HUD Section 8 in Port Chester, Westchester: what you need to know

Last updated 2026-07-10

Who runs Section 8 in Port Chester, NY?

Port Chester is a village inside the Town of Rye, and it does not have its own voucher agency. The housing authority that handles Section 8 for Port Chester is the Westchester County Department of Social Services, Housing Services Unit, which runs the county's Housing Choice Voucher program under contract with HUD. ^[1]

Call them for anything voucher-related.

The address for Westchester County DSS is 85 Court Street, White Plains, NY 10601. The main line is (914) 995-5000. That's the office for new applications, voucher renewals, portability, and landlord packets covering any address in Port Chester and the rest of unincorporated Westchester.

Yonkers is the one exception inside the county. The Municipal Housing Authority for the City of Yonkers runs a separate voucher program, and it is not the contact for Port Chester. If you hold a Yonkers-issued voucher and want to move to Port Chester, you request a port-out from Yonkers MHA, and Westchester County DSS handles the receiving end. ^[2]

New York State Homes and Community Renewal (HCR) runs a smaller pool of vouchers statewide, but for Westchester residents, including everyone in Port Chester, the county DSS office is the main source of HCV assistance. ^[3]

Is the Westchester Section 8 waitlist open right now?

No. As of mid-2025 the Westchester County DSS Housing Choice Voucher waitlist is closed, and it has been closed for years. That is normal for a high-cost county. The county last opened the list briefly in 2022 and took in far more applications than it had vouchers. ^[1]

When the list reopens, Westchester announces it on the county website at westchestergov.com, in local newspapers, and through the HUD resource site at hud.gov. Sign up for county email alerts and check those sources regularly. You can also watch open Section 8 waiting lists nationally, because a Port Chester resident can apply to any open PHA in the country and later port a voucher back to Westchester once it becomes their place of residence.

Wait time estimates are hard to trust. Westchester has not published an official median wait, and HUD's Picture of Subsidized Households data shows wait times in expensive metro areas commonly running four to ten years. ^[4] Anyone who tells you the Westchester wait is exactly two years is guessing. The honest answer is that nobody can give you a firm number, and it swings hard based on the bedroom size you need and the priority category you fall into.

Preference points in Westchester go to households that are homeless, living in substandard housing, involuntarily displaced, or paying more than 50 percent of gross income on rent. Qualify for one of those and your spot moves up a lot compared to general applicants.

What are the 2024 to 2025 payment standards for Port Chester and Westchester County?

Payment standards are the top monthly subsidy a PHA can pay toward rent plus utilities for a given bedroom size. The PHA sets them locally, inside a band tied to HUD's published Fair Market Rents (FMRs) for the area. Westchester County sits in the New York-Newark-Jersey City HUD metro, but HUD publishes its own separate FMRs for Westchester County. ^[5]

Here are the FY 2025 FMRs HUD published for Westchester County:

Bedroom Size	FY 2025 Westchester FMR
0-BR (efficiency)	$1,954
1-BR	$2,118
2-BR	$2,578
3-BR	$3,239
4-BR	$3,756

A PHA can set payment standards anywhere from 90 to 110 percent of the published FMR without HUD sign-off, and up to 120 percent with approval. Westchester County DSS has historically set its standards near or a bit above FMR to stay competitive in a tight rental market. Confirm the current number with the county DSS office directly, since these figures reset every October 1. ^[5]

The payment standard is not the rent the landlord charges. Say a landlord asks $2,700 for a 2-bedroom and the payment standard is $2,578. The tenant covers that $122 gap on top of their normal share. At initial lease-up, HCV rules cap what a tenant pays for rent and utilities at 40 percent of monthly adjusted income. ^[6]

What is project-based Section 8 in Port Chester, and how is it different from a voucher?

Two main kinds of HUD housing assistance exist, and they behave very differently. A Housing Choice Voucher, the portable kind, belongs to the tenant. A Project-Based Voucher (PBV) or Project-Based Rental Assistance (PBRA) contract is attached to a specific apartment, not to a person. ^[7]

That difference decides whether you can take the subsidy with you.

Port Chester has several affordable developments carrying project-based assistance. Units in those buildings use income and eligibility rules close to HCV, and residents pay roughly 30 percent of adjusted income toward rent while HUD covers the rest. Leave the unit and you leave the subsidy. You do not walk away with a portable voucher. After 12 months in a project-based unit, though, a resident can request a portable voucher if the administering PHA has one available, a right written into 24 CFR 983.261. ^[7]

If you're searching Port Chester, find out a building's status before you sign anything. Ask the property manager straight: "Is this unit covered by a project-based voucher or a project-based rental assistance contract?" If the answer is yes, get the income limits, ask whether there's a site-specific waitlist, and learn what happens to your subsidy if you have to move.

The Low Income Housing Tax Credit (LIHTC) program is a third thing people mix up with Section 8. LIHTC buildings cap rent based on area median income percentages, but they are not HUD rental assistance. A LIHTC unit needs no voucher, and most won't take one unless the building also carries a project-based contract. Don't assume an affordable apartment in Port Chester accepts HCV just because tax credits built it.

How do I use my voucher to rent a place in Port Chester?

Once you hold an active voucher from any PHA, you can hunt for units in Port Chester that meet HUD Housing Quality Standards (HQS). The steps in order:

Find a willing landlord. New York State law (Executive Law Section 296(5)(a)(i), as amended) bars landlords from refusing to rent based on lawful source of income, and that includes Section 8 vouchers. A Port Chester landlord cannot legally turn you down just because you have a voucher. The unit still has to pass inspection, and the rent still has to be reasonable. ^[8]

Check rent reasonableness. The PHA won't approve a lease unless the rent is reasonable next to comparable unassisted units nearby. A landlord asking $3,500 for a 2-bedroom when similar unassisted 2-bedrooms in Port Chester go for $2,600 fails this test. DSS makes the final call. ^[6]

Submit a Request for Tenancy Approval (RFTA). Once you find a unit and the landlord agrees, you and the landlord fill out the RFTA and send it to Westchester County DSS. That kicks off inspection and lease approval.

Pass the HQS inspection. A PHA inspector checks the unit for working heat, no lead paint hazards, sound plumbing and electrical, and no serious structural defects. Units fail most often for missing smoke detectors, peeling paint, or windows that won't open. Landlords usually get 30 days to fix problems. ^[9]

Sign the lease and HAP contract. You sign a lease with the landlord. The landlord signs a Housing Assistance Payments (HAP) contract with the PHA. Payments start on the first of the month after both documents are executed.

VoucherReady has a free unit-search checklist that walks each step for tenants searching high-cost markets like Westchester. Print it before you start touring.

Can I port my voucher into or out of Port Chester?

Yes. Portability is one of the most useful features of the voucher program and one of the most misunderstood. Under 24 CFR 982.353, a voucher holder who has met the initial 12-month residency or lease obligation with their issuing PHA can move the voucher anywhere in the country where a PHA operates. ^[6]

Coming into Port Chester from another county or state works like this:

1. Tell your current (issuing) PHA in writing that you want to port to Westchester County, NY. 2. The issuing PHA notifies Westchester County DSS, the receiving PHA. 3. The receiving PHA either absorbs your voucher (takes you on as its own participant) or bills the issuing PHA monthly under 24 CFR 982.355. Westchester County DSS generally bills, so your original PHA keeps paying the subsidy while DSS runs the local paperwork. ^[6] 4. You search for a unit in Port Chester under DSS's payment standards, not your original PHA's.

Going the other way is the same process in reverse. If you hold a Westchester County DSS voucher and want to port out, you notify DSS in writing, they issue a portability packet, and the receiving PHA takes over administration.

One timing trap catches people. The receiving PHA is supposed to issue you a voucher within a set window after getting a complete portability packet, but busy PHAs like Westchester DSS sometimes run past it. Keep copies of everything, and follow up in writing if the wait drags. ^[2]

What do Port Chester landlords need to know before accepting a voucher?

Landlords new to HCV usually worry about three things: paperwork, slow payments, and losing control over who they rent to. The truth is more mixed than the reputation suggests.

New York State's source-of-income law means you cannot reject an otherwise-qualified applicant only because they use a voucher. ^[8] You can still screen for credit history, rental history, and income other than the voucher itself, exactly as you would for any applicant.

Payment structure works cleanly once it's set up. The PHA pays its share of the rent straight to the landlord by direct deposit, usually on the first. The landlord collects the tenant's share separately. If a tenant stops paying their part, the landlord can pursue eviction the same way as with any tenant. The HAP contract does not shield a tenant from eviction for nonpayment of their share.

Annual inspections happen every year, minimum. Minor repairs are routine. The HQS failure categories HUD flags most often nationally include interior air quality, broken locks, electrical hazards, and missing or dead smoke detectors. ^[9]

Rent increases are allowed at lease renewal. You submit the request, and DSS approves it based on rent reasonableness. You cannot raise rent mid-lease on your own.

For landlords new to the process, the VoucherReady landlord kit covers the HAP contract, the RFTA form, inspection prep, and the timeline from first tenant inquiry to first payment. It's a one-time purchase and includes the Westchester-specific paperwork next to the federal forms.

Scanning section 8 houses for rent listings nearby also shows landlords how competing properties price and market to voucher holders.

How does income eligibility work for Section 8 in Westchester County?

HCV eligibility runs off household income compared to Area Median Income (AMI) for the HUD metro. The federal rule requires that at least 75 percent of new voucher admissions each year go to households at or below 30 percent of AMI, the group HUD calls extremely low income. ^[6]

Here are HUD's FY 2025 income limits for Westchester County:

Household Size	30% AMI (Extremely Low)	50% AMI (Very Low)	80% AMI (Low)
1 person	$30,350	$50,550	$80,850
2 persons	$34,650	$57,750	$92,400
3 persons	$38,950	$64,950	$103,950
4 persons	$43,250	$72,100	$115,450
5 persons	$46,750	$77,900	$124,700

Source: HUD FY 2025 Income Limits for Westchester County, NY ^[10]

These figures reset every spring. A household has to be at or below 50 percent AMI to qualify at all, and the program prioritizes those at 30 percent or below.

At least one household member needs citizenship or eligible immigration status. Mixed-status households, where some members qualify and some don't, can still get prorated assistance based on the eligible members. ^[6]

What rental assistance programs exist in Port Chester beyond Section 8?

If you can't get on the HCV list, or you're stuck waiting, Port Chester has other rental assistance paths worth knowing.

Emergency rental help. New York State's ERAP (Emergency Rental Assistance Program) was the big pandemic-era program and is largely wound down, but Westchester County DSS keeps ongoing emergency assistance funds for households facing eviction. Call DSS at (914) 995-5000 to ask what's available now. ^[3]

Public housing. The Port Chester Housing Authority (PCHA) manages a small stock of traditional public housing in the village. This is separate from the Section 8 voucher program, with its own waitlist, income limits, and application. The office is at 32 Westchester Avenue, Port Chester, NY. As of early 2025 its waitlist has closed and reopened periodically, so call before you invest time in an application.

Supportive housing. Westchester County has supportive housing for formerly homeless people, veterans, and people with disabilities. Those units often carry their own rental subsidy. The Westchester County Department of Community Mental Health and the DSS Homeless Services unit coordinate referrals. ^[1]

LIHTC and affordable developments. Several Port Chester buildings were built with Low Income Housing Tax Credits and rent below market to households at 50 or 60 percent AMI. No voucher needed. The Westchester County Office of Community Development keeps a list of income-restricted developments countywide.

Seniors have another route in HUD Section 202 Supportive Housing for the Elderly, and several Section 202 properties exist in Westchester. low income senior housing is a separate federal program with its own application and waitlists.

How do I apply for Section 8 in Port Chester when the waitlist opens?

When Westchester County DSS opens the HCV waitlist, applications usually go in online through the county's housing portal or on paper at the White Plains office. Have this ready before the list opens.

Documents you'll likely need: government-issued ID for every adult in the household, Social Security cards or documentation for all members, proof of current address, income verification (pay stubs, benefit award letters, tax returns), and documentation for any preference category you're claiming (eviction notice, code violation letter, utility shutoff notice).

Apply early once the list opens. Westchester has historically used a lottery-style random ordering for everyone who applies inside the open window, so being first in line matters less than being in the pool at all. Some PHAs run first-come, first-served instead, and practices vary.

After you apply, you'll get a written confirmation with an application number. Keep it. You'll need it to check your position and update your contact information over time. Households that ignore annual update notices get purged, so when DSS mails a letter asking you to confirm continued interest, answer it right away.

Not in Westchester yet? You can apply to any open PHA in the country through open Section 8 waiting lists, then port the voucher to Port Chester once it's issued, as long as you meet the 12-month residency or initial lease requirement. This strategy works and hardly anyone uses it. ^[6]

What rights do Section 8 tenants have in Port Chester?

HCV participants in Port Chester have rights under three overlapping frameworks: federal HUD regulations, New York State tenant law, and local Westchester County fair housing rules.

Under 24 CFR 982.552 and 982.553, a PHA can only end assistance for specific reasons: drug-related criminal activity, violent criminal activity, fraud, or failure to meet family obligations. Terminations require written notice and the right to an informal hearing before the PHA. ^[6]

New York State's source-of-income law (cited above) means a Port Chester landlord who rejects you because of your voucher is breaking state law. File a complaint with the New York State Division of Human Rights or the Westchester County Human Rights Commission. ^[8]

Landlords cannot retaliate against you for requesting repairs needed to pass an HQS inspection. If a landlord tries to evict you for complaining about conditions, that is retaliatory eviction under New York Real Property Law Section 223-b.

The Westchester County Human Rights Commission at (914) 995-7710 handles housing discrimination complaints for the county, Port Chester included. HUD's Office of Fair Housing and Equal Opportunity (FHEO) handles complaints at the federal level, reachable through hud.gov. Both routes are free. ^[11]

For the full picture of how the program should work from the tenant's side, the housing section 8 program overview covers the federal rights framework in detail.

Where can I find Section 8 listings in Port Chester right now?

Finding a Port Chester landlord who takes vouchers takes persistence, but a few starting points help.

Westchester County DSS landlord list. The county keeps a list of landlords who have taken part in HCV before. Ask a housing caseworker for it directly.

Online listing sites. Go Section 8 (GoSection8.com) and AffordableHousing.com both pull listings from landlords who opted into voucher programs. Filter by Port Chester or zip code 10573. Those listings aren't PHA-verified, so you still submit an RFTA and pass inspection before any unit gets approved.

HUD's rental listing search. HUD keeps a searchable database of units open to voucher holders, reachable through hud.gov, though Westchester coverage is spotty. ^[11]

Walk the neighborhood. Port Chester is a dense village. A lot of its rentals sit in small multifamily buildings where the owner lives on site, and those landlords often aren't listed anywhere online. Knocking on doors or leaving notes is not as outdated as it sounds.

Community organizations. The Port Chester/Rye Community Action Program (CAP) and the nonprofit Westchester Residential Opportunities (WRO) both help voucher holders with housing search. WRO runs a mobility counseling program that helps voucher holders move to lower-poverty, higher-opportunity areas around Westchester, which can include Port Chester neighborhoods.

The market here is competitive. Units at or below the payment standard do exist, especially in multi-family buildings along Adee Street, Wilkins Avenue, and the South Main corridor, but they go fast. Have your voucher packet and ID ready to hand over the same day you tour.

Frequently asked questions

Is the Westchester County Section 8 waitlist open in 2025?

No. As of mid-2025 the Westchester County DSS Housing Choice Voucher waitlist is closed. The county last opened it briefly in 2022. To catch the next opening, sign up for alerts at westchestergov.com and watch hud.gov. You can also apply to other open PHAs across the country and later port a voucher back to Port Chester.

Does Port Chester have its own housing authority?

Port Chester has the Port Chester Housing Authority (PCHA), which manages a small number of public housing units in the village. The Housing Choice Voucher (Section 8) program for Port Chester, though, is run by Westchester County DSS, not PCHA. These are separate programs with separate waitlists. Call PCHA on Westchester Avenue for public housing, and DSS in White Plains for vouchers.

Can a landlord in Port Chester refuse to accept Section 8?

No. New York State Executive Law Section 296(5) bars housing discrimination based on lawful source of income, and that includes Section 8 vouchers. A Port Chester landlord cannot legally reject an application only because the applicant uses a voucher. Report violations to the NYS Division of Human Rights or the Westchester County Human Rights Commission at (914) 995-7710.

What is the Section 8 payment standard for a 2-bedroom in Westchester County?

For FY 2025, HUD's Fair Market Rent for a 2-bedroom in Westchester County is $2,578. Westchester County DSS sets its actual payment standard within 90 to 110 percent of that figure without HUD approval. Confirm the exact current standard with DSS directly, since it updates each October 1. If rent runs above the payment standard, the tenant pays the difference.

How long does the Section 8 waitlist take in Westchester County?

There's no reliable published figure. HUD data on high-cost metro PHAs shows wait times commonly running four to ten years. Westchester County has not published an official median. Your actual wait depends on the bedroom size you need, your preference category, and how fast vouchers turn over. Applying to PHAs elsewhere and porting back to Westchester is a practical way to shorten the effective wait.

Can I use a Section 8 voucher from another state to rent in Port Chester?

Yes. Under 24 CFR 982.353, an HCV holder who has finished their initial 12-month lease or residency requirement can port the voucher anywhere in the country. Tell your issuing PHA you want to port to Westchester County, NY. They contact Westchester County DSS, which either absorbs your voucher or bills your original PHA. Your subsidy gets calculated with Westchester's payment standards once you move.

What is the income limit for Section 8 in Westchester County?

To qualify for a Housing Choice Voucher in Westchester County, household income generally cannot top 50 percent of Area Median Income. For a family of four in FY 2025, that's $72,100. At least 75 percent of new admissions must go to households at or below 30 percent AMI, which is $43,250 for a family of four. Limits change annually each spring when HUD publishes new figures.

What is the difference between project-based Section 8 and a regular voucher in Port Chester?

A Housing Choice Voucher is portable and belongs to the tenant. Project-based vouchers or rental assistance contracts tie to specific units in specific buildings. Leave a project-based unit and you leave the subsidy. After 12 months in a project-based unit, residents can request a portable voucher if the PHA has one available, under 24 CFR 983.261. Project-based properties in Port Chester keep their own site-level waitlists.

How do I find Section 8 apartments for rent in Port Chester, NY?

Start with the Westchester County DSS landlord participation list, GoSection8.com (filtered to zip code 10573), and HUD's rental listing search reachable through hud.gov. Westchester Residential Opportunities (WRO) offers mobility counseling for voucher holders searching the county. Small owner-occupied multi-family buildings in Port Chester often skip online listings, so canvassing the neighborhood directly turns up units aggregators never show.

What happens at a Section 8 HQS inspection in Port Chester?

A Westchester County DSS inspector checks the unit against HUD Housing Quality Standards: working heat, hot and cold water, no lead paint hazards, working smoke detectors, secure locks, safe electrical, and no major structural defects. Common failure reasons include missing smoke detectors, peeling paint, and broken window locks. Landlords usually get 30 days to fix problems before a re-inspection.

Are there Section 8 senior housing options in Port Chester or nearby?

Yes. Several HUD Section 202 Supportive Housing for the Elderly developments exist in Westchester County. They keep their own applications and waitlists, separate from the HCV program. Westchester County DSS and local nonprofits like Lifting Up Westchester can connect seniors to these resources. Income-restricted senior buildings built with Low Income Housing Tax Credits are another option that needs no voucher at all.

What preference categories move applicants up the Westchester County Section 8 waitlist?

Westchester County DSS gives preference points to households that are homeless or in a shelter, living in substandard or condemned housing, involuntarily displaced by fire, condemnation, or domestic violence, or paying more than 50 percent of gross income toward rent and utilities. Document your preference category at application. Missing documentation is the top reason preference claims get denied.

Can a Section 8 landlord in Port Chester raise the rent?

Yes, at lease renewal. The landlord submits a rent increase request to Westchester County DSS, which weighs it against rent reasonableness using comparable unassisted units nearby. Approved increases start with the new lease term. Mid-lease increases are not allowed under the HAP contract. The tenant also has to get proper written notice under New York State lease law.

How do I report a Section 8 housing discrimination problem in Port Chester?

File with the Westchester County Human Rights Commission at (914) 995-7710 or with the New York State Division of Human Rights, reachable at dhr.ny.gov. You can also file with HUD's Office of Fair Housing and Equal Opportunity through hud.gov. All three routes are free. For the state and federal processes, complaints must generally be filed within one year of the discriminatory act.

Sources

1. Westchester County Department of Social Services: Westchester County DSS administers the Housing Choice Voucher program for Port Chester and unincorporated Westchester County
2. HUD, Housing Choice Voucher Program (Public and Indian Housing): Voucher holders who have met their 12-month obligation can port to any PHA jurisdiction; receiving PHAs can absorb or bill the issuing PHA
3. New York State Homes and Community Renewal: NYS HCR administers a statewide pool of vouchers and rental assistance programs in New York
4. HUD User, Picture of Subsidized Households: Wait times in high-cost metro PHAs commonly range from four to ten years based on HUD administrative data
5. HUD User, FY 2025 Fair Market Rents for Westchester County NY: FY 2025 Westchester County FMRs: 0-BR $1,954; 1-BR $2,118; 2-BR $2,578; 3-BR $3,239; 4-BR $3,756
6. HUD, 24 CFR Part 982, Housing Choice Voucher Program: Federal rules on rent reasonableness, 40 percent cap at initial lease-up, portability, income eligibility, and termination of assistance
7. HUD, 24 CFR Part 983, Project-Based Voucher Program: Project-based vouchers attach to units; residents may request portable voucher after 12 months under 24 CFR 983.261
8. New York State Division of Human Rights: New York Executive Law Section 296(5) prohibits landlords from discriminating based on lawful source of income including Section 8 vouchers
9. HUD, 24 CFR Part 5 Subpart G, Housing Quality Standards (via eCFR): HQS inspection requirements and common failure categories for HCV units including smoke detectors, electrical, and structural standards
10. HUD User, FY 2025 Income Limits for Westchester County NY: FY 2025 income limits for Westchester County: 30% AMI for family of 4 is $43,250; 50% AMI is $72,100; 80% AMI is $115,450