How to Qualify for Section 8 Housing

Finding affordable housing can be a challenging journey, but Section 8 housing offers a vital lifeline for many low-income families and individuals. 

Whether you’re looking for a rental in Portland, an apartment in Pittsburgh, or a house for rent in Bellevue, WA , this ApartmentGuide article will help you navigate the qualifications and application process. Our goal is to make it easier for you to secure a Section 8 voucher and find suitable affordable housing, providing you with the support and information you need every step of the way.

What is section 8 housing?

Section 8 housing, also known as the Housing Choice Voucher Program, is a federal program administered by the Department of Housing and Urban Development (HUD) that provides rental assistance to low-income individuals and families. The program aims to help these households afford decent, safe, and sanitary housing in the private market. Unlike other forms of public housing, Section 8 allows participants to choose their housing, provided the unit meets HUD’s health and safety standards and the landlord agrees to accept the Section 8 voucher.

There are two main types of Section 8 housing assistance:

1. Project-based section 8: This assistance is tied to specific housing units or apartment complexes. Tenants who qualify for project-based Section 8 live in designated properties where the rental subsidy is directly attached to the property.
2. Housing Choice Voucher Program: This program provides eligible participants with a voucher that they can use to rent housing in the private market. The voucher covers a portion of the rent, and the tenant is responsible for paying the remaining amount. The flexibility of this program allows participants to choose their housing location, provided it meets program requirements.

How to qualify for Section 8 apartments

Qualifying for Section 8 housing involves meeting specific eligibility criteria set by HUD and local Public Housing Agencies (PHAs). Because Housing Choice Vouchers are administered locally, there isn’t a single defined national standard for how Section 8 voucher recipients are chosen. Generally, eligibility is based on local median income levels and housing costs. However, there are some overarching guidelines that can help determine eligibility.

Here are the main steps and criteria to qualify:

1. Income limits: The primary qualification for Section 8 housing is based on income. Applicants must have a household income below 50% of the median income for their area, adjusted for family size. PHAs may also prioritize applicants with incomes below 30% of the median income.

The HUD sets income limits annually. They’re segmented in three categories: extremely low income, very low income and low income. The income levels depend on the area’s median income level. Here’s what that breakdown looks like:

• Extremely Low Income: 30 percent of the area’s median income level
• Very Low Income: 50 percent of the area’s median income level
• Low Income: 80 percent of the area’s median income level

1. Family composition: Section 8 housing is only available to households that meet the Public Housing Agency (PHA)’s requirements for each individual. The program defines a household as any group of people living together who meet these criteria.
2. Citizenship status: Applicants must be U.S. citizens or eligible non-citizens. Verification of citizenship or immigration status is required during the application process.
3. Background check: PHAs may conduct background checks to review applicants’ histories and ensure compliance with program guidelines. Certain findings in the background check may affect eligibility, for example if there are evictions on your record you may not be eligible for Section 8.
4. Application process: To apply for Section 8 housing, individuals must contact their local PHA. The application process typically involves filling out a pre-application form, providing documentation of income and family composition, and attending an interview. Due to high demand, there may be waiting lists, and some PHAs use a lottery system to manage applications.
5. Housing quality standards: Once approved, applicants receive a voucher and can begin searching for housing. The chosen unit must meet HUD’s Housing Quality Standards (HQS) to ensure it is safe and habitable. PHAs will inspect the unit before finalizing the rental agreement.
6. Rent calculation: The amount of rental assistance provided is based on the household’s income. Generally, participants are required to pay 30% of their adjusted monthly income towards rent and utilities, while the voucher covers the remaining cost up to a predetermined limit.

By meeting these criteria and successfully navigating the application process, eligible individuals and families can receive the rental assistance they need to secure affordable housing through the Section 8 program.

How to apply for Section 8 apartments in 10 steps

Applying for Section 8 apartments involves several steps. Here is a straightforward guide to help you through the process:

1. Find your local Public Housing Agency (PHA): Start by locating the PHA in your area. You can find a list of PHAs on the HUD website or by doing a quick online search.
2. Check eligibility requirements: Ensure you meet the eligibility criteria, which generally include income limits, family composition, and citizenship status. Each PHA may have slightly different requirements.
3. Obtain and complete the application: Request an application form from your local PHA. Some PHAs allow you to apply online, while others may require you to submit a paper application. Fill out the application form with accurate and complete information. You will need to provide details about your household income, family size, and current living situation.
4. Submit required documentation: Along with your application, you will need to submit various documents, such as proof of income (pay stubs, tax returns), identification (birth certificates, Social Security cards), and proof of residency or citizenship.
5. Attend an interview: After submitting your application, you may be invited to an interview with a PHA representative. A local agency will review your application and take a look at your finances. During this interview, you will discuss your application and provide any additional information or documentation requested.
6. Wait for approval: Once your application is complete, it will be placed on a waiting list. Due to high demand, there may be a long waiting period before you receive assistance, some people wait months to years for approval. Some PHAs use a lottery system to manage their waiting lists.
7. Receive your voucher: If approved, you will receive a housing choice voucher. This voucher allows you to search for suitable housing in the private market that meets program requirements.
8. Find a housing unit: Look for rental units that accept Section 8 vouchers. The unit must meet HUD’s Housing Quality Standards (HQS), and the landlord must agree to participate in the program.
9. PHA inspection and approval: Once you find a unit, the PHA will conduct an inspection to ensure it meets HQS. If the unit passes inspection, the PHA will approve the rental agreement.
10. Sign the lease: After the unit is approved, you will sign a lease with the landlord and begin paying your share of the rent. The PHA will pay the remaining portion directly to the landlord.

How to calculate Section 8 rent

Remember, Section 8 housing assistance is calculated based on your household’s income. The goal is to ensure you pay no more than 30% of your adjusted monthly income on rent and utilities. Here’s a simple breakdown of how it works:

1. Determine gross income: Calculate the total income of all household members before taxes and other deductions.
2. Adjustments and deductions: Apply any allowable deductions, such as for dependents, specific family members, or medical expenses, to get the adjusted income.
3. Calculate tenant’s share: You will generally pay 30% of your adjusted monthly income toward rent and utilities.
4. Voucher payment: The Section 8 voucher covers the remaining portion of the rent, up to a specified limit based on local fair market rents.

Example:

• Gross monthly income: $2,000
• Allowable deductions: $200
• Adjusted monthly income: $1,800

Tenant’s share: 30% of $1,800 = $540

If the rent and utilities for the chosen unit total $1,200, the voucher would cover the difference:

Voucher payment: $1,200 – $540 = $660

This ensures the rent is affordable based on your income.

What to do if you don’t qualify for Section 8 housing

If you find that you don’t qualify for Section 8 housing, there are several alternative steps you can take to secure affordable housing and financial assistance:

1. Explore other housing assistance programs: Look into other federal, state, and local housing programs. Programs like Public Housing, USDA Rural Development housing, and state-specific housing assistance might have different eligibility requirements.
2. Apply for Low-Income Housing Tax Credit (LIHTC) properties: These properties are privately owned, but offer reduced rents to low-income tenants. Check with your local housing authority for a list of LIHTC properties.
3. Seek emergency rental assistance: Various nonprofit organizations, charities, and local government programs offer emergency rental assistance to help with immediate housing needs. Organizations like the Salvation Army, United Way, and local charities can be valuable resources.
4. Consider subsidized housing: Some apartment complexes offer their own rent subsidies for low-income tenants. Contact property management companies directly to inquire about subsidized units.
5. Utilize housing counseling services: HUD-approved housing counseling agencies can provide advice and assistance in finding affordable housing options, budgeting, and understanding your rights as a tenant.
6. Look for affordable market-rate housing: Search for market-rate housing options within your budget. Websites and local classifieds can help you find affordable rental units. Negotiating with landlords or seeking roommate arrangements might also reduce housing costs.
7. Reapply when circumstances change: If your situation changes, such as a reduction in income or changes in family composition, you may become eligible for Section 8. Keep updated with your local PHA and reapply if your circumstances align with eligibility criteria in the future.

Useful links to get you going on your application

The process to apply and get approved for a Section 8 housing voucher is a process that requires research and diligent follow-through.

Make sure you have all of your paperwork ready. Write down any questions you may have and reach out to your local PHA to get them answered.

Here are useful links to bookmark, in the process:

The information contained in this article is for educational purposes only and does not, and is not intended to, constitute legal or financial advice. Readers are encouraged to seek professional financial or legal advice as they may deem it necessary.