Frequently Asked Questions
The questions we get most often, answered briefly.
Is "Section 8" the same as "Public Housing"?
No. Section 8 is a tenant-based voucher — you find a private rental and the voucher pays part of the rent. Public Housing is government-owned apartments operated directly by the local PHA. They are administered by the same agencies but have different applications and different waiting lists.
How long is the wait for Section 8?
It varies enormously. Small and rural PHAs can issue vouchers within months. Major-city PHAs (Los Angeles, New York, Washington DC, Chicago) routinely run 3 to 8 years. The single best move is to apply to multiple PHAs simultaneously — they do not coordinate, and you can use any voucher you are issued.
Do I have to be on welfare to qualify?
No. Eligibility is based on household income relative to the local Area Median Income, not the source of that income. Working households are the majority of voucher holders. Many SSI, SSDI, and Social Security recipients also qualify.
What if my income goes up after I get the voucher?
Your tenant rent share rises (you always pay roughly 30% of adjusted income), but you don't lose the voucher unless your income exceeds the program continuing-eligibility ceiling for several months in a row. The Family Self-Sufficiency program even lets you bank rent increases tied to higher earnings as savings.
Can my landlord refuse a Section 8 voucher?
It depends on your state. Roughly 20 states (and many more cities) prohibit "source of income" discrimination, which includes refusing Section 8 vouchers. In states without this protection, landlords can decline to participate. Your local PHA can tell you which.
What's the difference between Section 8 and "project-based Section 8"?
Tenant-based Section 8 (the Housing Choice Voucher) moves with you to any private rental. Project-based Section 8 is a contract between HUD and a specific building — you apply directly to the property, you get help only as long as you live in that building, and you lose it if you move.
What is LIHTC?
The Low-Income Housing Tax Credit is the largest source of new affordable rental housing in the U.S. Owners get federal tax credits in exchange for capping rents at 50% or 60% of Area Median Income. There is no income-based subsidy — rents are flat — but the rents are below market and you do not need a voucher to qualify.
Are there programs specifically for veterans?
Yes. HUD-VASH combines a Section 8 voucher with VA case management for homeless veterans. Apply through your local VA Medical Center, which makes the referral to the PHA. Other VA programs cover transitional housing (Grant and Per Diem) and homelessness prevention (SSVF).
Are there programs specifically for older adults?
Yes. Section 202 Supportive Housing for the Elderly funds buildings reserved for very-low-income households where at least one member is 62 or older. Section 8 vouchers are also widely used by older adults. Apply directly to the property for Section 202.
Are there programs for people with disabilities?
Yes. Section 811 Supportive Housing for Persons with Disabilities funds dedicated units for very-low-income adults with disabilities. State Section 811 programs also fund integrated, scattered-site units. Any household with a disabled member qualifies for Reasonable Accommodation requests in any HUD program.
Are immigrants eligible?
At least one household member must be a U.S. citizen or have eligible immigration status (lawful permanent resident, refugee, asylee, etc.). Mixed-status households are eligible — the subsidy is prorated for eligible members. Undocumented household members do not have to leave and are not reported to immigration authorities.
How is "income" calculated for eligibility?
HUD counts gross income from almost every source — wages, self-employment, Social Security, SSI, SSDI, pensions, child support actually received, and asset income. It does not count SNAP (food stamps), one-time payments, income of a live-in aide, or earnings of household members under 18. See the income limits explainer for the full list.
Can I be denied for criminal history?
Federal law requires PHAs to permanently bar two specific groups: people convicted of methamphetamine production on federally assisted property, and people subject to a lifetime sex offender registration. Other criminal history triggers an individualized review — HUD has explicitly told PHAs that blanket bans are illegal under the Fair Housing Act.
Where can I see the official HUD income limits for my area?
On the HUD User Income Limits dataset. Pick your state and metro to see the exact published figure. The state-level figures shown on this site are useful as a baseline but the metro-specific number is what your PHA will use.