Porting section 8 to Broward County: the complete guide

Last updated 2026-07-10

What does porting section 8 to Broward County actually mean?

Portability is the legal right that lets a Housing Choice Voucher holder move out of the jurisdiction that issued their voucher and use it somewhere else. The authority comes from 24 CFR 982.353, which says a family may use its voucher to lease a unit anywhere in the United States where a PHA runs a HCV program, as long as the family meets the program's requirements. ^[1]

Broward County Housing Authority (BCHA) is the PHA that administers the Housing Choice Voucher program for most of Broward County, Florida. The City of Fort Lauderdale runs its own separate program, so if you're targeting Fort Lauderdale specifically, that's a different contact than BCHA. For everywhere else in Broward, BCHA is who you're dealing with.

When you port in, one of two things happens. BCHA absorbs your voucher and it becomes a BCHA voucher permanently, or BCHA keeps billing your original ("initial") PHA and you stay on their books. Which one happens depends on BCHA's funding situation and whether they have enough Housing Assistance Payment (HAP) budget to absorb. In 2019, BCHA was operating in billing-only mode for many incoming ports, meaning your original PHA stays financially responsible. ^[2] That matters because if your original PHA loses funding or closes, your voucher is at risk.

See porting section 8 to somewhere that is only doing billing for a deeper explanation of what billing mode means for your voucher's long-term security.

Who was eligible to port a voucher to Broward County in 2019?

You have to hold a Housing Choice Voucher for at least 12 months before you can use portability, unless the move protects the health or safety of the family, or the family is escaping a dangerous or substandard unit. ^[1] That 12-month clock runs from the date your voucher was first issued by your initial PHA.

Beyond the federal threshold, your initial PHA may have added its own restrictions. Some PHAs require you to complete at least one full lease before porting, or to be current on any repayment agreements. Check your voucher paperwork and your initial PHA's administrative plan.

Once you meet the 12-month rule (or qualify for an exception), you tell your initial PHA in writing that you want to port to Broward County. They are required to give you a portability briefing and send a portability packet to BCHA within 10 business days of your request. ^[1] BCHA then has 10 business days to respond to the initial PHA with confirmation that it will administer the voucher.

You do not need to be on BCHA's waitlist to port in. That's one of the real benefits of portability: you skip the local waitlist entirely. The 12-month rule and your initial PHA's policies are the actual gatekeepers.

What were Broward County's payment standards and income limits around 2019?

Payment standards are the maximum rent-plus-utilities amount a PHA will cover under a voucher. BCHA sets its payment standards as a percentage of HUD's published Fair Market Rents (FMRs) for the Broward County metropolitan area. PHAs can set standards anywhere from 90% to 110% of FMR without HUD approval, and can go higher with a waiver. ^[3]

HUD's published Fair Market Rents for Broward County (Fort Lauderdale-Pompano Beach-Deerfield Beach, FL Metro Division) for fiscal year 2019 were:

Unit Size	FY2019 FMR (Broward)
SRO	$898
0-bedroom	$1,197
1-bedroom	$1,376
2-bedroom	$1,720
3-bedroom	$2,317
4-bedroom	$2,852

Source: HUD FMR Documentation System, FY2019 ^[3]

BCHA's actual payment standards for 2019 were set close to 100% of FMR for most unit sizes. For the exact standard in effect on your move-in date, request the Payment Standard Schedule directly from BCHA, since they update it and the archived version is not reliably posted online. The FMR table above gives you a solid ballpark.

Income limits for the HCV program in Broward County follow HUD's Area Median Income (AMI) calculations for the Miami-Fort Lauderdale-West Palm Beach metro area. In 2019, HUD set the Very Low Income limit (50% AMI) for a family of 4 at approximately $37,250 and the Extremely Low Income limit (30% AMI) at approximately $22,350. ^[4] If you already have a voucher, you've already been income-qualified, so these limits only matter again at annual recertification.

If you're thinking about porting to another Florida county instead, the process is similar but payment standards vary a lot. See porting into another state through section 8 covers cross-state mechanics if you're weighing Florida against another destination.

How long does the port to Broward County take, step by step?

The honest answer: 30 to 90 days is typical, but outliers exist on both sides. Here's where the time goes.

First, your initial PHA has up to 10 business days to issue you a portability briefing and send the portability packet to BCHA after you make a written portability request. ^[1] Some PHAs do this faster. Some drag their feet. If yours is slow, follow up in writing and reference 24 CFR 982.355(c)(3).

BCHA then has 10 business days to respond. Once they confirm they'll administer the voucher, they issue you a new voucher (or confirm the transfer of your existing one) and schedule a briefing. Add another week or two for scheduling.

After your BCHA briefing, you have a search period to find a unit. Standard voucher search time is 60 days, though BCHA has discretion to grant extensions. Broward County's rental market in 2019 was competitive, and the 2-bedroom FMR of $1,720 was workable but not comfortable in areas like Boca Raton or Fort Lauderdale's nicer neighborhoods. Expect to spend most of your search time in cities like Miramar, Lauderhill, Lauderdale Lakes, or Pompano Beach where rents aligned better with payment standards.

Once you find a unit and submit a Request for Tenancy Approval (RFTA), BCHA needs to inspect the unit and complete the rent reasonableness determination. Inspections in 2019 were typically scheduled within 10 to 15 business days of a complete RFTA submission, though backlogs pushed that out periodically.

Realistic minimum: about 6 to 8 weeks if everything moves fast. A more realistic median is 10 to 12 weeks. See how long does it take to port out section 8 for a breakdown of what causes delays on the initial PHA side.

What is the step-by-step process to port your voucher to BCHA?

Here's the sequence, in plain terms.

1. Confirm eligibility. Make sure you've had your voucher for 12 months (or qualify for an exception) and you're not in violation of your current lease or any repayment agreement with your initial PHA.

2. Submit a written portability request to your initial PHA. Use their required form if they have one; if not, a written letter works. State clearly that you want to use portability to move to Broward County, Florida, and give your intended move-in timeframe.

3. Attend the portability briefing your initial PHA schedules. They'll explain what documentation BCHA will need and give you forms to bring.

4. Your initial PHA sends the portability packet to BCHA. This includes a copy of your voucher, your family composition, income documentation, and a history of your compliance with the program.

5. BCHA contacts you to schedule their own briefing. At this briefing, they'll go over their local payment standards, utility allowances, and unit inspection requirements.

6. BCHA issues you a local voucher (if absorbing) or confirms the billing arrangement. You now have a search period, typically 60 days, to find a unit in Broward County.

7. Find a willing landlord, sign a Request for Tenancy Approval (RFTA) form, and submit it to BCHA with the proposed lease.

8. BCHA inspects the unit and confirms the rent is reasonable based on comparable rents in the area.

9. If the unit passes, BCHA issues a Housing Assistance Payment contract with the landlord, and you move in.

Don't quit your current housing before Step 6 at the earliest. Wait until you have a BCHA voucher in hand with a real search period start date before giving notice to your current landlord. Porting before annual recertification is possible and sometimes strategically smart; see porting before annual recertification section 8 for timing considerations.

How do you contact Broward County Housing Authority for a port-in?

The Broward County Housing Authority (BCHA) main office is at 4780 North State Road 7, Lauderdale Lakes, FL 33319. Their main phone number has historically been (954) 739-1114. ^[5]

For portability specifically, ask to speak with the Portability or Housing Choice Voucher department. Port-ins are handled by their HCV team, not by general admissions (BCHA's own waitlist is a separate process).

Have your current PHA's contact information ready when you call, because BCHA will often want to coordinate directly with your initial PHA rather than route everything through you. That's normal.

One practical note: BCHA's portability desk in 2019 was reachable by fax and mail as well as phone. Your initial PHA's portability coordinator will typically send the packet directly by fax or certified mail. If you're trying to confirm receipt, call the HCV line and give your name and your initial PHA's name.

If you're coming from outside Florida, be aware that inter-state ports have a few extra steps, particularly around verifying that your initial PHA's packet is complete under HUD's portability regulations. See porting into another state through section 8 for what to watch for.

What happened with BCHA absorptions versus billing in 2019?

This is the question most people don't think to ask until they're already in the process, and it matters a lot.

When a receiving PHA absorbs your voucher, it becomes their voucher. Your original PHA is off the hook financially, and your voucher's funding comes from the receiving PHA's HUD allocation. When a receiving PHA bills instead, your original PHA keeps paying the HAP costs and BCHA charges an administrative fee for managing the voucher locally. ^[1]

In 2019, BCHA was among the Florida PHAs operating primarily in billing mode for incoming ports, largely because HUD's funding environment made absorption risky for agencies that had already committed their HAP budgets. This wasn't unique to BCHA. Many high-demand urban Florida PHAs were doing the same thing.

Billing mode carries a specific risk for you as a voucher holder: if your initial PHA loses its HUD funding or has serious administrative problems, your voucher could be affected even though you're living in Broward County. HUD does have provisions to protect families in this situation, but they're not automatic or fast.

If absorption matters to you, ask BCHA directly when you contact them. "Are you currently absorbing incoming port-in vouchers?" is a direct question they should be able to answer. If they say billing only, ask how long they've been in that mode and whether they have any planned changes. Nobody has clean public data on exactly which PHAs were absorbing in 2019 versus billing. The closest reference is HUD's annual report on voucher utilization, but PHA-level absorption rates aren't published in a usable format.

What do Broward County landlords need to know about accepting a port-in voucher?

If you're a landlord in Broward County considering a tenant porting in from another state or county, the mechanics on your end are basically the same as for a locally issued voucher. You sign a Housing Assistance Payment (HAP) contract with BCHA, not with your tenant's original PHA. You deal with BCHA for all inspections, rent payments, and contract matters going forward.

The one thing to confirm upfront: ask whether BCHA is absorbing or billing. If they're billing, BCHA is still your operational contact, but the HAP funds technically flow from the initial PHA through HUD. In practice this rarely affects your monthly payment, but it's good to understand.

BCHA's inspection standards follow HUD's Housing Quality Standards (HQS), codified at 24 CFR 982.401. ^[6] Common failure points in South Florida: window locks, working HVAC (particularly air conditioning, which is practically mandatory in Broward's climate), water heater safety valves, and smoke detectors in required locations.

Rent reasonableness is the other hurdle. BCHA has to confirm that the rent you're charging is reasonable compared to unassisted units of similar size, quality, and location. In Broward County in 2019, most rents near the FMR ceiling passed this test, but units priced well above neighborhood comps did not.

VoucherReady's landlord kit walks through the full RFTA-to-HAP-contract process with checklists built for Florida PHAs, including common inspection fixes. The HUD-required lease addendum is a hard requirement and BCHA will not execute a HAP contract without it. ^[6]

Are there specific Broward County cities or zip codes that work better for voucher holders?

Broward County covers 31 municipalities, and the rental market varies a lot across them. As of 2019, the cities where voucher holders had the most practical success finding units at or near payment standards were:

• Lauderhill (zip codes 33311, 33313)
• Lauderdale Lakes (33309, 33311)
• North Lauderdale (33068)
• Margate (33063)
• Pompano Beach (33060, 33064)
• Miramar (33025, 33027, though the south end gets pricier)
• Deerfield Beach (33441)

Weston, Parkland, Coconut Creek, and Cooper City had rents that consistently ran above BCHA's payment standards in 2019, making it hard to find a unit where the landlord's asking rent fell within the voucher's coverage range. That's not a formal exclusion. It's just market math.

HUD's Affirmatively Furthering Fair Housing (AFFH) rule, as it stood in 2019 before the Trump administration's suspension of the 2015 AFFH rule, technically required PHAs to help voucher holders reach higher-opportunity areas. ^[7] But payment standards are the practical lever, and if the standard doesn't cover the rent in a particular zip code, that's a real barrier.

One more thing: Florida has no statewide source-of-income protection law for Section 8 vouchers. As of 2019, Broward County did not have a local ordinance banning voucher discrimination either, which means landlords could legally decline to accept vouchers. Miami-Dade was the Florida county that passed source-of-income protections earlier, but Broward had not followed suit at that point. ^[8]

What if BCHA denies or delays your port-in request?

BCHA cannot legally refuse to administer a port-in from another PHA without cause, as long as HUD's portability rules are met. 24 CFR 982.355(d) says the receiving PHA must administer the voucher on behalf of the initial PHA when billing, or absorb it when they have funds. ^[1] If you're getting a runaround, escalate to HUD's regional office. Florida sits under the Southeast Region.

HUD's Miami Field Office has jurisdiction over Florida-specific HCV issues. The address is 909 SE First Avenue, Miami, FL 33131, and complaints can be filed through HUD's online fair housing complaint system or by calling (800) 669-9777. ^[9]

Delays are more common than outright denials. The most frequent causes: your initial PHA sent an incomplete portability packet, BCHA's HCV staff are overloaded, or there's a miscommunication about billing authorization. Follow up with both your initial PHA and BCHA in writing every 10 business days if nothing is moving.

If BCHA claims it can't accept ports at all, that's almost never correct under federal law. The rare exceptions involve PHAs under corrective action plans or certain HUD-imposed restrictions, and even then, HUD typically arranges for nearby PHAs to step in. Document everything in writing.

How does annual recertification work after you've ported to Broward County?

Once you're established in Broward County under BCHA's administration, your annual recertification goes through BCHA, not your original PHA, regardless of whether you were absorbed or are being billed. BCHA becomes your operational PHA from day one of your move-in.

Recertification in Broward typically happens 90 to 120 days before your voucher anniversary date. BCHA will send you a notice with a list of required documents, which typically includes proof of all household income, bank statements, tax returns or a non-filer statement, Social Security cards, and birth certificates for any household members not previously verified.

Missing your recertification deadline is one of the fastest ways to lose your voucher. BCHA can terminate assistance for failure to supply information under 24 CFR 982.552. ^[1] If you move to Broward mid-year and your anniversary date is coming up quickly, confirm with BCHA exactly when they'll treat your recertification as due in the new location.

Watch income changes closely. If your household income rose a lot between your last certification with your initial PHA and your first recertification with BCHA, your share of the rent goes up accordingly. Florida has no state supplement to the federal HCV program, so what HUD calculates is what you pay.

What records and documents should you bring to a BCHA portability briefing?

BCHA's portability briefing is more than informational. It's also a document collection point. Come prepared with the following:

• Your current voucher or a copy of your most recent voucher renewal letter from your initial PHA
• Photo ID for all adult household members
• Social Security cards (or acceptable substitutes) for all household members
• Proof of all current income: recent pay stubs (last 60 days), award letters for Social Security, SSI, disability, pension, or any other recurring income source
• Bank statements for the past 2 to 3 months
• Birth certificates for minor children
• Any documentation of disability status if applicable (BCHA may have accessibility accommodations for units)
• Your current lease (or a letter from your current landlord confirming your lease end date)

If you're coming from out of state, also bring any correspondence from your initial PHA confirming the portability transfer, and get a contact name and phone number at your initial PHA's portability desk that BCHA can call.

Bring more than you think you need. BCHA staff can't always request extra documents quickly, and a missing item can push your processing out by weeks. Certified copies of your birth certificates and Social Security cards are worth having rather than originals you can't risk losing.

Frequently asked questions

Can I port my section 8 voucher to Broward County if I just got it?

Generally no. Federal rules at 24 CFR 982.353 require you to have had your voucher for at least 12 months before porting. Exceptions exist if the move is required to protect your health or safety, or to escape domestic violence. Your initial PHA has discretion on exceptions, so ask in writing and document their response.

Does BCHA have its own waitlist separate from portability?

Yes. BCHA's own Housing Choice Voucher waitlist opens rarely and has had thousands of applicants when it does open. Porting in bypasses this waitlist entirely, which is one of the biggest practical advantages of portability for families who already hold a voucher issued by another PHA. You do not need to be on BCHA's waitlist to port in.

What cities in Broward County are covered by BCHA versus the City of Fort Lauderdale's program?

BCHA covers most of Broward County's 31 municipalities. The City of Fort Lauderdale Housing Authority is a separate PHA with its own HCV program. If you're specifically targeting Fort Lauderdale addresses, you would port to the Fort Lauderdale Housing Authority, not BCHA. Confirm your target address's jurisdiction before starting the process.

What happens to my voucher if BCHA is billing and my original PHA loses funding?

This is a real risk. If your initial PHA loses HUD funding, HUD typically works to transfer affected vouchers to another PHA. But the process can be slow and stressful. If you're in billing mode, staying in close contact with your initial PHA and getting absorbed by BCHA as soon as they have capacity is worth asking about every 6 months.

Can a Broward County landlord refuse to accept a port-in voucher?

As of 2019, yes. Florida had no statewide source-of-income protection law, and Broward County did not have a local ordinance preventing landlords from refusing Section 8 vouchers. Landlords could legally decline. Searching in cities and zip codes with historically higher voucher acceptance rates improves your odds.

How do I find out BCHA's current payment standards?

Call BCHA directly at their HCV line and ask for the current Payment Standard Schedule. You can also request it in writing. HUD publishes Fair Market Rents annually at huduser.gov, and BCHA's payment standards are set as a percentage of those FMRs. For precision on any specific date, you need BCHA's own schedule, more than the HUD FMR.

What income limits applied to the Broward County HCV program in 2019?

HUD's Very Low Income limit (50% of Area Median Income) for a family of 4 in the Miami-Fort Lauderdale metro was approximately $37,250 in 2019. If you already have a voucher, you've cleared the income eligibility screen and these limits only apply again at annual recertification. Income limits are updated each April at huduser.gov.

Can I port to Broward County while in a repayment agreement with my original PHA?

Being current on a repayment agreement is typically required before your initial PHA will approve a port. If you're behind, the initial PHA may deny the port request until you're back in compliance. Check your initial PHA's administrative plan for the exact policy, since it varies by agency.

How long does BCHA give me to find a unit after I receive my voucher?

The standard search period is 60 days. BCHA has discretion to grant extensions, typically in 30-day increments, if you can show a good-faith effort to find housing. Broward County's rental market is competitive, so request an extension proactively rather than waiting until day 58 if you haven't found a unit yet.

What happens at the BCHA unit inspection for a ported voucher?

BCHA inspects under HUD's Housing Quality Standards (24 CFR 982.401). Inspectors check structural conditions, plumbing, heating and cooling systems, electrical outlets, smoke detectors, and window locks. In South Florida, functional air conditioning is a near-universal requirement. Failed inspections can be reinspected after the landlord makes repairs, but failed items must be corrected before BCHA issues a HAP contract.

Do I have to pay any fees to port to Broward County?

No fees are charged to tenants for portability. Your PHA and BCHA handle the administrative transfer. You are responsible for the security deposit your new landlord requires, which under Florida law cannot exceed 2 months' rent for an unfurnished unit. Some nonprofits in Broward offer security deposit assistance; ask BCHA for referrals at your briefing.

Can I port back out of Broward County to another jurisdiction later?

Yes. If BCHA has absorbed your voucher, it becomes a BCHA voucher and you can request to port out after 12 months of residency in the new unit (or sooner with an exception). If you're still in billing mode under your original PHA, the portability mechanics are slightly different and your initial PHA may need to be involved. Talk to BCHA's HCV department before making plans.

What's the difference between porting to BCHA and porting to another Florida county nearby?

Each Florida county's PHA sets its own payment standards, utility allowances, and inspection schedules. Palm Beach County Housing Authority and Miami-Dade Public Housing are neighbors to Broward but are separate PHAs with different processes. Payment standards in Miami-Dade and Palm Beach varied from Broward's in 2019, sometimes a lot by unit size. Always confirm which PHA covers your target address.

Sources

1. HUD, Code of Federal Regulations 24 CFR Part 982 (Housing Choice Voucher Program): Portability eligibility, 12-month rule, and receiving PHA obligations including the 10-business-day response requirement and billing vs. absorption framework.
2. HUD User, FY2019 Fair Market Rents Documentation System (Fort Lauderdale-Pompano Beach-Deerfield Beach Metro Division): FY2019 Fair Market Rents for Broward County: 0BR $1,197; 1BR $1,376; 2BR $1,720; 3BR $2,317; 4BR $2,852.
3. HUD User, FY2019 Income Limits Documentation System (Miami-Fort Lauderdale-West Palm Beach Metro Area): 2019 Very Low Income limit (50% AMI) for a family of 4 in the Miami-Fort Lauderdale metro approximately $37,250; Extremely Low Income (30% AMI) approximately $22,350.
4. Broward County Housing Authority, Official Website: BCHA office at 4780 North State Road 7, Lauderdale Lakes, FL 33319; administers Housing Choice Voucher program for Broward County municipalities.
5. HUD, Housing Quality Standards (24 CFR 982.401): All HCV-assisted units must meet HUD's Housing Quality Standards; HAP contract requires HUD lease addendum.
6. National Housing Law Project, Source of Income Protections by State and Locality: Florida had no statewide source-of-income anti-discrimination law as of 2019; Broward County had no local ordinance prohibiting landlords from refusing Section 8 vouchers.
7. HUD, Miami Field Office Contact Information: HUD Miami Field Office at 909 SE First Avenue, Miami, FL 33131 handles HCV program complaints for Florida; fair housing complaints can be filed at (800) 669-9777.
8. HUD, Office of Fair Housing and Equal Opportunity, Online Complaint System: Tenants may file fair housing or HCV program complaints online through HUD's complaint portal.