Section 8 Recertification: Annual Reviews and Reporting Changes Made Simple

The Housing Choice Voucher Program (Section 8) helps many households afford rent, but the help is not automatic forever. To keep your voucher, you usually have to:

• Complete annual recertification (annual review), and
• Report changes in your household or income during the year.

This guide from HowToGetAssistance.org explains how those steps typically work, what to expect, and how to stay in good standing with your local housing authority. This site is informational only and is not an official government agency or application portal.

How Section 8 Recertification Usually Works

Most housing authorities require recertification once a year to confirm that you still meet eligibility rules and to recalculate your rent share.

Why recertification matters

During recertification, your housing authority typically:

• Reviews your household income
• Confirms who lives in your home
• Verifies citizenship/eligible immigration status where required
• Checks that you are still eligible and within income limits
• Updates your voucher size if your family size changed
• Sets your new tenant rent portion for the next year

If you do not complete recertification, you can be terminated from the program, and your subsidy can stop.

Your Annual Recertification Timeline

Exact timelines and rules vary by city, county, or housing authority, but a common pattern looks like this:

Your own dates and process may differ. Always check the letters you receive from your housing authority.

How You’ll Usually Be Notified

Housing authorities commonly send recertification notices by:

• Mail to the address they have on file
• Sometimes email or online portal messages
• Occasionally text reminders (if you’ve opted in)

If you moved or changed contact information, you must usually report that change so you do not miss important deadlines.

Documents Commonly Needed for Recertification

Housing authorities must verify your situation, so they often ask for documents like:

Proof of identity and household members

• Photo ID for adult household members (e.g., driver’s license, state ID)
• Birth certificates or other proof of age/relationship for all household members
• Social Security cards or official proof of SSN (if required by your authority)
• Immigration documents (if applicable and requested)

Proof of income

You are usually asked to provide current proof of all income for every adult in the household, such as:

• Recent pay stubs (often last 4–8 weeks)
• Employer letter stating wages and hours
• Social Security or SSI/SSDI award letters
• Pension or retirement benefit statements
• Unemployment benefit letters
• Child support orders or payment statements
• Self-employment income records or tax returns
• Any other regular payments you receive

Other common documents

• Bank statements (sometimes requested)
• Proof of childcare expenses if counted as deductions
• Medical expense documentation (for elderly/disabled households where applicable)
• School enrollment info if there are full-time students in the household

Your housing authority’s packet will list exactly what they want. If anything is unclear, you can usually call your caseworker or the main office to ask.

How to Complete Your Recertification

Process details differ, but most housing authorities use one or more of these methods:

1. By mail

• You receive a recertification packet with instructions and forms.
• You fill out the forms, sign them, and include copies of requested documents.
• You mail everything back by the stated deadline.

Tip: Use certified mail or tracking if you’re concerned about proof of submission.

2. Online portal

More housing authorities now offer online recertification portals:

• You create an account or log in to your existing account.
• You complete the recertification form online.
• You upload digital copies (photos or scans) of documents where allowed.

If you’re not sure if there’s an official portal, check your:

• Housing authority’s official website (type the name into a search engine and look for .gov or an obviously official local site)
• Letters you received, which often list the official web address

3. In-person or phone appointments

Some recertifications involve:

• In-person interviews at the housing authority office, or
• Phone or video appointments with a caseworker

You might still need to bring or send documents even if you have an interview. The appointment is often used to:

• Review your forms
• Ask follow-up questions
• Clarify any unclear information

What You Must Report During the Year (Not Just at Recertification)

In most Section 8 programs, you are required to report certain changes when they happen, not wait until annual recertification.

Common changes you usually must report:

• Income changes
  • New job
  • Job loss
  • Significant increase or decrease in hours or pay
  • New benefits (Social Security, unemployment, etc.)
• Household composition changes
  • Someone moves in or moves out
  • A child is born or you gain custody of a child
  • A household member passes away
• Marital or relationship changes
  • Marriage, divorce, or separation
• Contact and address changes
  • New phone number or email
  • Mailing address changes (if allowed)
• Student status or disability status changes (where relevant to benefits)

Each housing authority defines what counts as a “reportable change” and how quickly you must report it, often within 10–30 days.

How to Report Changes

Check your recertification packet, voucher briefing materials, or local office rules. Typical options include:

• Online through the housing authority’s official portal
• Change report forms you can:
  • Mail
  • Drop off at the office
  • Upload through an online system
• In-person by visiting your local housing authority (some require an appointment)
• By phone, followed by written confirmation if required

Always ask whether you must submit proof of the change (for example, a new hire letter, pay stubs, or custody documents).

Why Reporting Changes Matters

When you report changes:

• The housing authority can adjust your rent share up or down as rules allow.
• You lower your risk of overpayment (which you might later have to repay).
• You reduce the chance of being terminated from the program for not reporting.

Not reporting required changes can lead to:

• Overpayment debts you must repay
• Fraud investigations
• Termination of your voucher

If you are unsure whether a change must be reported, it is usually safer to contact your caseworker or local office and ask.

Typical Review Steps After You Report a Change

When you report a change, housing authorities often:

1. Log your change and give or send you a change report form (if not already filled out).
2. Request documentation, such as new pay stubs or an employer letter.
3. Recalculate your rent if the change affects your income, deductions, or household size.
4. Send a written notice with:
   • Your new tenant rent portion
   • Effective date of the change (often the first of a coming month)
   • Any changes to your voucher size or payment standard

If your income goes down significantly and you report it, your rent portion may go down (subject to your housing authority’s rules and timing). If your income goes up, expect your rent portion to increase.

Common Reasons Recertification Gets Delayed or Denied

Issues during recertification can cause delays or even loss of your voucher. Some common problems include:

• Missing deadlines
  • Not returning forms on time
  • Not providing documents by the requested date
• Incomplete forms
  • Leaving required sections blank
  • Not signing or dating the forms
• Missing or unclear documents
  • Unreadable copies
  • Out-of-date pay stubs
  • Not providing all pages of bank statements, if requested
• Unreported household members or income
  • Someone is living in the unit but not listed
  • Income sources not reported
• Not attending required appointments
  • Missing scheduled interviews or inspections without notice

If you receive a warning or termination notice, contact your housing authority promptly. Many agencies allow informal reviews, hearings, or appeals under certain circumstances and deadlines.

What If You Miss a Recertification Deadline?

Rules vary, but in many places:

1. The housing authority sends a late notice or second reminder with a final deadline.
2. If you still do not respond, they may:
   • Schedule a termination, and
   • Send a proposed termination notice explaining why and when your assistance is set to end.

If you miss a deadline:

• Contact your housing authority immediately.
• Ask if you can submit late or if there is any good cause exception (for example, hospitalization, documented mail issues, or serious emergencies).

Not all agencies will accept late submissions, but it is important to communicate and document your situation.

How Informal Hearings and Appeals Typically Work

If your housing authority plans to end your assistance or deny continued eligibility, you usually receive a written notice explaining:

• The reason for the decision
• The effective date
• Your right to request an informal hearing (if applicable)
• The deadline for requesting that hearing

General steps (details vary by area):

1. Request the hearing in writing by the deadline listed in the notice.
2. You may be allowed to review your file at the housing authority.
3. At the hearing, you can:
   • Explain your side
   • Provide documents or witnesses
   • Ask questions about how the decision was made
4. A hearing officer or panel issues a written decision after the hearing.

If you are in this situation, you may also want to:

• Contact legal aid or a tenant advocacy organization in your area.
• Call 211 to ask about free or low-cost legal resources related to housing.

How to Verify You’re Using an Official Channel (and Avoid Scams)

Because Section 8 is a federal program administered locally, scammers sometimes pretend to be “voucher services” or “guaranteed approval” sites. To protect yourself:

• Never pay anyone to:
  • Apply for a voucher
  • Get on a waiting list
  • “Speed up” your recertification
• Check the exact name of your local housing authority on your existing paperwork.
• Search for their official website:
  • Look for .gov or a clearly official city/county site.
  • Compare phone numbers and addresses with those on your mailed letters.
• Confirm any online portal through:
  • The housing authority’s printed materials, or
  • The official phone number listed on your previous letters or city/county government site.
• If someone contacts you unexpectedly asking for fees, gift cards, or bank account passwords, treat it as suspicious and verify with your local housing authority using a verified phone number.

HowToGetAssistance.org does not process Section 8 applications, recertifications, or appeals. For any official action, you must go through your local housing authority or other official agency.

If You No Longer Qualify or Lose Your Voucher

If your income increases or your situation changes, you may eventually no longer qualify for Section 8. If your voucher ends, or if you are waiting for reinstatement or appeal, you can explore:

• Local housing authority programs
  • Other rental assistance or public housing (if available)
• State or county rental assistance programs
  • Often run by housing, human services, or social services departments
• Emergency help
  • Community action agencies
  • Nonprofit organizations or faith-based groups providing rental or utility help
  • Local homelessness prevention programs
• 211 information line
  • You can dial 211 in many areas to get referrals to housing, financial assistance, and legal aid resources.

Each community is different, so checking with your local housing authority, social services department, or 211 can help you find specific options.

Key Takeaways to Stay in Good Standing

• Read every letter from your housing authority carefully and keep them in a safe place.
• Complete your annual recertification on time, with all required documents.
• Report changes in income and household members as required, usually within a set number of days.
• Keep your contact information updated so you receive all notices.
• If you receive a warning or termination notice, act quickly and ask about hearings or appeals.
• Use only official housing authority websites, phone numbers, and offices for anything related to your voucher.

When in doubt about recertification or reporting changes, contact your local housing authority or the number on your Section 8 paperwork. They are the official source for decisions about your voucher and your next required steps.