The program in plain language
A Housing Choice Voucher is tenant-based assistance. An eligible household finds a qualifying private rental, the housing agency approves the rent and inspects the unit, and then pays a monthly housing assistance payment directly to the owner. The household pays the rest—usually about 30% of its adjusted income toward rent and utilities.
There is no national Section 8 application. Each agency runs its own waiting list under federal rules and its own administrative plan. Applying is always free.
Related programs use the Section 8 name too: project-based Section 8 ties assistance to a specific apartment, and special-purpose vouchers serve veterans, people with disabilities, youth leaving foster care, and people experiencing homelessness.
Key numbers for 2026
| Rule | 2026 figure |
|---|---|
| Usual income limit for new voucher holders | 50% of area median income (varies by county and household size) |
| Share of new vouchers reserved for extremely low-income households | At least 75% must meet HUD’s published extremely low-income limit |
| National median family income used for FY 2026 limits | $107,900 (limits effective May 1, 2026) |
| Tenant payment | Generally the highest of 30% of adjusted monthly income, 10% of countable monthly income, minimum rent up to $50, or designated welfare rent |
| Maximum share at move-in (if rent exceeds payment standard) | 40% of monthly adjusted income |
| Payment standard basic range | 90%–110% of Fair Market Rent (FY 2027 FMRs effective Oct. 1, 2026) |
| Dependent / elderly-disabled deductions (HOTMA rules) | $500 per dependent / $550 per household |
| Net family asset limit (HOTMA rules) | $105,574 |
| Minimum voucher search term | 60 days (paused while a tenancy request is reviewed) |
Step by step
Understand your rent
The TTP formula, payment standards, utility allowances, and the 40% rule.
Read the guideWhat’s changing in 2026
HUD has proposed—but not finalized—rules that would let agencies adopt work requirements and time limits and would end prorated assistance for new mixed-status families. HOTMA income and asset rules must be in place at most agencies by January 1, 2027, NSPIRE inspections by February 1, 2027, and Emergency Housing Voucher funding is ending. Read the full 2026 tracker.
Four preventable problems
- Applying to only one agency: nearby agencies have separate lists; apply to every one serving places you could live.
- Missing an update letter: agencies remove applicants they can’t reach. Update contact information everywhere.
- Letting a voucher expire: start searching immediately and request an extension in writing before the deadline.
- Paying anyone for access: no one can sell you a voucher or move you up a list.