RoxanneThis comprehensive guide will show you how the government’s Housing Choice Voucher Program (Section 8) can help.
Sections:
- What is Section 8 Housing?
- How PHAs Determine Housing Voucher Eligibility
- Documents You’ll Need to Apply for Section 8
- Applying for a Section 8 Voucher
- The Section 8 Waiting List
- The Value of Section 8 Vouchers
- Picking the Right Section 8 Housing
- The Responsibilities of Being a Section 8 Tenant
- How to Maintain Section 8 Benefits When You Move
- Owning a Home via Section 8
- How to Contact the HUD
Finding housing that’s affordable and safe for your children can be particularly tough as a single parent. This guide will tell you everything you need to know about the government’s Section 8 Housing Choice Voucher Prom so you can get help with that goal.
What is Section 8 Housing?
More commonly known as “Section 8” in the past, the United States government’s Housing Choice Voucher Program was started to help low-income families, including those with single parents, pay their rent.
Section 8 has helped millions transition out of a life of poverty by moving them into less poor and safer communities. In the process, the program not only benefits single parents and children by improving their well-being, but it also reduces the financial load placed on other public projects.
A local PHA, or public housing agency, will use many factors such as household income and family size to determine who receives a voucher. With a voucher secured, a parent can then look for housing that meets their needs. If it meets the program’s standards, the family can then begin the moving process.
How PHAs Determine Housing Voucher Eligibility
The thought of being able to move to a safer neighborhood and more beautiful home may have you ready to apply for Section 8 right now. Before you make that move, however, it’s best to know about the eligibility requirements for Housing Choice Vouchers.
By knowing what a PHA looks for when awarding vouchers, you can have a better idea of if you’re a good fit for Section 8 or not.
There are four major areas PHAs look at when determining voucher eligibility. Here they are:
1. Family size.
Don’t let the word “family” fool you into thinking you need plenty of people living in your home to be eligible for Section 8. Plenty of single parents in two-person households can qualify, and there are various situations that, in the government’s eyes, equal a family:
- Displaced family – Have you been removed from your home due to government action? Has a natural disaster caused so much damage and destruction, you can no longer live in your home? Either way, you fall into the displaced category.
- With or without children – Your child may be living in foster care or simply does not live with you. If this is the case, you can still qualify as a family without children.
- Elderly family – Defined as a situation where the single family member or head of household, is over 62 years old. If two or more family members are over 62 or one member is that age or older and has a live-in aide, they also fall under this category.
- Disabled family – If the single family member or head of household has disabilities, two or more people in the home have them, or one person has them and has a live-in aide, they are considered a disabled family.
- Remaining member of a tenant family – As long as one person of a family receiving voucher assistance remains in the home, they fall under this category.
Single person – Anyone who doesn’t belong to the categories above.
2. Income.
The federal government initiated the Housing Choice Voucher Program specifically to help families with low incomes. This is why income limits were implemented as part of Section 8’s eligibility requirements. Being a single parent alone will not suffice if your income is too high for the program, and your local PHA will pay close attention to this part of your application.
An applicant’s income limits depend on where they live and the number of people that make up their family. Once determined, the PHA will categorize a family as either extra low income, very low income, or low income.
As a general rule, your family will need to earn less than 50 percent of the median income for your area to be eligible for a voucher. As for where the three income tiers come into play, PHAs are required by law to award 75 percent of their housing vouchers to extremely low-income families. By simply being in that lowest income tier, your chances of getting a voucher increase. This is critical since vouchers are limited.
What puts a family into the extremely low-income category? Making less than 30 percent of the local median income or the poverty line, whichever is more.
If you feel that your income may be too high for a voucher, remember that more family members allow for a higher income. So, if you’re a single parent with a stable income but support several kids, you could still qualify for Section 8. There is a maximum number of family members you can have, however. That number is eight.
Income limits can change every year. To get an idea of how much you can make according to where you live and your family size, go here. As you can see from the PDF, the more family member, the higher the acceptable income for eligibility.
3. Citizenship status.
Here’s where Section 8 eligibility can get a bit tricky. The government intended the program to solely help citizens and permanent residents. However, family members who are neither can still live in the home, even if you’re helping to pay for it with a voucher.
Will you get a full voucher value if you have non-citizens as part of your household? No. Instead, you will get a prorated voucher based on the number of citizens or permanent residents in the home.
While the voucher value may be lower, it’s still good to know you can receive assistance despite differing citizenship statuses under one roof. In short, even the non-resident family members can benefit indirectly.
4. Eviction history.
Some single parents may have an eviction history due to problems paying the rent on time. As long as you weren’t evicted due to drug-related criminal activity, however, you should be good to go.
Evictions due to drugs can keep you from being eligible for Section 8 for three years. You will have to wait that long to apply for assistance before even being considered for a voucher.
Now that you have a clearer picture as to what the PHA will look at when considering your Section 8 eligibility, let’s look at what the actual application process entails. Before jumping into applying, however, let’s see which documents you’ll need to have to show proof of income, citizenship, and more.
Documents You’ll Need to Apply for Section 8
Don’t wait until the last minute to collect all the necessary documents and paperwork needed to apply for Section 8. The list can be lengthy even for a single parent, but when you consider you’ll need the info for each family member, it can take even longer to round up everything that’s required.
The essential documents you’ll need to show identification or citizenship status for each family member include:
- State or government photo ID
- Driver’s license
- Birth certificate
- Passport (for non-U.S. citizens)
- Social Security card
- Immigration documents (for aliens and registered immigrants)
- Signed immigration status verification
Once those are ready, it’s time to gather proof that you fall within Section 8’s income limits. Such documentation can be taken from:
- Bank statements
- Tax returns, W2 forms, pay stubs, and other proofs of income
- Information on any assets you own
- Social Security benefit verification letter
- Documents from any public assistance benefits you receive
As hard as some of these documents may be to find, you will need them to complete the application process. Without them, approval may be impossible, as your PHA will have to verify that your income makes you Section 8-eligible.
While these financial documents are a must for eligibility and approval, they will also be needed to determine your voucher amount if accepted into the program. That voucher amount will determine what type of housing you can select for you and your children.
The authenticity of your documents is a must, as are any answers you supply on the application form. The PHA will cross-check with your bank, employer, and other local agencies to ensure the information you provided is correct.
Applying for a Section 8 Voucher
Receiving a Housing Choice Voucher can make life as a single parent much more manageable. It can relieve a huge burden off your back by giving you help with paying the rent in a safe, affordable home, or even a better neighborhood. For these reasons, you want to apply for Section 8 assistance as soon as possible.
If there’s one negative aspect of housing vouchers, it’s there’s a massive demand for them. Funds are not unlimited, either, so you could find yourself on a long waiting list even if you qualify.
Here are the necessary steps to apply for the Housing Choice Voucher Program:
1. Find the PHA in your area.
You’ll need to find your local public housing agency once you’re ready to apply for Section 8 officially. You can do so by going to this part of the U.S. Department of Housing and Urban Development’s (HUD) website.
Once there, click on your state on the map. Then scroll down until you see your local office.
2. Determine your eligibility.
You cannot apply for Section 8 if you’re ineligible to receive its benefits. That’s why your PHA will determine eligibility from the start to see if you can proceed with the application process.
Your family size and income will be two of the most significant factors used to see if you’re eligible for a voucher, followed by citizenship status and eviction history.
Your family cannot make more than 50 percent of the median income for your area to be eligible. The maximum family size is eight people. Those seeking voucher coverage will also need to be citizens or permanent residents. Eviction history for drug-related criminal activity can disqualify you for three years.
All of these things will be reviewed to see if you’re a possible candidate for Section 8.
3. Get a Section 8 application.
If your family is eligible for Section 8 after reviewing all the factors above, you can now begin the voucher application process.
You’ll need to get a Housing Choice Voucher Program application to do this, and your PHA can help point you in the right direction.
You can get the application in person, through the mail, or online. Your options will depend on where you live, so ask your housing counselor what’s available.
4. Fill out the application.
Don’t rush when completing your Section 8 application. Even though you want to have it submitted as quickly as possible to get on the waiting list, taking your time to complete the form thoroughly is critical.
Make sure all of the information you submit is truthful and correct. Don’t leave out any details, either, as your status as a single parent could give you an edge in getting approved. Keep this in mind as you complete the application, so you do not rush and turn in something incomplete.
As for what you’ll have to submit, expect to provide information on the following for all of your family members that will be living in the household:
- Date of birth
- Mailing address
- Phone number
- Gross income
- Criminal history
Do not forget to add any family members or skip them if you’re missing any information. The size of your family will affect your eligibility and the size of your voucher, if accepted. This, once again, touches on the importance of having all of your documents and paperwork ready when applying.
If you’re unsure about anything when completing the application, don’t hesitate to ask your housing counselor for help. Use their assistance as much as you can, as they should know the ins and outs of the application process to help you get approved.
5. Be prompt in submitting the application.
After you double and triple-check the application to ensure it’s complete and all of the information is truthful and correct, it’s time to submit it. Due to the lengthy nature of voucher waiting lists, don’t let a completed application sit around the house. The more you wait to turn it in, the longer it will be until you get help paying the rent.
Some PHAs allow submissions within a specific window. If you miss that window, you may be left waiting a long time just to apply again. Pay close attention to the due date so you can accelerate the process as much as possible.
6. Wait patiently.
Some Section 8 applications may take months to process. As frustrating as this may be, don’t forget how much a voucher could help you make ends meet as a single parent. In short, the wait will be worth it once you get accepted.
Once the PHA makes its decision, and you’re not rejected, you will be put onto a waiting list so that you can hopefully get your voucher as quickly as possible.
The Section 8 Waiting List
It’s unfortunate, but being eligible for Section 8 doesn’t lead to an instant voucher. Instead, it just means you get to sit on the waiting list until that government assistance becomes available. What’s the silver lining here? That at least you made the first cut and were not rejected.
The demand for government housing assistance is enormous. It’s much larger than the voucher supply, which makes long waiting lists a reality of the Section 8 process. While it’s not impossible, the cases in which people get immediate vouchers are extremely rare, so expect to wait.
For some single parents, this waiting period can be very tough, especially if they need rental assistance now. Before you get discouraged, stress the fact that even making the waiting list is hard to do.
Some PHAs, as explained earlier, have limited windows for submissions. Others close their waiting lists entirely if they become inundated with requests. The fact that you could be sitting on a waiting list is a positive, not a negative, due to all of these factors going against you.
If your PHA has a very long waiting list or they closed it, you can apply to other public housing agencies. Your PHA should have a list of alternatives so you can increase your chances of approval and decrease the required waiting time.
Speaking of decreasing your time on the waiting list, here are four situations that will do just that:
- You’re homeless.
- You’re living in housing that’s substandard.
- The government or a disaster has involuntarily displaced your family.
- More than half of your income goes towards rent.
If any of those situations apply, be sure to mention them to your PHA, as they can move you up on the waiting list and closer to that voucher.
The Value of Section 8 Vouchers
Before you make any plans to live in Section 8 housing, know this: A voucher will not pay for all of your rent. You will be expected to pay some of the lease, which is equal to 30 percent of your family’s income or at least $50 monthly towards utilities and rent, whichever is higher. Once you pay either of those amounts, you can then count on the Section 8 voucher to cover the rest.
Does this mean you can just pay 30 percent of your income and pick any house you want? No, as the program has a payment standard or cap that each PHA sets. This standard ensures that the home voucher recipients select is moderately priced for the area.
You can choose a more expensive home than the payment standard. You will be expected to pay any difference in the rent out of your pocket, however.
After the PHA determines your voucher value, they will pay it to your landlord directly every month. You will have to pay the rest of the rent promptly.
Picking the Right Section 8 Housing
Many believe that getting approved for a Section 8 voucher limits you to living in subsidized housing projects. As long as the housing you pick meets the program’s requirements, however, you can choose an apartment, townhome, or even a single-family home for you and your children.
If you don’t want to move so your kids can stay in their current schools and you don’t have to find a new job, you can use your voucher to pay rent at your current residence if it qualifies.
What does it take for housing to qualify under Section 8’s guidelines? A host of factors will be looked at, such as:
- Access
- A kitchen that works
- Cleanliness
- Space and security
- Bathrooms that are sanitary
- Indoor air quality
- Light and electricity
- No existence of lead-based paint
- Temperature control
- Water availability
- Structure and materials
- Smoke detectors
- Proper trash disposal
- The neighborhood
Those factors make up what is known as Housing Quality Standards (HQS). Your housing counselor should give you tips on what to look for so you can satisfy those standards. So you don’t search for homes that are way out of Section 8’s reach, you’ll receive information on the appropriate housing unit size for your family.
If all of this information seems overwhelming, know that you will have a minimum of 60 days to put your voucher to use either on your new home or current home. To make the move official, here are three things that will need to happen:
- Your landlord will have to agree to accept Housing Choice Vouchers.
- Your PHA will have to confirm that the home you chose abides by HQS.
- Your PHA will have to confirm that your home’s rent is a rate that’s reasonable when compared to other homes in the area.
Once your home is approved, you will have to sign a lease with the landlord that’s at least 12 months long. The landlord may ask for a security deposit. It cannot cost more than one month’s rent.
Once your first contract is complete, the landlord can create a new one or allow you to keep living in the home on a month-to-month agreement.
The Responsibilities of Being a Section 8 Tenant
Once you move into your Section 8 housing, you will have specific responsibilities to keep to continue receiving vouchers. Here are some examples:
Abide by the lease agreement.
Pay your portion of the rent on time.
Keep the housing unit in good condition.
Follow the requirements of the Housing Choice Voucher Program.
Tell the PHA if you have any changes in income or your family composition.
Abstain from bribery, drug offenses, fraud, or any other criminal activity.
The landlord will be expected to hold up their end of the contract as well. This includes:
- Ensuring that the housing unit meets HQS.
- Offering the home at a reasonable rent.
- Following the lease agreement.
- Receiving payments from the PHA.
The PHA will agree to pay the landlord the voucher value each month. It can stop those payments if the lease agreement or payment contract is not being followed. The PHA will also review your family’s composition, income, and home each year to ensure they meet the program’s standards.
Last, but not least, the HUD will transfer federal funds to the PHA so it can make timely voucher payments. The HUD will also let the PHA apply for more vouchers and pay them a fee for administering the Section 8 program, while also checking to see that they are following its guidelines correctly.
How to Maintain Section 8 Benefits When You Move
Single parents can sometimes be forced to move. If this is your case, don’t worry, as you can still keep your Section 8 benefits when changing locations. Before doing so, contact your PHA to know where you stand. If you don’t, you could see a lapse in your assistance that could cause problems with your landlord.
You will be responsible for terminating the existing lease with your landlord. You will also have to make sure that your new housing passes HQS and is suitable for Section 8.
Moving immediately after receiving Section 8 assistance for the first time can be a bit complicated. This is because you’re supposed to live in your PHAs original service area for at least one year after getting voucher approval. If you are moving before the one year mark hits, you’ll need to talk with your PHA to ensure you’ll still be eligible for benefits.
Owning a Home via Section 8
The Homeownership Voucher Program can help you own a home once you’ve received Section 8 assistance. It does this by allowing you to put your voucher towards a mortgage payment instead of rent.
To be eligible for this program, you will need to be a first-time homeowner. No primary member of your family can own residential property, even partially. No family member will be able to have owned or partly owned their own home for at least three years, either.
If you’re interested in this program versus simply renting via Section 8, contact your PHA.
How to Contact the HUD
If this guide on Section 8 housing has you interested in moving forward, but you have more questions you’d like answered, contact the HUD by calling 1-800-955-2232. Their business hours are 9 am to 5 pm Eastern Time, Monday through Friday.
