Unlike other welfare programs, like the Supplemental Nutrition Assistance Program (SNAP) and Temporary Assistance for Needy Families (TANF), Section 8 is not an entitlement. Entitlement programs are guaranteed benefits to applicants who meet the specific eligibility requirements.
Federal and state governments consider non-entitlement programs, like Section 8, discretionary and subject to means (funding).
So, even if applicants meet all of the eligibility requirements, they still might not get housing assistance. On average, Section 8 funding only covers about 25% of eligible households.
Housing Assistance Program Mechanics
The U.S. Department of Housing and Urban Development (HUD) provides funding so local (state) organizations can provide housing to low-income families. Since HUD gives states money, it sets foundational eligibility requirements that applicants must meet to receive benefits.
Some of the federal eligibility requirements include:
- Income limits based on the household’s gross income, family size, and the area median income (AMI). HUD categorizes low income as not exceeding 80% of the AMI, very low income as not exceeding 50% of the AMI, and extremely low income as not exceeding 30% of the AMI. The federal government requires 75% of vouchers to go to extremely low-income families.
- Being a U.S. citizen or eligible non-citizen, including the head of household, having a Social Security number. Eligible non-citizens may include lawful permanent residents, refugees, and asylees. Families with members who are both eligible and ineligible may still receive assistance, but at a prorated (reduced) amount to only cover the eligible members.
- Passing background checks to verify that applicants are suitable tenants. Applicants may be disqualified for violent crimes, drug-related offenses, and sex offender registry status. Likewise, previous evictions (especially for property damage or non-payment) may prevent the household from passing.
States administer, implement, and tailor the program on a local level. While they must stick to the federal core rules, they have the flexibility to design the program to their residents’ needs. For example, states can set preferences like prioritizing families with children, the elderly, or disabled members.
Why Eligible Applicants are Placed on Waiting Lists
In most cases, eligible enrollees are placed on Section 8 waiting lists once their local Public Housing Agency (PHA) approves their application. This is because there is a gap between supply and demand. This means that more eligible people are in need of housing assistance than there is available.
PHAs place enrollees on waiting lists until housing or funding for vouchers are available. Most PHAs have waiting lists for three different types of housing assistance:
- Housing Choice Vouchers (HCV), also known as Section 8, are vouchers assigned to the tenant that go with them if they move.
- Public Housing, which is apartments owned directly by the housing authority. Applicants apply to specific public housing developments.
- Project-Based Vouchers (PBV) are a type of rental assistance tied to a specific, privately-owned building. These waiting lists are sometimes managed directly by the property owner or owner-contracted developers.
Likewise, families may be placed on waiting lists based on occupancy standards, such as one bedroom versus three. Applicants cannot simply say how many bedrooms they want or need.
PHAs typically use the rule of two people per bedroom. But HUD does allow for some flexibility based on the unit size and layout, as well as the age of children. For instance, a PHA may see a one-bedroom rental suitable for a couple with a baby.
Unfortunately, due to high demand and limited funds, waiting lists can be closed for months to years. A closed waiting list means the PHA is not accepting new applications. An open waiting list means the PHA is accepting applications, but that doesn’t mean eligible applicants will get assistance immediately.
Policy Reasoning for Why Applicants Receive Benefits
Most PHAs provide housing assistance on a first-come, first-served basis. Like getting a ticket at a deli counter, families receive vouchers or housing based on the orderin which they were placed on the waiting list.
However, many PHAs use a weighted system and assign points to certain applicants based on their circumstances. This ensures that the limited funding available prevents immediate tragedies, such as a family sleeping in a car or a victim of domestic violence being forced to remain with their abuser.
Applicants may receive additional points include:
- Seniors
- Disabled individuals
- Homeless individuals
- Displaced individuals (those forced to move because of natural disasters or government action
- Households with extremely low income
- Victims of domestic violence
- Veterans
- Working local residents
Prioritizing seniors and disabled individuals for community-based living solutions are often seen as the more affordable long-term option, as the government saves money that would otherwise be spent on more expensive nursing homes or institutional care.
The reasoning for prioritizing workers in the PHA’s jurisdiction is support for the local economy. It ensures that the people who work in service jobs, schools, or hospitals within the area can actually afford to live there, reducing commute times and keeping the local workforce stable.
Families who do not meet these categorical preferences may wait longer for assistance. However, some PHAs have a lottery system and select families from waiting lists at random to ensure equitable access.
For instance, a PHA might receive 10,000 applications in 24 hours for only 1,000 spots, and the first-come, first-served model favors those with internet access or the ability to stand in line.
Federal Core Requirements and State Variations
As mentioned, HUD sets the federal eligibility requirements for housing assistance. In addition to the income limits, citizenship conditions, and background screenings, households must pay 30% of their adjusted income toward rent.
Not all federal rules apply to the prospective tenants. Federal Fair Housing and civil rights laws mandate equal access to HUD programs and prohibit discrimination based on factors like:
- Race
- Color
- National origin
- Religion
- Familial status
- Disability
- Sexual orientation
- Gender identity
- Marital status
Similarly, reasonable accommodations for people with disabilities are also required.
All HUD-assisted housing must meet the National Standards for the Physical Inspection of Real Estate (NSPIRE) standards for decency, safety, and sanitation. For HCV, PHAs must verify that property owners request rent amounts that are reasonable compared to similar unassisted units in the area.
All states, nationwide, must adhere to these federal guidelines. When it comes to state variations, however, local PHAs can include more rules and, again, as mentioned, can set preferences for their waiting lists.
One such preference includes residency. To increase an applicant’s odds of getting housing assistance, they can apply to multiple PHAs. However, local agencies may prioritize applicants who’ve lived in their jurisdiction for at least a year.
Further, although the HCV program is tied to the applicant and is “portable,” meaning it moves with the tenant and isn’t tied to the rental unit, the PHA may require enrollees to stay in the jurisdiction. This is to prevent applicants from applying in rural areas to move the voucher to a high-demand area.
Wait times vary by PHA. In states with lower populations (demand), wait times may be a few months, whereas in high-density areas, like New York City, wait times can be years.
Moving Within the Waiting List
Whether you are preparing your very first application or have been tracking your status for years, success in the housing assistance process is about administrative persistence and proactivity.
- For those just starting, this means applying broadly (to multiple PHAs) and ensuring every preference is documented to maximize your points.
- For those already waiting, it means guarding your spot by treating your contact information like a lifeline. A missed letter or a disconnected phone number can erase years of waiting.
Make sure to update your application if your income changes, if a family member becomes disabled, or if you are evicted from your home. Anything that strengthens your chance to move up the waiting list is worth updating the application.
