Housing Choice Vouchers – the Good, the Bad, the Ugly of Section 8 housing

Section 8 housing, also known as the Housing Choice Voucher Program, is a federal program in the United States designed to assist low-income families, the elderly, and the disabled in affording decent, safe, and sanitary housing in the private market. The program is administered by the Department of Housing and Urban Development (HUD) and managed locally by Public Housing Agencies (PHAs).

First of all: Who is eligible?

Eligibility is primarily based on two criteria: income (you total annual gross) and your citizenship status. Regarding income, there are limits set at 50% of the median income for the county or metropolitan area. However, by law, a PHA must provide 75% of its vouchers to applicants whose incomes do not exceed 30% of the area's median income. Your citizen status will also impact eligibility, as vouchers are limited to U.S. citizens and non-citizens who have eligible immigration status. However, there are other factors which include eviction history and criminal background.

              Find and contact your local public housing agency to learn more about your eligibility for a housing choice voucher.

The Good

You Pick!: These vouchers allow all recipients to choose their own housing, including single-family homes, townhouses, and apartments, as long as the housing meets program requirements.

Recipients can choose housing that best suits their needs and preferences.

Let’s talk GREEN: The PHA pays the housing subsidy directly to the landlord on behalf of the participating family. The family then pays the difference between the actual rent charged by the landlord and the amount subsidized by the program.

Helps reduce the financial burden on low-income families.

Good Livin’: Landlords must ensure that the housing meets HUD’s Housing Quality Standards (HQS) and allows inspections to verify compliance.

Provides stable housing options, which can improve quality of life and access to better opportunities.

On the Road Again…: Needs change, from family size to job opportunities to any other reason. Section 8 vouchers are "portable," meaning recipients can use them to move to another city or state, provided they comply with the requirements of both the current and the new PHA.

              Portability of vouchers enables families to seek the best accommodations with the greatest chance for success.

The Bad

Waiting… and waiting…: Due to high demand, many PHAs have long waiting lists. Some may open their waiting lists periodically for new applications, but they also may close lists if there are more families waiting than they can help.

High demand often leads to long waiting lists and difficulty in obtaining a voucher.

The Law: Unfortunately, not everyone, recipients or landlords, understand the processes and laws, which creates information gaps and struggles to find housing even after receiving a voucher.

              Below is a comprehensive article on information gathered from real landlords and voucher holders, how to apply, what to watch for, and proactive steps.

Let’s talk more GREEN: The program is subject to federal budget constraints, which can affect the number of vouchers available.

              Despite these constraints, there are many developments in progress to increase funding and provide a more efficient and accessible process.

The Ugly (or rather, the Ambiguous)

Federal Duck, Duck, Goose: Some PHAs give preferences to certain groups, such as the homeless, veterans, or those living in substandard housing. They are also likely to move those paying more than 50% of their income towards rent or those involuntarily displaced ahead of those who may not qualify for any preference. These preferences also vary by locality and community.

              Local preferences impact receiving vouchers, so those who may be eligible may not receive vouchers, or may wait longer should those with preferences be moved ahead of them. If you qualify for a preference, you may move up the wait list.

Landlords: Landlords are not obligated to participate in the program, but many do because it provides a steady stream of tenants and guarantees a portion of the rent.

Not all landlords accept Section 8 vouchers, which can limit housing options.

 Let’s talk even more GREEN: Tenants are generally required to pay 30% of their adjusted gross income towards rent and utilities.

            “Nothing is certain but death and taxes” – Benjamin Franklin. And bills. He forgot bills.

Section 8 housing plays a crucial role in helping low-income families, the elderly, and the disabled afford safe and decent housing. Despite challenges like limited availability and variable landlord participation, the program offers significant benefits, providing stability and flexibility to those in need. As efforts to improve and expand the program continue, such as proposals to increase funding and streamlining the administrative process, it holds promise for even greater impact in the future.

 

HELPFUL LINKS:

Real people helping you!

Check out: What You Need to Know About How Section 8 Really Works — ProPublica

Want to learn more?

Check out: Housing Choice Voucher Program Section 8 | HUD.gov / U.S. Department of Housing and Urban Development (HUD)

Want to apply/check eligibility?

Check out: Housing choice voucher (Section 8) | USAGov

              Note: This link also provides additional information into emergency housing assistance, eviction and foreclosure situations, additional rental assistance programs/services, home repair and energy assistance, home buying assistance, changing your address, and tenant rights.

Are you a landlord looking to help some folks out?

Check out: HCV Landlord Resources | HUD.gov / U.S. Department of Housing and Urban Development (HUD)