Housing
Choice Voucher Program
Frequently-Asked Questions about the Section 8 Program
What is the Section 8 Program?
The Section 8 tenant-based program is a rental assistance (voucher) program that is funded by the Federal Government through the U.S. Department of Housing and Urban Development (HUD). The Tennessee Housing Development Agency (THDA) is one of 28 public housing agencies (PHAs) in Tennessee that administer the Program. Over 30,000 Tennesseans are assisted with rental payments through the Program. THDA assists approximately 5,800 families. THDA has nine regional field offices that administer the Program in 75 counties throughout the state. To view the field office locations and counties each office serves, click here.
The purpose of the Section 8 Program is to enable eligible low-income families or individuals to obtain decent, safe and sanitary housing by paying a portion of rental costs (including utilities) for the families directly to a landlord in the private rental community. Participating families select a unit of their choice. THDA staff approves the unit according to the following criteria:
- The owner of the property must be willing to sign a Housing Assistance Payments contract with THDA, which allows THDA to make a rental assistance payment directly to the owner.
- The unit must meet THDA's minimum housing quality standards.
- The contract rent for the unit must be reasonable compared to other similar, unassisted units in the neighborhood or regional area.
- The family may not pay more than 40% of their monthly-adjusted income toward rent and utilities if the gross rent for the unit exceeds THDA’s payment standard.
Who is eligible to receive a Housing Choice Voucher?
Both families and individuals may be eligible for the Program. Eligibility is primarily based on income and family composition. HUD publishes income limits annually by family size for each county. To be eligible, an applicant must be within either the "extremely low" (30% of area median) or "very low" (50% of area median) income limit for their family size. PHAs must reserve 75% of their funding for families with incomes at or below the extremely low-income limit.
Other factors for determining eligibility include, but are not limited to: citizenship status, previous participation in federally subsidized housing programs, criminal history, age (must be at least 18 years of age or emancipated).
What is a Housing Choice Voucher?
In October 1999, the Certificate and Voucher Programs merged into a single rental assistance program, the Housing Choice Voucher Program. In the Certificate Program, a family was not allowed to rent a unit where the rent and utilities exceeded the Fair Market Rent, which is a rent limit established by HUD for each county in the United States. In the regular Voucher Program, a family was permitted to lease a unit where the rent and utilities exceeded the Fair Market Rent, but they were responsible for a higher family contribution toward rent and utilities. In the Housing Choice Voucher Program, the maximum subsidy (amount the PHA pays on behalf of the family) is based on the lesser of the Payment Standard (maximum amount the PHA may pay for rent and utilities) or the gross rent (rent and utilities) of the unit. The family may lease a unit that rents for more than the Payment Standard and pay a greater portion of their income for rent and utilities. A unit may not be approved if the gross rent (rent and utilities) exceeds the Payment Standard, and the family contribution toward rent and utilities exceeds 40% of their monthly-adjusted income.
How do I Apply for the Program?
You must apply with the THDA regional field office that administers the Program in the county where you desire to live. Because the federal funding for the Program is limited, applicants typically are placed on a waiting list for a period of time before a voucher becomes available. THDA maintains a wait list for each of the 75 counties that are served. When the waiting list becomes so long that all of the families on the list cannot be served in a one-year time period, the wait list is closed for applications. When the wait list is closed, no applications will be accepted. For a list of the THDA field offices, the counties they serve and the phone number or to determine if the county where you desire to live is currently accepting applications for assistance, click here and follow the link to the county of your choice.
Where May I Live with a Housing Choice Voucher?
In the Section 8 Program, you select a unit of your choice, as long as it meets the criteria listed above in the first question. If you apply for the waiting list in a county where you do not reside at the time of your application, you must lease a unit in the county where you applied for one-year before you are eligible to relocate with continued assistance to a different county.
How Much Rent will THDA pay on my behalf if I become a Section 8 participant?
Typically, when a Section 8 participant selects a unit where the gross rent is less than the Payment Standard, the family pays 30% of their monthly-adjusted income. If a unit is selected with a gross rent that exceeds the Payment Standard, in addition to 30% of their monthly-adjusted income, the family must pay the difference between the gross rent and the Payment Standard. The family’s rent share may not exceed 40% of their monthly-adjusted income when the unit is initially approved for the program.
MORE DETAILED INFORMATION ABOUT THE PROGRAM IS AVAILABLE BY DOWNLOADING OUR APPLICANT BOOKLET.
