Section 8 in New York City

About this program

Section 8, officially the Housing Choice Voucher Program, is the federal government''s primary rental assistance program. In New York City, two agencies administer Section 8: the New York City Housing Authority (NYCHA) and the Department of Housing Preservation and Development (HPD). Voucher holders pay roughly 30% of household income toward rent, and the federal government pays the rest directly to the landlord, up to a payment standard set by HUD. Vouchers are portable — you can use them anywhere in NYC, and you can transfer them to other cities and states nationally.

How it works

Section 8 is a "tenant-based" rental subsidy, meaning the voucher follows the tenant rather than being tied to a specific apartment. Here''s how it works in NYC:

1. You apply through NYCHA''s Self-Service Portal (selfserve.nycha.info) or HPD''s Housing Connect lottery (housingconnect.nyc.gov).
2. You''re placed on a waitlist (NYCHA''s general list has been closed since 2009; both agencies maintain open preference categories for specific groups).
3. When your number comes up, you complete an eligibility interview and document review.
4. You''re issued a voucher with a "shopping letter" stating your approved unit size, maximum rent, and search timeline (typically 60-120 days).
5. You find a private-market apartment within your payment standard. The unit must pass a Housing Quality Standards (HQS) inspection.
6. You sign a lease and a Housing Assistance Payment (HAP) contract. You pay your share (about 30% of income); the agency pays the rest directly to the landlord.

Section 8 also operates a "project-based" track, where the subsidy is tied to specific buildings. The Bronx and Brooklyn have substantial project-based Section 8 inventory. HPD maintains the largest project-based portfolio in NYC.

Who qualifies

To qualify for Section 8 in NYC, you must meet four federal requirements:

Income: Your household income must be at or below 50% of Area Median Income (AMI) for your household size. Most NYCHA Section 8 vouchers are issued to households below 30% AMI ("extremely low income"). Current income limits are published annually at huduser.gov/portal/datasets/il.html.

Citizenship or eligible immigration status: At least one household member must be a U.S. citizen or qualified non-citizen. Qualified non-citizens include green card holders, refugees, asylees, and several other categories. Mixed-status families receive partial vouchers calculated on eligible members.

Criminal background: Lifetime registry sex offenders and people convicted of methamphetamine production in federally-subsidized housing are permanently disqualified under federal rules. Other criminal histories are evaluated case-by-case under NYCHA and HPD admission policies.

Household composition: You must accurately disclose all household members. The composition determines the voucher size you''re issued. Changes after issuance require agency approval.

How to apply

Applications differ between NYCHA and HPD:

NYCHA Section 8 (most common): Apply through the NYCHA Self-Service Portal at selfserve.nycha.info. NYCHA''s general waitlist has been closed since 2009, but the portal accepts applications for any currently open preference category — homeless families (referred through DHS shelter intake), domestic violence survivors (referred through HRA), families displaced by government action, working families, and elderly applicants in some cycles.

HPD Section 8: HPD operates Housing Connect at housingconnect.nyc.gov for lottery-based affordable housing applications, including Section 8 project-based units. HPD periodically opens its tenant-based Section 8 waitlist via lottery. The 2024 HPD lottery received over 600,000 applications. Watch for the next opening at on.nyc.gov/section8.

Required documents at the eligibility interview: photo ID for all household members, birth certificates, Social Security cards, income verification (pay stubs, tax returns, benefits letters), asset documentation (60 days of bank statements), lease history, and immigration status documentation for non-citizens.

See our complete guide on how to apply for Section 8 in NYC and the interview checklist.

Wait times for Section 8 in NYC are long — generally measured in months to years. Specific timing depends on your preference category, agency caseload, and program funding levels. **With a preference** (homeless, DV survivor, displaced by government action): Faster movement, but still typically 6 months to 2 years from waitlist entry to voucher issuance. **Without a preference**: Currently no general applications are being accepted by NYCHA. HPD''s lottery is the alternative, but selection rates are low (600,000+ applications in 2024 for limited slots). **After issuance**: You have 60-120 days to find an apartment, with possible extensions for documented good-faith effort. The waitlist is not a queue you can "speed up" by calling. Keep your contact information current with NYCHA or HPD to avoid being removed from the list for failure to respond to mailings.

"Section 8 is welfare." No. Section 8 is a federal housing program funded by HUD and administered by local housing authorities. It''s not part of cash assistance, food stamps, or any "welfare" program. Recipients include working families, seniors on Social Security, disabled adults, veterans, and others — not just unemployed people.

"My landlord can refuse Section 8." No, not in NYC. Since 2008, NYC Human Rights Law has prohibited landlords from refusing to rent based on a tenant''s lawful source of income, including Section 8. Violations can be reported to the NYC Commission on Human Rights at nyc.gov/cchr.

"Section 8 is only for unemployed people." No. Section 8 has income limits (50% AMI), but you can be employed full-time and still qualify if your earnings are below the limit. Many Section 8 households have working adults.

"Section 8 voucher = guaranteed apartment." No. You still have to find an apartment that accepts the voucher and that passes inspection. Apartment hunting can take 2-4 months on average.

"Section 8 lasts only a few years." No. Section 8 is permanent as long as you continue to qualify (income, eligibility) and recertify annually. There''s no built-in expiration date.

"I can use Section 8 anywhere." Mostly true. Section 8 is portable nationwide, but you must transfer your voucher through the receiving housing authority and find an apartment that meets program requirements. Some areas have very few participating landlords.

HCV

Housing Choice Voucher — the official federal name for Section 8 tenant-based vouchers

PHA

Public Housing Authority — the local agency administering Section 8 (NYCHA or HPD in NYC)

AMI

Area Median Income — the metro-area income benchmark used to set Section 8 eligibility (50% AMI cutoff)

Payment Standard

The maximum rent (including utilities) the housing authority will approve for a unit of a given size

Shopping Letter

The voucher documentation showing the bedroom size approved, maximum rent, and search deadline

HQS Inspection

Housing Quality Standards — federal inspection requirements that every Section 8 unit must pass before approval

RFTA

Request for Tenancy Approval — the landlord''s application to the housing authority for a specific Section 8 lease

HAP Contract

Housing Assistance Payment Contract — the legal agreement between the landlord and the housing authority establishing the subsidy

TTP

Total Tenant Payment — the share of rent the tenant pays (typically 30% of adjusted income)

Recertification

Annual income and household review to confirm continued Section 8 eligibility

Portability

Transferring a Section 8 voucher from one housing authority to another (e.g., NYCHA to LA)

Find Section 8 (Housing Choice Voucher Program) housing by location

Browse voucher-friendly apartments in each NYC borough that accept Section 8 (Housing Choice Voucher Program).

Frequently asked questions

Is the NYCHA Section 8 waitlist open?

The general waitlist has been closed since 2009. NYCHA accepts applications for open preference categories at any time: homeless families, domestic violence survivors, families displaced by government action, working families (in some cycles), and elderly applicants (in some cycles). Apply through selfserve.nycha.info. HPD also opens its tenant-based Section 8 waitlist by lottery periodically; watch on.nyc.gov/section8.

How much do I pay with Section 8?

Generally about 30% of your household''s adjusted gross income toward rent and utilities. The housing authority pays the rest directly to the landlord, up to the payment standard for your unit size. If the unit''s total housing cost is below the payment standard, you may pay less than 30%. If you choose a unit above the payment standard, you can''t use Section 8 — the agency won''t approve it.

Can I use a Section 8 voucher in another state?

Yes. Section 8 is portable nationwide. To move with your voucher, contact your current housing authority and the receiving housing authority. The transfer process (called portability) takes 30-90 days. The receiving housing authority will issue you a new voucher and inspect the new unit before approving the lease.

Does Section 8 cover utilities?

Sometimes. The payment standard covers gross rent (rent plus tenant-paid utilities). If utilities are included in the rent, the landlord receives more from the agency. If you pay utilities separately, the agency adjusts your share. The shopping letter shows the maximum gross rent the agency will approve.

Can I have Section 8 and CityFHEPS at the same time?

Not on the same housing unit (that would be double-subsidy). However, you can apply for both programs and use whichever becomes available first. If you have CityFHEPS and are subsequently issued Section 8, you can transition between programs through HRA and NYCHA coordination.

What happens if my income increases on Section 8?

Your tenant share will go up — you pay 30% of your adjusted income, so higher income means higher rent. The total subsidy decreases proportionally. If your income exceeds program limits, you may lose Section 8 entirely. NYCHA conducts annual recertifications; you''re also expected to report significant interim income changes between recertifications.