan area and non-metropolitan county.

What are FMRs? FMRs are amounts set by HUD that represent the gross rental rates (including utilities) for medium-quality apartments of different sizes (e.g., studio, one-bedroom, two-bedroom) in a particular community. These rates are crucial because they dictate the maximum rent a landlord can charge for a Section 8 housing rentals unit, and thus the maximum subsidy a PHA can pay. More information about FMRs can be found on HUD’s website.
How HUD Determines FMRs: HUD calculates FMRs annually based on data from the U.S. Census Bureau’s American Community Survey and other sources. They are designed to ensure that a sufficient supply of modestly priced rental housing is available to voucher holders.
Payment Standards: Each PHA sets its own payment standard, which is the maximum amount of subsidy it will pay for a given unit size. This payment standard must be between 90% and 110% of the FMR for the area.
Small Area Fair Market Rents (SAFMRs): Recognizing that FMRs, calculated for entire metropolitan areas, can sometimes limit housing choice in higher-opportunity neighborhoods, HUD introduced Small Area Fair Market Rents (SAFMRs). The Small Area Fair Market Rents Program (SAFMRP) was officially implemented by HUD in January 2017. Unlike traditional FMRs, SAFMRs are determined at the ZIP code level within metropolitan areas. This means that a voucher might cover a higher rent in a more expensive ZIP code and a lower rent in a less expensive one, even within the same metropolitan area. The goal of SAFMRs is to increase housing choice for Section 8 housing rentals recipients, allowing them to access a wider range of neighborhoods, including those with better schools, job opportunities, and lower crime rates. This initiative is particularly relevant in diverse housing markets like Los Angeles and the Bay Area.

How to Find Section 8 Housing Rentals in California

Finding Section 8 housing rentals in California, especially in competitive markets like Los Angeles, San Diego, and San Francisco, requires persistence and knowledge of your rights.

Landlord Participation and Responsibilities

Landlord participation in the Section 8 housing rentals program is generally voluntary. However, California is one of the states that have passed laws banning landlords from rejecting tenants based solely on their source of income, which includes Section 8 vouchers. This “source of income discrimination” protection is crucial for voucher holders in Los Angeles, San Diego, and San Francisco. This means landlords cannot legally refuse to consider you just because you have a voucher. They must still apply their standard tenant screening criteria (credit history, criminal background, prior evictions, etc.) but cannot use the voucher itself as a reason for denial.

Tenant responsibilities include:

Paying your portion of the rent on time.
Maintaining the unit in good condition.
Complying with the lease terms.
Reporting any changes in income or family composition to the PHA.

Landlord responsibilities include:

Screening tenants (applying the same criteria to voucher and non-voucher tenants).
Maintaining the property to HQS standards.
Making necessary repairs.
Complying with the Housing Assistance Payments (HAP) Contract with the PHA.

Challenges in Finding Section 8 Housing Rentals

Despite source of income protection laws, voucher recipients in California still face significant challenges:

Landlord Refusal and Negative Stereotypes: While illegal in California, some landlords may still subtly or overtly refuse to rent to voucher holders. Negative stereotypes about Section 8 tenants persist, leading to reluctance among some property owners. Studies indicate that landlord apprehension can be a major barrier.
Administrative Burdens: Landlords sometimes perceive the program as involving excessive paperwork, delays in payments, or intrusive inspections by the PHA. While PHAs strive to streamline processes, these perceptions can deter participation.
Tight Rental Markets: California’s rental markets are notoriously competitive. Even with a voucher, finding a unit that meets HQS requirements and is within the PHA’s payment standard can be difficult, especially when many non-voucher applicants are also vying for the same properties.
Limited Time to Find a Unit: Voucher holders typically have a limited timeframe (often 60 to 120 days) to find an approved unit and execute a lease. This pressure can be intense in a fast-moving market. If a unit is not found within this period, the voucher may expire, and the family would have to reapply and rejoin the often-long waiting list. We encourage voucher holders to document all their search efforts and communicate proactively with their PHA if they anticipate needing an extension. Research on landlord perspectives highlights that perceived administrative burdens and rent limits are key reasons why some landlords do not participate.

Where to Look for Section 8 Housing Rentals

Finding a suitable Section 8 housing rentals unit requires a proactive approach. Here are some key resources and tips:

Your Local PHA: Your Public Housing Agency is your primary resource. They often maintain lists of landlords who are interested in renting to voucher holders or can provide guidance on where to search.
Online Listing Services: Several online platforms specialize in connecting voucher holders with landlords:
- AffordableHousing.com: This platform partners with PHAs, including HACLA (Housing Authority of the City of Los Angeles), to provide rental listings specifically for Section 8 voucher holders in areas like Los Angeles, San Diego, and San Francisco.
- GoSection8: A widely used national database for Section 8 and affordable housing listings.
- General Rental Websites: Websites like Zillow and Trulia often allow you to filter searches by “Section 8 accepted” or “income-restricted.” Facebook Marketplace and Socialserve are also good places to look.
Networking: Spread the word among friends, family, and community organizations that you are looking for a Section 8-approved unit.
Housing Search Tips:
- Start Early: Begin your search as soon as you receive your voucher.
- Be Prepared: Have all your documents ready (voucher, income verification, references).
- Document Everything: Keep a detailed record of every property you contact, including dates, names, and reasons for any denials. This is crucial if you suspect discrimination or need an extension from your PHA.
- Understand Your Voucher: Know your voucher’s bedroom limit and the PHA’s payment standard for your area. Discuss potential rent ranges and utility allowances with your PHA worker.
- Communicate with Your PHA: Stay in close contact with your PHA. They can offer advice, clarify rules, and provide necessary forms like the “Request for Tenancy Approval.”

Frequently Asked Questions about Section 8 Housing

We often receive questions about the Section 8 housing rentals program. Here are answers to some of the most common ones:

Can I apply for Section 8 in multiple places?

Yes, you can apply to any Public Housing Agency (PHA) in the country that has an open waiting list. This can be a strategic move, especially if you’re in a highly competitive market like California, where waitlists are often closed or extremely long. However, if you receive a voucher from a PHA outside of the jurisdiction where you initially applied (your “initial PHA”), you may be required to live in that PHA’s jurisdiction for the first 12 months before you can “port” your voucher to another area, such as Los Angeles, San Diego, or San Francisco. Always check the specific portability rules with both the issuing PHA and the PHA in the area you wish to move to.

What happens if my income increases while on Section 8?

It is a strict requirement of the Section 8 housing rentals program that you report all changes in household income and family composition to your PHA promptly. When your income increases, your PHA will recalculate your adjusted income and, consequently, your portion of the rent. Your rent payment may increase, but you will typically continue to receive assistance as long as your total household income does not exceed the program’s income limits for your area and family size. The goal of the program is to help families achieve self-sufficiency, and gradual increases in income are expected. However, failure to report changes can lead to serious consequences, including repayment of overpaid assistance or termination from the program.

Can a landlord refuse to rent to me because I have a Section 8 voucher?

In many states and cities, including all of California (Los Angeles, San Diego, and San Francisco), it is illegal for landlords to refuse to rent to you solely because you have a Section 8 housing rentals voucher. This is known as “source of income discrimination” and is prohibited by law. Landlords must treat your voucher as a legitimate source of income. They can, however, still apply their standard, non-discriminatory tenant screening criteria, such as credit checks, criminal background checks, and rental history, to all applicants, including those with vouchers. If you believe you have been discriminated against because of your Section 8 voucher, you should document the incident and contact your PHA or a fair housing advocacy organization in your area.

Conclusion

The Section 8 housing rentals program stands as a vital tool in addressing the critical need for affordable housing across the United States, including the challenging markets of California. While navigating its complexities can be demanding, understanding the program’s structure, eligibility, application process, and tenant/landlord responsibilities is crucial for success. From the federal oversight of HUD to the local administration by PHAs, the program aims to provide stability and choice for millions of low-income families, seniors, veterans, and people with disabilities.

At LifeSTEPS, we see stable housing as the foundation for individual and community well-being. We understand that securing Section 8 housing rentals is often just the first step. Our human-centered support services are designed to empower residents to maintain their housing and build a more secure future, an impact demonstrated by our 93% housing retention rate. By collaborating with programs like the Family Self-Sufficiency (FSS) program, we help our clients, including veterans, achieve goals like homeownership and long-term stability, building stronger, more vibrant communities across California.

Learn more about supportive programs and services that can help you on your journey to stability and self-sufficiency. If you have further questions or need assistance, please do not hesitate to contact LifeSTEPS for more information.

LifeSTEPS, 3247 Ramos Cir, Sacramento, CA 95827 | Phone: (916) 965-2110 | https://lifestepsusa.org