How the Housing Choice Voucher Program Works
Section 8 is administered locally by Public Housing Authorities (PHAs) under contract with HUD. The tenant finds a unit, the PHA verifies eligibility and inspects the property, and then HUD pays a portion of the rent (the HAP) directly to you as the landlord every month. The tenant pays the remainder.
Tenant receives a voucher
PHAs issue vouchers to income-eligible households. The voucher specifies bedroom size based on family composition.
Tenant finds a unit
Tenants have 60–120 days to locate a rental. They submit a Request for Tenancy Approval (RFTA) signed by you.
PHA approves the unit
The PHA checks rent reasonableness, inspects under HQS (24 CFR 982.401), and finalizes the HAP contract.
HAP contract signed
Three-party contract between you, the tenant, and the PHA. HUD's portion starts flowing, usually within 30–60 days.
Annual recertification
PHA re-inspects yearly and re-verifies tenant income. Payment standards update annually around October.
Rent increase requests
Submit in writing 60 days before the anniversary date. PHA reviews rent reasonableness before approving.
The Money Side: Payment Standards, FMR & HAP
The payment standard is the maximum subsidy amount a PHA will pay for a unit of a given bedroom size in a given area. It's based on HUD's Fair Market Rent (FMR), typically set between 90% and 110% of FMR (up to 120% with HUD approval). Your PHA's specific payment standard — not the FMR — is what matters for your rental.
Inspection & Housing Quality Standards
Every unit must pass a HUD Housing Quality Standards (HQS) inspection before the HAP contract is signed — and must be re-inspected annually. HQS covers 13 performance areas: sanitary facilities, food preparation, space and security, thermal environment, illumination, lead paint, structure, water, access, smoke detectors, and more.
Source of Income Laws & Discrimination
A growing number of states and cities prohibit refusing a tenant because they're paying with a Section 8 voucher — this is called "source-of-income discrimination." Massachusetts, California, New York, New Jersey, and many others have statewide protections. Check your state and city laws before you advertise a unit as "no vouchers."
When Things Go Wrong
Tenant stops paying their share. The HAP portion keeps flowing, but you can pursue non-payment of the tenant share through normal eviction process. Inform the PHA — many have mediation programs.
Tenant breaks the lease. If the tenant violates lease terms (drugs, damage, unauthorized occupants), you follow local eviction process. Keep the PHA informed; they may terminate the voucher.
Unit fails re-inspection. You get an abatement period to fix the items. HAP may be paused until the repair is verified. Most items are cosmetic/safety and inexpensive to fix.