How section 8 works for low-income families.
Anyone trying to find a property to lease using section 8 housing choice voucher program should understand the pros, cons, and other requirements. As while the Housing and Urban Development as well as local public housing authorities offer this benefit to low-income families, there are limitations to it. Learn more below on some of primary parts of section 8.
Renters and landlords both benefit from the section 8 program
Section 8 provides income subsidized houses to low income tenants as well as homes in the private rental market while some landlords will even offer high end, luxury type apartments to tenants. Many private landlords and apartment communities participate in this HUD program. As the property owner and the tenant benefit - the owner of the property gets a renter that is “screened” and background checked by the government and the tenant gets a lower cost, more affordable property to live in.
- There are income requirements for the tenant to qualify. The Area median income (AMI) is the key factor, however it varies based on state, county and zip code. Generally applications to section 8 can’t exceed 50 to 80% of the AIM in their community.
The maximum amount of rent due from the tenant from HUD section 8 is also market driven. This means the benefit tries to factor in the cost of living in the local city or town. Applicants do have flexibility and options available to them based on whether they live in an expensive state or one with a lower cost of living. The PHA will make this assessment each year, and the range may increase or decrease annually.
Tenant who are accepted into the Section 8 program will receive free vouchers which subsidize the cost of their total housing expenses and monthly rent. The funds are paid out monthly, directly to the property owner which benefits the landlord with stable revenue. There may also be applications taking from immigrants (in some instances) as well as single mothers or dads as the HUD voucher benefit does not discriminate based on age, race, or religion.
- The voucher will pay any rent costs due to the private landlord or property owner above 30% of the applicants adjusted total monthly income up to an established limit, which may vary based on the state or other Department of HUD Section 8 program terms. The family, or single adult, then pays the difference between the actual rent charged by the landlord and the amount subsidized by the voucher program, with some recipients even paying for luxury homes with section 8. In effect, the government pays some of the rental expenses, and the tenant is responsible for a portion as well.
People with a disability as well as senior citizens, both of whom often live on a fixed income, can also benefit from the section 8 income based HUD program, including often given priority for a voucher. As there are also Section 8 rental units for people who live on a limited income or social security. As part of the HUD process, the tenant who is leasing the apartment will not have to pay application fees and the homes to lease are no credit check properties, both of which can benefit fixed income tenants.
- A disabled individual or senior citizen that is selected by the PHA to participate is encouraged to consider several different apartments to live in. The Section 8 voucher can pay for a supportive housing unit for an elderly person, or it can pay for handicap accessible units or a pet friendly apartment The applicant should always review all choices to secure the best housing for their family needs.
Families on the section 8 housing choice voucher program have flexibility in where they live. The Section 8 housing choice voucher program places the choice of where to live and how to find housing in the hands of the would be tenant. The applicant should always be sure to budget though to ensure it is affordable and that they have enough money left over for food, utilities, and other living expenses. As HCV is limited in funding, and tenants will still have other financial obligations they are responsible for.
- The vouchers from a PHA can pay for all different types of homes, including apartments, condominiums, town-homes, mobile units, luxury apartment communities, pet friendly houses and even a home shared with a family member. All of the properties that are available from Section 8 near you are privately owned - the homes that are leased out are not owned by the government. Tenants can even relocate with their voucher, and learn about section 8 porting.
Another benefit to the tenant is that the property leased will be safe. All section 8 properties that are leased out need to pass a safely standard too that is set by the federal government. There may also be a home visit done by the local PHA to ensure the house or apartment is safe to live in.
Most section 8 programs provide the voucher to help the tenant pay the rent, but they also mandate long term financial stability. A local housing authority will often require the renter to go through a FSS program, or Family-Self-Sufficiency. This will in effect be a positive for both parties as it will help the tenant with budgeting needs, employment, credit services (if needed) and more.
How are section 8 housing choice voucher applications processed?
Section 8 applications are available at the local state, city and county level as well as online. They will be processed by various government agencies, public housing agencies (PHAs or HAs), and also non-profit organizations. Most communities have a waiting list. Note background checks will be required on the tenant. There are PHA (or a state equivalent) in all local communities. Find more details on section 8 PHAs listed by state.
A local housing agency (PHA) in your area will be tasked with taking applications to Section 8. They also partner with non-profits, private landlords, apartment communities and the government to help ensure adequate section 8 qualified housing is available in the community. If you apply to the program and are accepted, a housing subsidy payment will be paid directly to your private landlord by the PHA or agency near you that operates the voucher service.
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