Section 8 Eligibility Basics: Understanding Income Limits and Priority Rules

The Housing Choice Voucher Program (Section 8) helps low‑income households pay part of their monthly rent. The program is funded by the federal government but run locally by Public Housing Agencies (PHAs) in each city, county, or region.

This guide explains, in plain language:

• Who is usually eligible
• How Section 8 income limits work
• Who may be given priority on waiting lists
• What documents you typically need
• What to expect after you apply through official channels
• Common reasons for denials or delays
• Alternatives if you don’t qualify

HowToGetAssistance.org is an informational website only. It does not run Section 8, does not accept applications, and cannot check your case status. To move forward, you will need to work directly with your local housing authority or other official office.

What Is Section 8 and Who Runs It?

The Housing Choice Voucher (HCV) – Section 8 program:

• Helps eligible households pay rent to private landlords
• Usually expects families to pay around 30% of their adjusted income toward rent
• Pays the rest directly to the landlord (up to certain limits)

The program is overseen by the U.S. Department of Housing and Urban Development (HUD) but day‑to‑day decisions about eligibility, waiting lists, and priorities are made by:

• Local Public Housing Agencies (PHAs)
• Sometimes called housing authorities, county housing departments, or similar names

Because each PHA has its own policies within federal rules, eligibility details and priorities can vary by area. Always verify with your local housing authority.

Basic Section 8 Eligibility: The Four Main Tests

Most PHAs look at four main areas when deciding if you qualify:

1. Income
2. Family composition and household size
3. Citizenship or eligible immigration status
4. Criminal background and prior housing history

You usually must also:

• Live in, work in, or plan to move to the PHA’s service area, and
• Meet local preferences when the waiting list is open (not always required, but often helpful)

How Section 8 Income Limits Work

What Are Income Limits?

Income limits are maximum income amounts used to decide if your household is “low income” enough for the program.

Key points:

• Limits are based on household size and area median income (AMI) where you want to live.
• They’re set by HUD but adjusted by each area.
• They are usually updated once a year.

HUD commonly uses three broad income categories:

• Extremely low income – typically around 30% of AMI
• Very low income – typically around 50% of AMI
• Low income – typically around 80% of AMI

For Section 8, the focus is usually on the extremely low and very low groups.

Which Income Limit Applies to You?

In many areas:

• To qualify for a voucher, at least 75% of new voucher holders must be at or below the extremely low income level.
• The remaining new voucher holders are typically at or below the very low income level.

Your specific cutoff depends on:

• Your household size (1 person, 2 people, 3 people, etc.)
• The county or metro area where the PHA operates

Because these numbers change and vary by area, you need to:

• Contact your local housing authority and ask for the current Section 8 income limits for your household size, or
• Check your state or county’s official housing website for a posted income chart

What Counts as “Income”?

PHAs usually count most forms of cash income, including:

• Wages and salaries (including tips, overtime, bonuses)
• Self‑employment income
• Social Security and SSI
• Pension or retirement income
• Unemployment benefits
• Child support and alimony (received)
• Regular cash contributions from family or friends
• Certain disability payments and veterans benefits

Some things may not be counted or may be partially excluded, such as:

• Certain earned income for minors
• Some student financial aid
• Specific benefit exclusions allowed by HUD rules

Because each PHA may handle borderline situations differently, it’s wise to list all your income sources and let the housing authority decide what counts.

Household Composition and Family Status

Eligibility is based on your “family” or household, which can include:

• A single person living alone
• Couples (with or without children)
• Parents, grandparents, or other relatives raising children
• Individuals with disabilities living alone or with a caregiver
• Other groupings allowed under local PHA rules

Your household size matters because:

• It affects your income limit (larger households typically have higher limits).
• It determines the voucher size you may qualify for (number of bedrooms).

You must report:

• Everyone who will live in the unit
• Their relationship to you
• Their income, if any

PHAs may ask for proof of custody for children, especially if there is shared custody or a recent change.

Citizenship and Eligible Immigration Status

Section 8 is generally limited to people who are:

• U.S. citizens, or
• Non‑citizens with eligible immigration status (as defined by HUD rules)

Typically, you will be asked to provide:

• Social Security numbers (or documentation of exemption) for each household member
• Birth certificates or passports to confirm identity and citizenship
• For eligible non‑citizens, documents like:
  • Permanent Resident Card (Green Card)
  • Certain I‑94 records with qualifying statuses
  • Other Department of Homeland Security documents listed by the PHA

If your household has a mix of eligible and ineligible members (for example, some citizens and some non‑citizens), the PHA may:

• Consider your household “mixed status”
• Pro‑rate the housing assistance based on how many members are eligible

The exact handling of mixed‑status families can vary, so ask your local housing authority how they apply these rules.

Background, Rental History, and Other Eligibility Factors

In addition to income and citizenship, PHAs often check:

Rental and Program History

They may deny or delay assistance if:

• You owe money to a housing authority or another subsidized housing program
• You have been evicted from public housing or Section 8 for serious violations, especially within the last few years
• You committed fraud or misrepresented information in a housing program

In some cases, you may be able to:

• Repay debts owed to a housing authority
• Provide documentation of changes (e.g., new landlord references, completion of programs)

Criminal Background

Federal rules and local policies typically restrict assistance for people who:

• Are lifetime registered sex offenders (in any state)
• Were convicted of certain drug‑related criminal activities, especially involving methamphetamine in federally assisted housing
• Have a pattern of violent or threatening behavior that could affect other residents’ safety

Many PHAs look at:

• Type of offense
• Date of the offense (how recent it is)
• Evidence of rehabilitation, stable employment, or treatment programs

Policies vary widely by area. If you have a record, it can help to:

• Ask the local PHA for its written criminal background policy
• Provide supporting documents showing changes in circumstances

How Waiting List Priorities and Preferences Work

Even if you qualify on paper, many areas have long waiting lists or closed lists. When lists are open, PHAs often use preferences to decide who gets offers first.

Common priority groups may include:

• Extremely low‑income households
• People who are homeless or at immediate risk of homelessness
• Victims of domestic violence, dating violence, sexual assault, or stalking
• Elderly households (typically someone 62 or older)
• People with disabilities
• Veterans and sometimes their families
• Local residents or people who work in the area

Not all PHAs use the same preferences, and some may:

• Rank preferences (for example, homelessness + extremely low income)
• Limit certain lotteries or waiting list openings to particular groups

To understand priorities where you live:

• Ask your local housing authority for a list of its Section 8 waiting list preferences.
• Read any public notices about when the waiting list opens; they often explain who gets priority.

Typical Documents to Gather for Section 8

Having documents ready can help the process go more smoothly when the list opens or when your name comes up.

Below is a simple overview of documents PHAs commonly request. Requirements can vary, so always follow instructions from your local office.

📌 Tip: Keep copies in a folder and note expiration dates, especially on benefit letters or verification forms, as PHAs often require recent documents.

How and Where to Apply for Section 8

You cannot apply for Section 8 through HowToGetAssistance.org. To apply, you must go through official channels in your area.

Step 1: Find Your Local Housing Authority

You can usually identify the correct office by:

• Searching online for “[your city or county] housing authority Section 8”
• Calling your city or county government main line and asking for the Public Housing Agency or Housing Assistance Office
• Dialing 211 (in many areas) and asking for information on the local housing authority or Section 8 program

Make sure the office you contact is an official government or authorized housing agency, not a private “application help” website that charges fees.

Step 2: Check If the Waiting List Is Open

Most PHAs do not accept Section 8 applications at all times. They usually:

• Open the waiting list for a limited period, or
• Use a lottery system to randomly select people for the list when demand is very high

You may be able to:

• Call the housing authority’s main number
• Check public notices, local newspapers, or the official city/county website

When the list is open, the PHA will explain:

• Who can apply
• How to apply (online portal, in‑person, by mail, etc.)
• Deadlines and required documents

Step 3: Submit the Application Through the Official Method

Depending on your area, you might:

• Apply online through a state or local government portal
• Fill out a paper application and submit it in person or by mail
• Apply by phone or with assistance at a local office, especially if you need accommodations due to disability or language

You will typically need to provide:

• Basic household information (names, dates of birth, Social Security numbers if available)
• Contact information (mailing address, phone number, email)
• Estimated income and sources
• Whether you meet any local preferences (homelessness, disability, veteran status, etc.)

Follow all directions from the official office carefully. Incomplete applications may be rejected or delayed.

Step 4: Wait for Placement on the List and Future Contact

After you apply, typical next steps include:

• Receiving a confirmation (either a letter, email, or on‑screen message) that your application was received
• Being informed whether:
  • You are on the waiting list, or
  • You will be entered into a lottery, or
  • The list is already full and you cannot be added

Keep your:

• Confirmation number
• Log‑in info (for online portals)
• Any letters from the housing authority

You must keep your contact information updated with the PHA. If they mail or email you and you don’t respond, your name may be removed from the list.

What Happens When Your Name Reaches the Top of the List

When you reach the top, the local housing authority generally:

1. Contacts you by mail, phone, email, or portal message
2. Schedules an interview or appointment
3. Requests full documentation to verify eligibility (income, identity, status, etc.)
4. Runs background checks and verifies your information with employers, agencies, and landlords
5. If everything is approved, issues your voucher and explains:
   • How much you can pay
   • How much the program will pay
   • Time limits to find a unit (often 60–120 days)

If you do not respond by the deadline or do not attend appointments, the PHA may:

• Move on to the next applicant
• Close your application

If you need accommodations (disability, language access, etc.), tell the PHA as early as possible.

Common Reasons for Delays or Denials

Even if you initially appear eligible, issues may come up during verification. Common problems include:

• Income above the limit once fully verified
• Missing or outdated documents
• Unreported income sources
• Inconsistent information between your application and verification sources
• Owing money to a housing authority from a previous program
• Certain criminal history issues under local or federal rules
• Program violations or prior evictions from public housing or Section 8

If you are denied, you generally have the **right to:

• Receive a written notice explaining the reason, and
• Request an informal review or hearing within a certain time frame

Check the denial letter for:

• Deadlines to ask for an appeal or hearing
• Where and how to submit your request

At a review or hearing, you can usually:

• Present documents that clarify or correct information
• Explain changes in your situation
• Sometimes bring an advocate, attorney, or caseworker (if available in your area)

If You Don’t Qualify for Section 8 or Need Help Sooner

Because Section 8 is highly competitive and waiting lists can be long or closed, it’s wise to explore other housing resources at the same time.

Possible options to ask about:

• Public Housing (apartments directly managed by housing authorities)
• Project‑Based Section 8 (buildings where the subsidy is attached to the unit, not the tenant)
• Low‑Income Housing Tax Credit (LIHTC) properties, which may have reduced rents
• State or local rental assistance programs, especially during emergencies
• Homelessness prevention and rapid rehousing services through local nonprofits
• Emergency shelters and transitional housing programs

To find these:

• Call 211 where available and ask for rental assistance or affordable housing resources
• Contact your local housing authority and ask about other programs they administer
• Reach out to community action agencies, legal aid, or tenant support organizations for guidance

How to Avoid Scams and Make Sure You’re on an Official Channel

Because Section 8 is in high demand, scams are common. To protect yourself:

• Do not pay application fees to unofficial websites or individuals promising faster approval
• Be cautious if:
  • Someone guarantees you a voucher
  • They ask for payment by gift card, wire transfer, or mobile payment app
  • The communication comes from a generic email (not a government or known housing agency domain)

To verify you are dealing with an official program:

• Confirm the office name through your city or county government website or main phone line
• Look for .gov or clearly official housing agency websites (names like “[City] Housing Authority” or “[County] Housing Department”)
• If unsure, call the main number of your local government and ask to be connected to the Public Housing Agency or Section 8 office

Understanding Section 8 income limits and priorities can help you decide whether to apply and what to expect. The key steps are to:

• Confirm local income limits and preferences
• Locate your official housing authority
• Watch for waiting list openings
• Prepare documents in advance
• Respond quickly to any letters or notices

For the most accurate and current information, always rely on your local housing authority, state housing agency, or the official HUD resources in your area.