What is Section 8 and who pays the rent?
Section 8 is the Housing Choice Voucher Program administered by local Public Housing Authorities (PHAs) under HUD. HUD pays a portion of the rent directly to the landlord each month (called the HAP — Housing Assistance Payment). The tenant pays the remainder.
The program serves about 2.3 million families nationwide, funded under Section 8 of the U.S. Housing Act of 1937 (42 U.S.C. § 1437f).
Am I required to accept Section 8 vouchers?
Federal law does not require landlords to accept vouchers — but a growing list of states and cities do. Massachusetts, California, New York, New Jersey, Washington, Oregon, Colorado, Minnesota, Illinois, DC, and many localities prohibit refusing a tenant because they pay with a voucher (called "source-of-income discrimination").
Check your state and city before advertising a unit as "no vouchers." Some jurisdictions have active enforcement and substantial penalties.
How much will HUD pay me?
HUD pays the lesser of: (payment standard − tenant's TTP) or (gross rent − tenant's TTP). TTP is typically 30% of the tenant's adjusted monthly income.
The payment standard is set by the PHA between 90% and 110% of HUD's Fair Market Rent for your area (up to 120% with HUD approval). Look up your ZIP's payment standards →
Source: 24 CFR 982.505.
What's the difference between FMR and payment standard?
FMR (Fair Market Rent) is HUD's annual federal rent estimate for a metro area, set for each bedroom size. It's the baseline.
Payment standard is the max your specific PHA will pay for a unit of that bedroom size. PHAs pick a percentage of FMR (usually 90–110%). Your PHA's payment standard — not FMR — is what matters for your rental.
What is SAFMR?
Small Area Fair Market Rent. Instead of one FMR for the whole metro, HUD publishes a SAFMR for each ZIP code in the metro — so high-rent ZIPs get a higher SAFMR than the metro average. 30+ PHAs are required to use SAFMR; many more use it voluntarily.
Source: HUD SAFMR dataset.
Why do my neighboring ZIPs have different payment standards?
Two reasons: (1) the PHA uses SAFMR and the ZIPs sit in different FMR tiers, or (2) the ZIPs are served by different PHAs, each with their own policy. Our lookup tool shows every PHA serving a ZIP so you can compare.
What happens if my unit fails HQS inspection?
The inspector cites the items and gives you an abatement period, typically 15–30 days. Fix the items, request re-inspection, and HAP begins on the approval date. Most fails are minor — dead smoke detector battery, loose handrail, missing outlet cover.
Full checklist: HQS Inspection Checklist.
How often does the PHA inspect?
Initial inspection before the HAP contract is signed, then annually — and any time the tenant reports a concern. Some PHAs are piloting a biennial cycle for units with strong inspection histories.
Can I raise rent on a Section 8 tenant?
Yes, at the lease anniversary. Submit a written request to the PHA at least 60 days before the anniversary date. The PHA does a rent reasonableness check; if approved, the new rent takes effect on the anniversary. You cannot raise rent mid-term.
What happens if the tenant doesn't pay their share?
The HAP portion keeps flowing — HUD's payment is not affected by the tenant's non-payment. You pursue the tenant portion through normal eviction process just like any tenant. Notify the PHA; many offer mediation before eviction.
Can I evict a Section 8 tenant?
Yes, for "good cause" — non-payment, lease violations, criminal activity, etc. Follow your state's eviction procedure. You must serve the PHA with any eviction notice. HUD reviews but does not block legitimate evictions.
Where does LandlordVoucher's data come from?
FMR and SAFMR come directly from HUD's official FMR datasets. PHA directory is built on HUD's ArcGIS Public Housing Authorities layer. Payment standards are sourced from PHA websites, published annual plans, direct PHA contact, and Wayback Machine archives — every record links to its source with a confidence score.
Are you affiliated with HUD or a PHA?
No. LandlordVoucher is an independent data platform operated by VoucherHost LLC. No agency pays us to surface their listings. We're not government or legal advisors — always verify with your PHA before making financial decisions.
How often is the data updated?
FMR and SAFMR: annually when HUD publishes (typically around October). PHA contacts: refreshed quarterly. Payment standards: continuously — we check PHA websites on a rolling schedule and refresh annual plan documents as they're posted.