HCV Applicant and Tenant Resources

This page will provide you with an overview of the program and answers to frequently asked questions. For a deeper understanding of the program policies, you may read the Housing Choice Voucher Guidebook.

 

HCV Applicant and Tenant Resources

This page will provide you with an overview of the program and answers to frequently asked questions. For a deeper understanding of the program policies, you may read the Housing Choice Voucher Guidebook.

 

Housing Choice Voucher Program

The Housing Choice Voucher Program (also known as Section 8) helps low-income families, elderly persons, veterans and disabled individuals afford housing in the private market. Program participants can choose any eligible housing unit, including single-family homes, townhouses, and apartments, with rent partially covered by a subsidy paid directly to the landlord. There are around 2,000 Local Public Housing Agencies across the country that administer the HCV program with funding from HUD.

Getting Started with HCV

To begin your journey with the Housing Choice Voucher (HCV) program, it's important to understand the eligibility requirements and application process to determine if you qualify for assistance.

Applicants must meet the following eligibility requirements to qualify for the HCV program.

  • A family’s annual income and family size determines eligibility under the program. To see if your income qualifies, check the HUD income limits for your location. Generally, families must be extremely low-income or very low-income to qualify.
  • Applicants must be a U.S. citizen or eligible non-citizen as defined by HUD.
  • The head of the household must have a valid Social Security number.
  • Some crimes may make an applicant ineligible, please see our HCV Guidebook Chapter on Eligibility Determination and Denial of Assistance to learn more.

You must apply for rental assistance through your local Public Housing Agency. You can find your local housing agency(s) in your area using HUD’s Public Housing Agency Directory

  • Due to high demand and long waiting lists for housing vouchers, you may need to apply to multiple Public Housing Agency waitlists.
  • You do not need to be a resident of the jurisdiction where you apply. However, a PHA may require a family to live in their jurisdiction for first 12 months of assistance if the family lived outside the PHA’s jurisdiction when they applied.

Documentation needed to apply may vary by Public Housing Agency, but typically includes:

  • Income paperwork (pay stubs) and bank information.
  • If applicable, other forms of public assistance paperwork (SSI, SNAP, etc)
  • Proof of citizenship and Social Security Cards.

After your application has been submitted, if you are found eligible your name will typically be placed on a waiting list.

  • Waitlist times can be long, but don’t be discouraged.
  • Reaching the top of the waitlist depends on the available number of vouchers, when you applied, and any selection preferences you may have indicated on your application such as “veteran” or “disabled.” When your name reaches the top, your Public Housing Agency will contact you to determine your eligibility and income.
  • You can reach out to your Public Housing Agency for updates on your place on the waiting list.
  • You must keep the Public Housing Agency informed of any changes to your mailing address, phone number, or size of your household. Failure to do so may result in removal from the waitlist.

When you are selected from the waitlist, your housing agency will contact you to follow the necessary steps below:

  • After the necessary documentation has been verified by the housing agency, you must attend a voucher orientation briefing with your housing agency that will explain how the HCV program works and the requirements.
  •  After your orientation  a voucher may be issued for you to begin your housing search. This voucher will have a search time of 60 to 120 days, as determined by the Public Housing Agency.

Finding a Home Once You Receive a Voucher

After you've been selected from the waitlist and received your voucher for the Housing Choice Voucher (HCV) program, here's what to expect:

  • It is then your responsibility to find a home. Don’t procrastinate, vouchers will expire.
  • Once you find a potential home, you must complete the Request for Tenancy Approval (RFTA) packet to start the approval review process.
  • The Public Housing Agency will contact the landlord to schedule an inspection of the unit. The property must meet health and safety standards.
  • The Public Housing Agency will determine if the proposed rent for the unit you have selected is reasonable for the area. The Public Housing Agency may negotiate with the landlord to ensure the rent is reasonable compared to similar units that are unassisted.
  • Once the rent amount is agreed upon, the legal documents about your tenancy must be signed by you, the landlord, and the Public Housing Agency.

Remember, the HCV program aims to help you secure safe, decent, and affordable housing. Don't hesitate to ask your Public Housing Agency for guidance throughout this process.

The Housing Choice Voucher program helps you afford housing by paying part of your rent.

Here's how your local housing agency figures out your portion:

  • Your local housing agency calculates your Family Rent Portion, sometimes referred to as Total Tenant Payment (TTP), which is the minimum you'll pay. This is usually 30% of your adjusted monthly income.  However, your rent may be as high as 40% of your adjusted monthly income.
  • Your local housing agency uses a payment standard, which is the maximum amount your local housing agency can pay towards rent and utilities for a unit. It's based on local rent prices and varies by unit size (number of bedrooms). The payment standard is not a rent limit – in some cases, you can choose a more expensive unit, but you'll pay the difference. 
  • When you choose an apartment, your local housing agency considers the gross rent which includes both rent and utilities the tenant is responsible for paying
  • The Public Housing Agency (PHA) pays the housing assistance payment (HAP), which is the difference between the payment standard and your family rent portion, directly paid to the landlord.

Remember, this is a simplified explanation. Your exact rent will depend on your income, family size, and the unit you choose. Your local Public Housing Agency is there to help if you have questions about your specific situation.

Finding the right home with your Housing Choice Voucher requires careful planning and persistence. Your efforts can lead to a comfortable home that meets your needs and budget.

Here are some key steps to follow:

  • Choose Your Location: Consider schools, transportation, community resources, and personal needs.
  • Search for Housing:
    • Check with the local housing Agency for landlord lists
    • Use websites like AffordableHousing.com, Realtor.com , and Apartments.com
    • Review HUD’s Resource Locator for Low Income Housing Tax Credit Properties in your area.  (These properties are required to accept housing vouchers as a source of payment.)
    • Ask friends for recommendations
    • Ask your PHA about the wide range of neighborhoods you can move to with your voucher, including opportunity areas.
    • Consider visiting units in person before deciding.
  • Be Prepared:
    • If a landlord is not familiar with the voucher program, refer them to www.hud.gov/hcv for more information on the program benefits. 
    • You should remind landlords that your voucher nearly guarantees they will receive a rent payment—even if your income goes down.
  • Know Your Rights: Learn about local laws protecting voucher holders. Some communities prohibit landlords from discriminating against renters that use voucher assistance.  You can find a map of these communities here.
  • Avoid:
    • Units much higher than the payment standard
    • Units owned by family members
    • Units unlikely to pass inspection
  • Budget for Application Fees and Security Deposit: Some landlords may require application fees, and some Public Housing Agency require voucher holders to pay for a unit’s security deposit on their own.
  • Be Persistent: Finding the right unit may take time. Ask about voucher extensions if needed.

Remember, the search process may take time, but don't get discouraged. Stay organized, be proactive, and communicate regularly with your local housing agency. With patience and diligence, you can find a suitable home that accepts your Housing Choice Voucher.

Tips for HCV Unit Search (PDF, 2 Pages)

Upon initial receipt of your voucher from your housing agency, you will have at least 60 days to search for a rental unit that will accept your voucher. If the housing market is tight, searching for a unit can be difficult. Work with your housing agency – they may have helpful tips or listings they can share, broaden your search area, and follow-up on potential leads.

If you are unable to find a unit within the allotted time, contact your housing agency and request an extension of your voucher search time.

The unit has to meet certain physical standards to be eligible for a voucher. To ensure you have a safe and healthy home, your local housing agency will conduct inspections of your unit. Here's what you need to know:

Types of Inspections:

  • Initial: Before you move in and start receiving assistance
  • Periodic: Usually every 1-2 years to ensure ongoing compliance
  • Special: In response to complaints or emergencies

What's Inspected:

  • The unit itself (interior, bathroom, kitchen, bedrooms)
  • Common areas inside the building
  • Outside areas related to your unit

Key Requirements:

  • Working plumbing and electrical systems
  • Proper heating and cooling
  • Smoke and carbon monoxide detectors
  • Operable windows with screens
  • Working appliances
  • Compliance with lead-based paint requirements

If your unit fails inspection, necessary repairs must be made. For safety issues, repairs must be made within 24 hours. Other issues typically need to be fixed within 30 days.

Remember, these inspections are for your benefit. If you have concerns about your unit's condition between inspections, contact your local housing agency.

Visit Inspection Information for Residents to learn more.

Property & Unit Inspections Information for Residents (PDF, 2 Pages) [Translation into 19 Languages]

 

 

Current Residents Using a Voucher

Keeping your Voucher

Maintaining your Housing Choice Voucher involves ongoing responsibilities, also known as Family Obligations, that you must fulfill as a participant in the program in order to continue to receive your subsidy.

To keep your Housing Choice Voucher (HCV), you need to do these things:

  • Compliance with Program Rules:
    • Follow all HCV rules about your income, who lives with you, and your lease agreement.
    • Live in the home as your primary residence.
    • Only allow family members listed on your voucher to live with you.
  • Lease Compliance:
    • Follow your lease. This means paying rent on time, taking good care of your home, and following any other lease rules.
    • Don't damage the unit beyond normal wear and tear.
  • Unit Inspections:
    • Let inspectors check your home to make sure it's safe and in good shape. This includes regular inspections and any related to complaints or emergencies.
  • Timely Reporting:
    • Tell the Public Housing Agency office right away about:
      • Changes in who lives with you or your income.
      • Plans to move out or end your lease.
      • Extended absences from your home.
  • Annual Recertification:
    • Complete a yearly review to check if you still qualify for the program.
    • Provide all required information about your family's income and assets.

HCV Tenant Rights (PDF, 2 Pages)

HCV Tenant Responsibilities (PDF, 1 Page)

Maintaining Your Voucher (PDF, 2 Pages)

Some Public Housing Agencies have contracts with property owners to reserve units for voucher holders, making it easier to find housing. These are called Project Based Vouchers.  Project Based Vouchers have similar requirements as regular Housing Choice Vouchers, but the assistance is tied to the specific unit rather than the tenant. This means that once you move into a Project Based Voucher unit, the assistance stays with that unit.  Your Public Housing Agency, should tell you if there are Project-Based Voucher units available in your area, or if there are separate waitlists at Project-Based Voucher properties where you should apply.

  • Tenants have the right to move with voucher assistance or other comparable assistance.
  • You have the right to be given reasonable notice by the landlord or housing agency, in writing, of any non-emergency inspection or other entry into your place of residence.
  • You can request a recalculation of rent if your income decreases.

Right to Move (Portability)

One of the key benefits of the Housing Choice Voucher program is the ability to move and bring your voucher with you to any community in the United States.  This flexibility is known as portability and it allows you to relocate for better jobs, schools, security, or to be closer to loved ones.  Your ability to move with your voucher may depend on factors such as how long you've had assistance and where you lived when you applied. It's important to ask your Public Housing Agency (PHA) about the specific rules and steps for moving with your voucher.

A family's housing needs change over time with changes in family size, job locations, and for other reasons. The housing choice voucher program is designed to allow families to move without the loss of housing assistance. Moves are typically permissible as long as the family notifies the Public Housing Agency ahead of time, terminates its existing lease within the lease provisions, and finds acceptable alternate housing. Under the voucher program, new voucher-holders may choose a unit anywhere in the United States if the family lived in the jurisdiction of the Public Housing Agency issuing the voucher when the family applied for assistance. Those new voucher-holders not living in the jurisdiction of the Public Housing Agency at the time the family applied for housing assistance must initially lease a unit within that jurisdiction for the first twelve months of assistance. A family that wishes to move to another Public Housing Agency's jurisdiction must consult with the Public Housing Agency that currently administers its housing assistance to verify the procedures for moving.


Unit Information

Understand details of your tenancy to ensure a comfortable living environment and maintain a good relationship with both your landlord and the housing agency.

As a Housing Choice Voucher (HCV) tenant, there are several important things you need to know about having pets:

Check Pet Policies

  • Review Landlord’s Pet Policy: Before moving in, make sure to review the landlord’s pet policy. Some landlords may allow pets, while others may have strict no-pet policies.
  • Pet Fees and Deposits: If pets are allowed, the landlord might require a pet deposit, monthly pet rent, or both. Make sure to clarify these costs upfront.
  • Pet Agreement: If pets are allowed, ensure that a pet agreement is included in your lease. This document should outline any rules, fees, and responsibilities related to pet ownership.

Housing Agency Regulations

  • Additional Regulations: The housing agency administering your voucher may have additional rules or regulations regarding pets. Check with your housing agency for any specific rules or guidelines.

Assistance Animals

To have an assistance animal (service animal or ESA), you will need to apply for a reasonable accommodation. See more details on this below.

  • Service Animals: Landlords must accommodate you if you have a disability and a service animal. These animals are not considered pets and are protected under the Fair Housing Act. You are not required to pay pet fees or deposits for service animals.
  • Emotional Support Animals (ESAs): ESAs also have protections under the Fair Housing Act. You will need to provide appropriate documentation from a healthcare provider to verify your need for an ESA. Similar to service animals, you are not required to pay pet fees or deposits for ESAs. HUD defines an ESA as an animal that provides emotional support that alleviates one or more identified symptoms or effects of a person's disability.

By understanding these aspects, you can ensure you remain in compliance with both your lease and housing agency regulations while enjoying the companionship of your pets. 

Learn more about Assistance Animals.

If you have concerns about the safety or condition of your home, you can report an issue. Depending on what the issue is, this may result in a special inspection. Don’t wait until something is a “major” issue. Be sure to report problems or things that need to be fixed with your unit right away to your property manager. Make a note of the date you made the request. If they do not address the issue, contact your local Public Housing Agency.

Under the Fair Housing Act, individuals with disabilities, or those that live with individuals with disabilities have a right to request and receive reasonable accommodation and/or modification from your housing agency, to allow equal opportunity to use and enjoy a dwelling and public and common use areas. Requests can include a change, exception, or adjustment to rules, policies, practices, or services and for example, may range from modification to allow a service animal or installation of a ramp for safe access. 

Visit HUD’s Reasonable Accommodations and Modifications website for additional information.


Life Changes

If your income or household members change (persons move in or out of your home), you must notify your housing agency. For changes due to birth, adoption, or court-awarded custody, simply inform the Public Housing Agency (PHA). However, for adding any other household member, you must receive PHA approval. The PHA will then determine if a change in rent or unit size is required to better reflect your current situation.

As part of the program, an annual reexamination is conducted for all voucher participants to ensure continued eligibility. A review of your household income and family composition will be conducted at the time of your scheduled annual review date, or upon your self-reported changes. It is important that you respond to any requests from your housing agency to ensure that you remain in good program standing. If you have questions or concerns about your housing voucher status, contact your housing agency or HUD field office for support.

The Housing Choice Voucher (HCV) program requires tenants to pay a minimum rent, which is a fixed amount set by the Public Housing Agency (PHA) regardless of the tenant’s income. This minimum rent is typically between $25 and $50 per month. However, if you are facing financial hardship and cannot afford the minimum rent, you may request a financial hardship exemptions.

When you request a hardship exemption, the PHA must suspend your minimum rent starting the month following your request. Your PHA will then assess your situation and determine whether you will qualify for a temporary or long-term exemption. If denied, you must repay any suspended rent.

Common reasons for hardship exemptions may include loss of income, significant medical expenses, or other unexpected costs. You will need to provide documentation and follow specific deadline during the review process. It is important to communicate promptly with your housing agency to make sure your situation is handled correctly.


Reporting Issues or Complaints

Navigating landlord-tenant relationships can be complex, but understanding your rights and responsibilities is crucial for a smooth housing experience. To effectively manage issues with your landlord, start by familiarizing yourself with your lease terms and building a good relationship. Remember that rental units must pass housing agency inspections for safety and habitability. Promptly report maintenance issues to your landlord or property manager, documenting all requests and keeping detailed records of communications. If problems persist, follow the proper channels for reporting concerns: start with your landlord, then contact your Public Housing Agency, and finally your local HUD office if necessary. When reporting to HUD, provide comprehensive information about the problem. Know your rights regarding repairs, protection from retaliation, and discrimination. If needed, seek additional support through tenant groups, local officials, advocacy organizations, or legal aid.

The Fair Housing Act protects people from discrimination (based on race, color, national origin, religion, sex, familial status and disability) when they are renting or buying a home, getting a mortgage, seeking housing assistance, or engaging in other housing related activities.

Learn more about prohibited actions in the sale or rental of housing on HUD’s Housing Discrimination Under the Fair Housing Act website.

Report Housing Discrimination: If you believe your rights may have been violate, learn how you can submit a report here.

Source of Income Discrimination: Refusing to accept housing vouchers to pay rent, and other policies that disadvantage otherwise qualified voucher-holders, can constitute “source of income discrimination.” Disadvantaging voucher holders can occur through practices such as requiring additional references, imposing additional or unreasonable screening criteria, requiring a larger security deposit, or imposing other additional fees or penalties. It can also include ignoring voucher payments when determining if an applicant has enough income to afford the unit. Source of Income Protections vary by State and Jurisdiction.

Learn more at HUD’s Source of Income Protections website.

The grievance process in the Housing Choice Voucher (HCV) program allows tenants to challenge decisions made by their local Public Housing Agency (PHA). Here’s an overview:

  • Notification: The tenant receives a written notice explaining the PHA's decision and their right to request a review or hearing.
  • Request for Review/Hearing: The tenant typically has 10-14 days to submit a written request for an informal review (for eligibility or assistance amount decisions) or an informal hearing (for more serious matters like termination or rent adjustments).
  • Review or Hearing: During the review, a neutral PHA staff member considers the case and issues a decision. For a hearing, the tenant can present evidence, call witnesses, and have representation before a hearing officer or panel, who will make a binding decision.
  • Outcome: If the decision favors the tenant, the PHA modifies its action. If the decision stands, the tenant must comply.
  • Tenants can pursue legal action if dissatisfied with the outcome, though this is beyond the PHA's process.

This process ensures tenants can dispute decisions fairly within the HCV program.

The Violence Against Women Act (VAWA) provides housing protections for individuals who have experienced domestic violence, dating violence, sexual assault, or stalking. If you are applying for or currently using a voucher, VAWA helps keep you safe and reduces the risk of homelessness.

What Does VAWA Do for You?

Among other things, VAWA ensures that survivors have the right to:

  • Protection from eviction or denial of housing based on violence experienced
  • Request an emergency transfer to another housing unit for safety
  • Confidentiality, ensuring your situation remains private

 

How to File a Complaint

If you believe your VAWA rights have been violated, visit HUD’s Office of Fair Housing and Equal Opportunity (FHEO) website to learn how to file a complaint. You can submit complaints online, by mail, or over the phone.

Note: Retaliation for filing a complaint or participating in an investigation is illegal.

For more information on VAWA, visit this link.

Public Housing Agencies are government entities designed to serve the citizens of their community.  They are governed by a Board that meets publicly and must include at least one Board Member who receives housing assistance.  The Public Housing Agency Board approves all of the policies that manage a Public Housing Agencies Voucher Program; including payment standards, availability of assistance for security deposits or unit searches, duration of search times, location of Project-Based Vouchers, participation in the Homeownership Voucher Program. 

Community residents and Voucher Holders are encouraged to participate in Public Housing Agency Board meetings and provide input on decisions that impact the local Voucher Program. An important opportunity for input is during the development of the PHA Plan, which requires consultation with residents. You can find Public Housing Agency Board meeting information on the Public Housing Agency website or by calling the Public Housing Agency.

If you're experiencing issues with your housing agency that you can't resolve, please first contact the PIH Customer Service Center at (800) 955-2232. If they are unable to assist, you can then reach out to your local Housing and Urban Development (HUD) office, based on your state of residence.

When reporting your issue or concern put in writing and include the following:

  • Specify if you live in a Housing Choice Voucher, or Project-Based Voucher unit.
  • Provide your name and contact information such as address, unit number and building name, city, state and zip code.
  • Explain the problem in detail, if it is an emergency and how it has an impact on your health and safety.
  • Include information from your original response; including when the issue was reported to your housing agency or your building management.

Housing Choice Voucher Program

Helping low-income families, elderly, and disabled individuals afford safe and decent housing in the private market.

Helpful Links and Resources

PIH Customer Service Center

1-800-955-2232

Reasonable Accommodations and Modifications