Section 8 housing in New Port Richey, FL: the complete guide

Last updated 2026-07-09

Who runs Section 8 in New Port Richey, FL?

The Pasco County Housing Authority (PCHA) runs the Housing Choice Voucher (HCV) program for New Port Richey. The city sits inside Pasco County, so PCHA is the public housing agency (PHA) of record under HUD regulations. Its main office is in New Port Richey itself, at 8251 U.S. Highway 19 ^[1].

That matters because some Florida cities run their own independent PHA. New Port Richey does not. If someone tells you to call Tampa Housing Authority or Pinellas County for a New Port Richey voucher, they are wrong. Those are different counties with no jurisdiction here.

PCHA administers both tenant-based vouchers (a family rents any qualifying private unit) and, in smaller numbers, project-based vouchers tied to specific buildings. Almost every voucher in Pasco County is tenant-based, so you find your own homes for rent with section 8 once you hold a voucher.

Applying, porting in, becoming a landlord participant: for all of it in New Port Richey, PCHA is your one contact.

Is the Section 8 waitlist in New Port Richey open right now?

Probably not, but confirm it directly. PCHA's HCV waitlist has sat closed to general applicants for long stretches, sometimes years at a time. As of mid-2025, it was closed to new general-population applicants ^[1]. A PHA only has to open its list when it has enough funding to serve new families within a reasonable time, under 24 CFR 982.206 ^[2].

When PCHA does open the list, they announce it on the PCHA website, in local newspapers, and sometimes through Pasco County social services channels. Windows are often short, a few days in some cases. Miss one and you wait for the next, which could be a year or more out.

A few practical notes. Being on one PHA's list does nothing for you on another's. If you also want Hillsborough or Pinellas coverage, you apply to those PHAs separately. Plenty of people apply to every nearby open list at once. That is completely legal, and you can hold a spot on several lists simultaneously.

For current status, call PCHA at (727) 841-2933 or check pascocountyhousingauthority.com. Skip the third-party sites claiming live waitlist status. They are almost always stale.

How do you apply for Section 8 in New Port Richey?

When PCHA opens its waitlist, you apply online through their portal or in person at the New Port Richey office. The application asks for basic household details: names and dates of birth for everyone, Social Security numbers, income sources, and where you live now ^[1].

Applying costs nothing. HUD rules bar any application fee.

After you apply, PCHA puts you on the list and sends a confirmation. Your spot depends on the date and time you applied plus any preference points PCHA assigns. Like most Florida PHAs, PCHA gives preference to households that are homeless, living in substandard housing, or paying more than 50 percent of income toward rent. Some PHAs add a local residency preference, so Pasco County residents may climb faster than out-of-county applicants ^[2].

Once your number comes up, PCHA calls you in for a full eligibility interview. They verify income, citizenship or immigration status, and criminal history. A prior eviction from federally assisted housing or a drug-related felony conviction can disqualify you, though the rules carry some nuance under 24 CFR 982.552 ^[2].

Wait times swing wildly. Nobody has precise current data for PCHA, but Florida PHAs in suburban counties often report two to five years from application to voucher issuance.

What are the Section 8 payment standards in New Port Richey for 2024-2025?

Payment standards are the most HUD and PCHA will pay toward rent plus utilities for a given unit size. They start as a percentage of HUD's Fair Market Rents (FMRs) for the Tampa-St. Petersburg-Clearwater metro area, which includes Pasco County ^[3].

HUD published its FY2025 FMRs for the Tampa metro in late 2024. The table below shows those FMR values, which PHAs use as a baseline. A PHA can set its own payment standard anywhere from 90 percent to 110 percent of FMR without HUD approval, or up to 120 percent with approval ^[3][4].

Unit Size	HUD FY2025 FMR (Tampa MSA)	Typical PCHA Range
Efficiency (0-BR)	$1,200	$1,080-$1,320
1 Bedroom	$1,350	$1,215-$1,485
2 Bedrooms	$1,598	$1,438-$1,758
3 Bedrooms	$2,065	$1,859-$2,272
4 Bedrooms	$2,387	$2,148-$2,626

These FMR figures come from HUD's FY2025 schedule for the Tampa-St. Pete-Clearwater HUD Metro FMR Area ^[3]. PCHA publishes its exact payment standards separately, and they can differ from the FMR values. Confirm the current numbers with PCHA before you sign anything.

The payment standard is not what a landlord gets automatically. The actual subsidy is the lower of the payment standard or the actual rent, minus 30 percent of the tenant's adjusted monthly income. So a tenant earning $1,200 a month owes roughly $360, and the voucher covers the rest up to the payment standard cap.

Where can you find Section 8 houses for rent in New Port Richey, FL?

This is the first question most voucher holders ask, and the honest answer is that Pasco County inventory is thin. Florida has no statewide protection based on voucher status. As of 2025, Florida Statute 760.23 does not list "source of income" as a protected class ^[5], so landlords can legally turn down voucher holders. That squeezes supply.

Here is where the search actually pays off.

PCHA's own landlord list. PCHA keeps a list of landlords who have worked with the program before. Ask for it at the office or by phone. It is not always current, but it is a real start.

Affordable Housing Online (affordablehousingonline.com) and GoSection8 (gosection8.com) show properties where landlords have flagged themselves as voucher-friendly. Quality varies, but they cover go section 8 houses for rent across Pasco County, including New Port Richey, Port Richey, Holiday, and Hudson.

HUD's resource locator at hud.gov lets you search multifamily properties with project-based subsidies near a zip code. That covers HUD-assisted developments, not tenant-based vouchers, but it is another lead on low-income houses for rent nearby.

General sites like Zillow, Craigslist, and Facebook Marketplace sometimes list landlords open to vouchers who just do not advertise it. What works: contact the landlord directly, say you have a voucher, and ask if they are willing to learn the process. Some owners who have never done it before come around once they see how payment works.

Geography helps. New Port Richey's rental stock leans toward older single-family homes, duplexes, and small apartment complexes. The US 19 corridor and areas east of downtown carry more affordable options. Port Richey, a separate city next door, shares PCHA jurisdiction and similar inventory.

How do HQS inspections work for Section 8 rentals in New Port Richey?

Before PCHA pays one dollar of assistance, the unit has to pass a Housing Quality Standards (HQS) inspection. That is federal law under 24 CFR 982.401 ^[2]. The inspector is a PCHA employee or contractor, not a city building inspector.

HQS covers thirteen categories: sanitary facilities, food preparation space, space and security, thermal environment, illumination and electricity, structure and materials, interior air quality, water supply, lead-based paint, access, site and neighborhood, sanitary conditions, and smoke detectors ^[2]. In older New Port Richey housing, most failures come from electrical problems, missing or broken smoke detectors, water damage, or bad windows and doors.

The sequence runs like this. Tenant and landlord agree on a unit and a proposed rent. The landlord submits a Request for Tenancy Approval (RFTA) to PCHA. PCHA schedules an inspection, usually one to three weeks out. Pass, and PCHA approves the rent and issues a Housing Assistance Payment (HAP) contract to the landlord. Fail, and the landlord gets a short window to fix the problems and request a re-inspection.

Landlords often find the process slower than they expected. Getting from RFTA submission to first payment can take four to eight weeks in many Pasco County cases, though PCHA does not publish an average turnaround. Plan for that gap. Landlords who have done it before sometimes negotiate a one-month free-rent period or a delayed lease start to cover the wait.

Units face annual inspections after the initial approval too. A failed annual inspection can freeze payments until the deficiencies are fixed.

Can a landlord in New Port Richey refuse Section 8 tenants?

Yes. Under Florida law today, a landlord can decline to rent to someone because they hold a housing voucher. Florida's Fair Housing Act (Chapter 760, Florida Statutes) bars discrimination based on race, color, national origin, sex, disability, familial status, and religion, but it says nothing about source of income or voucher status ^[5]. HUD's fair housing rules track the federal protected classes and also leave out source of income.

That is a real limit for voucher holders here. Some national landlord networks, large apartment REITs, and individual owners accept vouchers anyway, for business reasons or personal ones. Smaller landlords with one or two properties have full legal discretion to say no.

For landlords on the fence, the math can be persuasive. PCHA pays its share of rent directly to the landlord every month by direct deposit or check. The tenant's share is on the tenant, but the agency's portion does not bounce. Plenty of landlords try the program once and stay. The friction is the inspection and the paperwork, not the money.

If you are a landlord weighing a voucher tenant, VoucherReady's landlord kit walks through the RFTA paperwork, HAP contract basics, and what to expect at inspection, which is exactly the friction most first-timers want cleared.

A tenant who believes a landlord discriminated on a federally protected basis (race or disability, say, not voucher status) can file with HUD at hud.gov/program_offices/fair_housing_equal_opp ^[6].

What is the difference between Section 8 in New Port Richey and Port Richey?

New Port Richey and Port Richey are two separate incorporated cities sitting side by side on Pasco County's Gulf Coast. Both fall under the same Pasco County Housing Authority. One voucher works in either city, and anywhere else in the county.

The rental markets look alike. Port Richey tends to have older housing stock and lower average rents, which can help voucher holders, because rent has a better shot at landing under the payment standard. New Port Richey has a slightly busier downtown and some newer developments. Neither city is a high-cost market by Florida standards.

Search for section 8 houses for rent in port richey fl and most results will blend both cities, because they share zip codes (34652, 34653, 34654) and one rental market. That is fine. Your voucher is county-wide.

Can you port your Section 8 voucher into or out of New Port Richey?

Yes. Portability is a federal right under 24 CFR 982.353 ^[2]. If you hold a voucher from another PHA and want to use it in New Port Richey, you can port into PCHA's jurisdiction after living in your issuing PHA's area for at least 12 months (or right away if you lived in that area when you first applied).

To port in, notify your current PHA in writing that you want to move to Pasco County. Your PHA contacts PCHA, and PCHA decides whether to absorb the voucher (take it permanently into their program) or administer it for your original PHA under a billing arrangement. PCHA's capacity to absorb shifts year to year with HUD funding.

Porting out works the same way. Hold a PCHA voucher and want to move to, say, Hillsborough County? Notify PCHA, they send a portability packet to the receiving PHA, and you search under that PHA's payment standards instead.

Porting takes time. Expect four to eight weeks minimum for the paperwork to clear between agencies. Your voucher has an expiration date, and PCHA can grant extensions during a port, but watch the clock. Letting a voucher expire mid-port is a painful problem and an avoidable one.

What utilities and costs are tenants responsible for under Section 8 in New Port Richey?

Utility responsibility depends on the lease, and it changes how the subsidy is figured. HUD requires PHAs to publish a Utility Allowance Schedule that estimates average monthly cost of tenant-paid utilities by unit size and type ^[4]. PCHA runs its own schedule.

If a tenant pays their own electric, water, or gas, PCHA adds a utility allowance to the payment standard calculation. That gives the tenant more room for rent, because the subsidy accounts for the utility burden. If rent includes all utilities, no allowance applies.

Most New Port Richey rentals leave the tenant paying electric at minimum. FPL (Florida Power & Light) serves much of the area. A 2-bedroom unit's monthly electric bill in Pasco County runs $100 to $180 depending on the season, with summer air conditioning pushing the top end. Factor that into your budget when you compare units.

Tenants also cover renter's insurance (HCV rules do not require it, but many landlords do), any pet fees or deposits, and moving costs. The voucher pays for none of that.

How does Section 8 affect local landlords' taxes and income reporting?

Housing assistance payments a landlord gets from PCHA are ordinary rental income for federal tax purposes. They land on Schedule E like any other rent. There is no special tax break for taking voucher holders ^[7].

The HAP contract between landlord and PCHA is technically a separate payment from the tenant's share, but the IRS treats both as rental income from the same property. Landlords often ask whether the PHA sends a Form 1099. PCHA may issue one if payments clear the IRS reporting threshold, but you report all rental income regardless.

Some landlords wonder whether joining the Section 8 program earns them any Florida property tax relief. It does not, on its own. Florida's property tax exemptions (homestead, low-income senior, and so on) turn on owner occupancy, not the source of rental income ^[8].

For a wider look at low income housing tax credits and other subsidy programs that do shape investment structure, the LIHTC program (run by Florida Housing Finance Corporation) is a separate animal from the HCV program.

What should tenants do if their landlord violates Section 8 rules in New Port Richey?

The HAP contract between PCHA and the landlord spells out what a landlord can and cannot do. Common violations include charging the tenant more than the approved share (called side payments or rent topping), letting the unit fall out of HQS condition, or retaliating against a tenant for calling PCHA.

Side payments are flatly prohibited under 24 CFR 982.451 ^[2]. A landlord who collects unauthorized amounts from a voucher holder can be tossed from the program and forced to repay the tenant.

If a landlord will not make required repairs, document the problem in writing first (text or email) and send a written repair request. No response? Contact PCHA. PCHA can run a special inspection and, if the unit fails HQS, suspend the landlord's payment until repairs happen. That usually gets action.

For habitability problems beyond HQS (mold, pests, water intrusion), Florida Statute 83.51 requires landlords to keep rental property habitable no matter the subsidy status ^[9]. Pasco County Code Enforcement handles serious violations.

Housing discrimination complaints on federal protected class grounds go to HUD's FHEO at hud.gov/program_offices/fair_housing_equal_opp ^[6]. The Florida Commission on Human Relations handles state-level complaints. Neither office covers voucher status in Florida, because the state offers no such protection.

How do you use a Section 8 voucher to find a rental in New Port Richey step by step?

Here is the practical sequence once you have a voucher in hand.

First, attend PCHA's mandatory briefing. They will not issue the voucher until you sit through it. It covers payment standards, the search period, HQS requirements, and tenant obligations. Note your voucher expiration date, usually 60 to 120 days from issuance.

Second, search for units. Use PCHA's landlord list, GoSection8, Affordable Housing Online, and direct outreach to Craigslist and Zillow landlords. Confirm the asking rent is at or below PCHA's payment standard for your unit size before you sink time into an application.

Third, get a landlord to agree. Once they are in, the landlord fills out an RFTA packet: the proposed lease, unit address, proof of ownership, and rent amount.

Fourth, PCHA reviews the RFTA and schedules an HQS inspection. If the rent is reasonable (PCHA compares it to similar unassisted units nearby) and the unit passes, PCHA approves the tenancy.

Fifth, sign the lease and the HAP contract at the same time. Your move-in date is set. PCHA starts paying the landlord the first of the month after approval, or as negotiated.

If you are hunting for a section 8 rent house and the timeline feels like too much, VoucherReady's tenant tools help you organize the search and track your expiration date.

If your search period runs out before you find a place, ask PCHA for an extension. They can grant more time in 30-day increments if you have been searching in good faith. Extensions are not guaranteed, but a documented, active search helps your case.

Frequently asked questions

Is the Pasco County Housing Authority Section 8 waitlist open in 2025?

As of mid-2025, PCHA's HCV waitlist is closed to general applicants. PCHA announces openings through its website and local media when funding allows. Call PCHA at (727) 841-2933 or check pascocountyhousingauthority.com for current status. Openings are infrequent and sometimes last only a few days, so checking regularly is worth the effort.

What zip codes in New Port Richey are covered by the Section 8 program?

PCHA covers all of Pasco County, including 34652, 34653, and 34654 (New Port Richey and Port Richey), plus 34655 (Trinity area), 34667 and 34668 (Hudson and Port Richey areas), and others across the county. A PCHA voucher is not limited to New Port Richey city limits. It works anywhere in Pasco County.

How much does Section 8 pay toward rent in New Port Richey?

PCHA pays the gap between 30 percent of a household's adjusted monthly income and the approved rent, up to the payment standard. For a 2-bedroom, the HUD FY2025 Fair Market Rent for the Tampa metro is $1,598, and PCHA's payment standard sits within 90 to 110 percent of that. A household earning $1,200 a month would owe roughly $360; the voucher covers the rest up to the cap.

Can Section 8 be used for a house in New Port Richey rather than an apartment?

Yes. Housing Choice Vouchers work for single-family houses, duplexes, townhouses, and apartments, as long as the unit passes HQS inspection and the rent falls within PCHA's payment standard. Many voucher holders in Pasco County rent single-family homes. The landlord has to be willing to sign a HAP contract with PCHA.

How long does it take to get Section 8 in New Port Richey after applying?

There is no reliable current average for PCHA specifically. Florida suburban PHAs commonly report waits of two to five years from application to voucher issuance, depending on when you applied relative to list position and funding. Apply to every open list in neighboring counties at once; holding multiple positions is legal and widely done.

Do New Port Richey landlords have to accept Section 8?

No. Florida law includes no voucher or source-of-income protection, so private landlords can legally decline Section 8 applicants. Federal fair housing law bars discrimination based on race, disability, national origin, and other classes, but not voucher status. Some landlords participate for the reliable partial-payment benefit; others do not.

What happens at a Section 8 HQS inspection in New Port Richey?

A PCHA inspector visits the unit and checks all rooms against HUD's Housing Quality Standards (24 CFR 982.401). Common failure points in older Pasco County housing include missing smoke detectors, electrical deficiencies, window or door problems, and evidence of water damage or pests. Landlords get a set correction period before a re-inspection. The unit cannot be occupied under HAP until it passes.

Can I port my Section 8 voucher from another county to New Port Richey?

Yes, after living in your current PHA's jurisdiction for at least 12 months (or right away if you lived there when you first applied). Notify your current PHA in writing, and they send a portability packet to PCHA. The process usually takes four to eight weeks. Watch your voucher expiration date during the transfer and request extensions if needed.

Where do I search for Section 8 houses for rent in New Port Richey online?

Start with PCHA's internal landlord list (request it by phone), then check GoSection8.com and AffordableHousingOnline.com for self-listed voucher-friendly properties. General platforms like Craigslist and Facebook Marketplace sometimes work when you contact landlords directly. HUD's resource locator at hud.gov covers project-based properties. Confirm any rent you find is within PCHA's current payment standard before applying.

What are the income limits for Section 8 in New Port Richey?

HUD sets income limits based on area median income (AMI) for the Tampa-St. Pete-Clearwater metro. Very low income (50 percent AMI) is the standard cutoff for HCV eligibility. For FY2025, 50 percent AMI for a family of four in the Tampa metro is roughly $43,650, but HUD publishes exact figures each year in its Income Limits Documentation System at huduser.gov ^[10].

Can a Section 8 tenant in New Port Richey be evicted?

Yes. Voucher status does not shield a tenant from eviction. Landlords can evict for nonpayment of the tenant's rent share, lease violations, or other legal grounds under Florida Statute 83.56. PCHA can also end assistance for program violations like unreported income or moving without notice. A tenant who is evicted may lose the voucher depending on the reason.

Does Pasco County have any emergency Section 8 housing options?

HCV programs have no emergency track in most jurisdictions, including Pasco County. For immediate needs, contact Pasco County Human Services at (727) 847-8130 for emergency rental assistance referrals. Agencies like Catholic Charities of Pasco County and the Salvation Army in New Port Richey sometimes have emergency funds. Dial 2-1-1 to reach local emergency housing resources.

Can a landlord charge more than the Section 8 payment standard in New Port Richey?

A landlord can ask any rent they want, but PCHA approves a unit only if the rent passes a rent reasonableness test (against similar unsubsidized units nearby) and works with the payment standard. If the rent tops the payment standard, the tenant can cover the difference only if total rent stays at or under 40 percent of monthly adjusted income in the first lease year, per 24 CFR 982.508.

Sources

1. HUD/eCFR, Housing Choice Voucher Program regulations, 24 CFR Part 982: 24 CFR governs waitlist openings (982.206), eligibility denials (982.552), HQS inspections (982.401), portability (982.353), and prohibited side payments (982.451)
2. HUD, FY2025 Fair Market Rents Documentation System, Tampa-St. Petersburg-Clearwater HUD Metro FMR Area: FY2025 FMRs for the Tampa metro: 0BR $1,200, 1BR $1,350, 2BR $1,598, 3BR $2,065, 4BR $2,387
3. HUD, Housing Choice Voucher Program Guidebook 7420.10G: PHAs set payment standards between 90 and 110 percent of FMR without HUD approval (up to 120 percent with approval) and must publish a utility allowance schedule
4. Florida Legislature, Florida Fair Housing Act, Chapter 760 Florida Statutes: Florida Statute 760.23 prohibits discrimination based on race, color, national origin, sex, disability, familial status, and religion, but does not include source of income or voucher status
5. HUD, Office of Fair Housing and Equal Opportunity (FHEO): HUD's FHEO processes fair housing complaints on federal protected class grounds
6. IRS, Publication 527: Residential Rental Property: Housing assistance payments received from a PHA are ordinary rental income reportable on Schedule E
7. Florida Department of Revenue, Property Tax Exemptions and Discounts: Florida property tax exemptions relate to owner occupancy, not source of rental income
8. Florida Legislature, Florida Residential Landlord and Tenant Act, Florida Statute 83.51: Florida Statute 83.51 requires landlords to maintain rental property in a habitable condition regardless of subsidy status
9. HUD, Income Limits Documentation System FY2025: 50 percent AMI (very low income) for a family of four in the Tampa metro is approximately $43,650 for FY2025