Last updated 2026-07-09
TL;DR
Miami-Dade County runs Section 8 through its Public Housing and Community Development division (PHCD), not a standalone authority. The waitlist is closed and has been for years. The estimated 2-bedroom payment standard runs about $2,559 a month in FY2025. Units must pass an HQS inspection. After 12 months, holders can port the voucher anywhere in the country.
What is Section 8 in Miami-Dade and who runs it?
Miami-Dade County runs its own Section 8 program, officially the Miami-Dade Housing Choice Voucher Program. Miami-Dade County's Public Housing and Community Development department (PHCD) administers it. There is no separate county housing authority, and HUD does not run it directly. PHCD is the Public Housing Agency (PHA) for the unincorporated county and many of its municipalities. HUD funds the whole thing under 42 U.S.C. § 1437f, with the rules at 24 CFR Part 982 [1].
Here is the mechanics. A voucher holder finds a private landlord willing to rent, the unit passes an inspection, and PHCD pays the landlord the gap between roughly 30 percent of the tenant's adjusted income and the contract rent, up to the payment standard [2]. The tenant covers the rest and pays it straight to the landlord.
The county program is not the only one in the area. The Miami Beach Housing Authority handles vouchers for that municipality, and other local agencies run their own lists. Being on one waitlist does not put you on the others. That gap matters. When one list opens, another can stay shut for years, so tracking several agencies at once is the smarter play.
If you want the national picture before the Miami specifics, our housing choice voucher program explainer covers how the program works everywhere.
Is the Miami-Dade Section 8 waitlist open right now?
No. As of mid-2025, the Miami-Dade PHCD Housing Choice Voucher waitlist is closed to new applicants, and it has been closed for most of the last decade. PHCD opens the list only for short bursts, sometimes a 72-hour window, and takes a capped number of pre-applications by lottery. The last widely publicized opening pulled in tens of thousands of applications within days [3].
Miami-Dade runs one of the longest voucher waitlists in Florida. HUD's Picture of Subsidized Households data shows the county with roughly 16,000 to 18,000 vouchers in use at any point, and demand blows past that supply [11]. When the list does open, preferences usually go to local residents (people living or working in Miami-Dade), applicants 62 and older, people with disabilities, and families experiencing homelessness.
Do one thing right now: get on PHCD's email notification list. That is how you hear about an opening the day it happens. You can also watch our open section 8 waiting lists tracker, because some Florida PHAs outside Miami-Dade have open lists, and you can port a voucher back later.
Applications go through the PHCD online portal when the list opens. No paper applications. The lottery is random among everyone eligible, not first-come first-served, so applying in the first minute buys you nothing over the last hour.
What are the income limits to qualify for Section 8 in Miami?
Your household income generally has to sit at or below 50 percent of Area Median Income (the "Very Low Income" line) to get a Miami-Dade voucher. HUD sets those limits each year for the Miami-Fort Lauderdale-Pompano Beach HUD Metro FMR Area. Federal law at 42 U.S.C. § 1437n also forces PHAs to hand at least 75 percent of new vouchers to households at or below 30 percent of AMI, the "Extremely Low Income" tier [4].
HUD refreshes these numbers every April. For the Miami metro area, the FY2024 limits (effective April 2024) run approximately:
| Household Size | 30% AMI (Extremely Low) | 50% AMI (Very Low) | 80% AMI (Low) |
|---|---|---|---|
| 1 person | $21,700 | $36,200 | $57,900 |
| 2 people | $24,800 | $41,350 | $66,150 |
| 3 people | $27,900 | $46,500 | $74,400 |
| 4 people | $33,580 | $51,650 | $82,600 |
| 5 people | $39,620 | $55,800 | $89,250 |
These are close approximations from HUD's FY2024 Income Limits for the Miami-Dade area [4]. Check HUD's current limits at HUD.gov before you lean on any figure here. They move every year.
Citizenship and immigration status matter too. At least one household member has to be a U.S. citizen or an eligible noncitizen. Mixed-status households can still qualify, but the subsidy gets prorated by the number of eligible members.
What are the payment standards for Miami-Dade in 2024-2025?
The payment standard is the ceiling on what PHCD will pay toward rent plus utilities for a given unit size. The PHA sets it as a percentage, usually 90 to 110 percent, of HUD's Fair Market Rents (FMRs) [2]. PHCD has typically run its payment standards near the top of that band, around 110 percent of FMR, because Miami rent is brutal.
HUD's FY2025 Fair Market Rents for the Miami-Fort Lauderdale-West Palm Beach metro area are the base. Approximate FMRs published by HUD for FY2025 are [5]:
| Bedroom Size | HUD FMR (FY2025) | Estimated PHCD Payment Standard (~110%) |
|---|---|---|
| Studio (0 BR) | $1,672 | ~$1,839 |
| 1 Bedroom | $1,887 | ~$2,076 |
| 2 Bedroom | $2,326 | ~$2,559 |
| 3 Bedroom | $3,000 | ~$3,300 |
| 4 Bedroom | $3,428 | ~$3,771 |
The payment standard is not a rent cap. A landlord can ask more, but then the tenant pays that overage on top of their normal 30 percent share. PHCD will not approve a lease where the tenant's total share tops 40 percent of adjusted monthly income at initial lease-up, per 24 CFR 982.508 [2].
For exact current numbers, go to the PHCD website. The county updates its standards and they can drift from the FMR table above. The figures here are honest estimates built on published HUD data, not official PHCD postings.
How does the application process work for Miami-Dade Section 8?
There are two phases, and people mix them up constantly. First you apply to get on the waitlist. Second, once you reach the top, you submit a full application for an actual voucher.
Phase 1: Pre-application. When PHCD opens the waitlist, you file a short pre-application online through the PHCD portal. You give household size, an income range, and contact info. PHCD runs a lottery and notifies the people it selects by mail or email. Getting selected is not a voucher. It means you made the list.
Phase 2: Full eligibility determination. When your number comes up, which can take years, PHCD reaches out for a full application. At that point you hand over:
- Government-issued photo ID for every adult in the household
- Social Security cards or documentation for all members
- Birth certificates for minors
- Proof of all income (pay stubs, tax returns, benefit letters)
- Proof of residency or local preference eligibility
- Documentation of any disability or elderly status if you are claiming a preference
PHCD then verifies your income through HUD's Enterprise Income Verification (EIV) system and runs a criminal background check. Some histories, mainly recent drug-related public housing evictions and lifetime sex offender registration, are automatic denials under 24 CFR 982.553 [6].
Get approved, and you receive a voucher with a search period, usually 60 to 120 days in Miami-Dade, to lock down a qualifying unit. Extensions happen but are not guaranteed. Miami's rental market is tight and the clock is stressful. Start hunting before the voucher lands in your hands if you can.
What kinds of rentals qualify for Section 8 in Miami?
Almost any private rental works: single-family homes, townhouses, condos, and apartments all qualify under the section 8 houses for rent rules. The unit has to meet HUD's Housing Quality Standards (HQS), pass a PHCD inspection, and carry a rent PHCD finds reasonable next to similar unassisted units nearby.
Miami-Dade units flunk HQS inspections for predictable reasons: mold (a constant in South Florida humidity), dead smoke or CO detectors, roof or plumbing leaks, broken window locks, and busted HVAC. Landlords should knock those out before the inspector shows up.
Here is what trips people up. Florida has no statewide source-of-income anti-discrimination law as of 2025. But Miami-Dade County does. Under a local ordinance, landlords in the unincorporated county and many municipalities cannot legally refuse to rent to you just because you use a voucher [7]. That protection does not travel to every Florida county, which matters if you are searching across county lines.
Our section 8 rental houses guide walks through the unit search in more detail, including HUD's locator tools and the paperwork landlords have to provide.
You can also scan listings on go section 8 and similar sites, though you should always confirm current availability with the landlord directly.
What does a landlord need to do to accept Section 8 in Miami-Dade?
A landlord who wants in works through PHCD in five steps:
1. List the unit (on PHCD's portal, GoSection8, or AffordableHousing.com) and connect with a voucher holder who wants it. 2. Complete a Request for Tenancy Approval (RFTA). The tenant brings this form to you. Both of you fill it out and return it to PHCD. 3. Pass the HQS inspection. PHCD sends an inspector. Fail, and you get a short window (often 24 hours for life-threatening items, 30 days for the rest) to fix problems and ask for a reinspection. 4. Sign a Housing Assistance Payment (HAP) contract with PHCD. This is separate from the lease and runs alongside it. Under 24 CFR 982.456, the HAP contract term generally tracks the lease term [2]. 5. Sign the lease directly with the tenant. The lease has to include HUD's required Tenancy Addendum (form HUD-52641-A), and you cannot alter it [8].
PHCD payments come by direct deposit, usually on the first of the month. PHCD pays its share; the tenant pays their piece straight to you. You need your own bank account and a W-9 on file.
Annual inspections are mandatory, and PHCD can inspect unannounced. Rent increases need PHCD approval 60 days ahead, and PHCD signs off only if the new rent stays reasonable. If you are a landlord weighing whether the program is worth the paperwork, VoucherReady's landlord kit has the RFTA, HAP contract, and Tenancy Addendum templates plus a checklist for first-timers.
Our landlord section 8 portal guide covers how to track inspections and payments online once you are in the system.
How does portability work if you want to move out of Miami-Dade?
Portability lets you carry your voucher to another PHA's turf. Under 24 CFR 982.353, a family can move to any part of the U.S. where a PHA runs the Housing Choice Voucher program [2]. When you can port depends on your history with Miami-Dade PHCD.
If you first leased up in Miami-Dade, you have to live in PHCD's jurisdiction for at least 12 months before porting out. Exceptions exist: domestic violence, disability-related moves, or cases where you lived in the receiving area right before getting the voucher. If you came to Miami-Dade as a port-in, you may be able to port again sooner.
To start, you tell PHCD in writing that you plan to move. PHCD issues a portability packet and contacts the receiving PHA. The receiving PHA then hands you a new voucher under its own payment standards and inspection rules. Miami-Dade's numbers drop away and the receiving PHA's numbers take over.
Porting into Miami-Dade works too. PHCD either absorbs an incoming voucher or bills the originating PHA, depending on its funding. Expensive markets often bill rather than absorb to protect their budget. That only affects you on paper, but ask about it.
Portability is one of the most misread parts of the program. If you are waiting on the Miami-Dade list and want to port in with a voucher from another PHA, federal rules generally allow it. Some families deliberately apply in a less competitive market to grab a voucher faster, then port to Miami-Dade later.
What are your rights as a Section 8 tenant in Miami-Dade?
Federal and local protections stack on top of each other here, and you want both.
On the federal side, 24 CFR 982 gives you a grievance process when PHCD takes an adverse action, the right to know why your voucher is being terminated, and the right to an informal hearing before any termination [6]. PHCD cannot cut your assistance without written notice and a shot at a hearing.
Locally, Miami-Dade County's source-of-income rule (Chapter 11A of the county code) makes it unlawful for a landlord to refuse to negotiate or rent to you because you hold a voucher [7]. If a landlord breaks that rule, you can file with the Miami-Dade Commission on Human Rights, generally within 180 days of the act.
Fair housing covers you fully. The Fair Housing Act of 1968 bans discrimination based on race, color, national origin, religion, sex, familial status, or disability [9]. Given Miami's demographics, national origin and familial status complaints show up often.
You can also move with your voucher once your initial lease term ends and you give proper notice, subject to the portability rules above. Your landlord cannot retaliate against you for reporting HQS violations or for using any right under the HAP contract.
One right people miss: under 24 CFR 982.310, the landlord can terminate your tenancy only for cause. They cannot evict you mid-lease just because they are done with the program [2]. They have to wait for the lease to end.
What other affordable housing programs exist in Miami-Dade besides Section 8?
With the voucher list closed, you should know the other options. Miami-Dade has several programs that can help while you wait or serve households that do not qualify for a voucher.
Public Housing. PHCD also runs traditional public housing developments across the county. That waitlist is separate from the HCV waitlist, and some developments move faster than others.
Low-Income Housing Tax Credit (LIHTC) properties. These are privately owned complexes that took tax credits in exchange for renting a share of units below market to income-qualified households. Miami-Dade has dozens. You apply directly to each property, no voucher needed, and some LIHTC properties take vouchers too.
State rental assistance. The Florida Housing Finance Corporation runs state-funded programs including the State Housing Initiatives Partnership (SHIP) program, which pushes money through county and city governments for rental help and homebuyer aid [10].
Surtax-funded properties. Miami-Dade's Affordable Housing Surtax program, paid for by a documentary stamp surtax, finances affordable rental and for-sale housing. Surtax-funded units have to serve households at or below 80 percent AMI.
Community land trusts. Several nonprofit community land trusts operate in Miami-Dade, especially in Liberty City and Overtown, offering permanently affordable homeownership and rentals.
For how federal hud housing programs tie into state and local options, HUD.gov is the place to start.
How does the Section 8 program in Miami compare to other Florida cities?
Miami-Dade runs one of the largest voucher programs in Florida, with roughly 16,000 to 18,000 vouchers under HAP contracts at any one time per HUD's Picture of Subsidized Households [11]. Broward County (Fort Lauderdale), Palm Beach County, and Orange County (Orlando) are the next largest Florida programs.
Payment standards swing hard across the state because local FMRs do. Here is a rough comparison of estimated 2-bedroom payment standards:
| Metro Area | Estimated 2 BR Payment Standard |
|---|---|
| Miami-Dade | ~$2,559 |
| Orlando (Orange County) | ~$1,700 |
| Jacksonville (Duval County) | ~$1,500 |
That spread drives a lot of portability math. Miami-Dade pays far more than Orlando or Jacksonville but less than some ultra-high-cost Florida coastal markets.
Wait times in Miami-Dade rank among the longest in the state. Some smaller Florida PHAs, especially rural ones, keep open lists with waits under two years. For a household in urgent need, applying to several open Florida lists and porting later is a legitimate move.
The federal politics around vouchers keep shifting. For changes that could hit every HCV program's funding and rules, our trump section 8 page tracks what is proposed and what is enacted.
Florida does not top up federal voucher money with meaningful state general revenue, unlike Massachusetts or California, which run their own state rental assistance on top of the federal system.
Frequently asked questions
How do I check my position on the Miami-Dade Section 8 waitlist?
Check your status online through the PHCD portal at the Miami-Dade County website, using the application number you got when you pre-applied. PHCD also mails periodic notices to confirm you still want to stay on the list. Miss a confirmation mailing and you can get dropped, so keep your mailing address current with PHCD in writing.
What is the phone number for Miami-Dade Section 8 housing?
Miami-Dade Public Housing and Community Development answers at (786) 469-4100. The main office is at 701 NW 1st Court, Miami, FL 33136. Phone waits run long. For waitlist status and document submissions, the online portal is faster and leaves a paper trail you can point to later.
Can a landlord refuse Section 8 in Miami-Dade?
No. Miami-Dade County has a source-of-income anti-discrimination rule under Chapter 11A of the county code. Landlords in the county cannot refuse to rent to someone solely because they use a housing choice voucher. You can report violations to the Miami-Dade Commission on Human Rights within 180 days of the discriminatory act.
How long is the wait for Section 8 in Miami?
There is no official published average, because it turns on when you applied, your preferences, and funding. Anecdotally, families who applied when the list last opened in the early-to-mid 2010s waited 8 to 12 years for a voucher. People who applied more recently sit further back. The list is closed now, so no new timeline applies.
What is the maximum rent Section 8 will pay in Miami-Dade?
PHCD sets payment standards off HUD's Fair Market Rents. For FY2025, estimated standards run roughly $1,839 for a studio, $2,076 for a 1-bedroom, $2,559 for a 2-bedroom, and $3,300 for a 3-bedroom. Landlords can charge above the standard, but the tenant pays the gap, and total tenant share cannot top 40 percent of adjusted income at initial lease-up per 24 CFR 982.508.
Can I use my Miami-Dade Section 8 voucher in any city?
Yes, with limits. After living in Miami-Dade's jurisdiction for at least 12 months, you can port your voucher anywhere in the U.S. where a PHA runs the Housing Choice Voucher program under 24 CFR 982.353. You notify PHCD in writing, they issue a portability packet, and the receiving PHA takes over. That PHA's payment standards and rules then apply.
What happens if my Section 8 landlord wants to sell the property in Miami?
A sale does not automatically end your lease or the HAP contract. Under the HAP contract, an incoming owner steps into the same obligations. Your lease runs its full term. If the new owner does not want to keep participating after your lease ends, they have to give proper notice. They cannot force you out mid-lease just because of a sale.
Does Miami-Dade have project-based Section 8 as well as vouchers?
Yes. Miami-Dade has both tenant-based HCV vouchers, which you carry to any qualifying unit, and project-based Section 8 assistance tied to specific properties. Project-based units often sit in HUD-assisted multifamily buildings. You apply directly to those properties rather than through the PHCD HCV waitlist. Availability varies, and some have their own separate waitlists.
Can I apply for Section 8 in Miami if I am currently homeless?
Miami-Dade PHCD lists homelessness as a preference when the waitlist opens, so homeless households rank higher in the lottery pool. While you wait, homeless individuals and families should contact the Miami-Dade Homeless Trust, which coordinates emergency shelter and rapid rehousing programs that do not require being on the Section 8 waitlist.
What disqualifies someone from receiving Section 8 in Miami-Dade?
Federal law at 24 CFR 982.553 forces PHAs to deny assistance to households where a member was evicted from federally assisted housing for drug-related activity within the last three years, or where any member is a lifetime registered sex offender. PHAs can also deny based on other criminal history. Going over the income limit (50 percent AMI) is disqualifying too.
How often does Miami-Dade PHCD inspect Section 8 units?
PHCD runs an initial HQS inspection before approving a new HAP contract, then at least one inspection a year after that. Florida's climate means inspectors watch mold, roof condition, and HVAC closely. If a tenant reports a problem, PHCD can run a special inspection anytime. Units that fail have to be fixed within set timeframes or the HAP contract can be suspended.
What is the difference between PHCD and a housing authority in Miami?
Miami-Dade County has no separate standalone housing authority. Public Housing and Community Development (PHCD) is the county department that works as the PHA for Miami-Dade. It runs both public housing properties and the Housing Choice Voucher program. Some cities, like Miami Beach, have their own separate housing authorities with distinct waitlists.
Where can I find Section 8 apartments and houses available now in Miami?
Start with the PHCD landlord listing portal on the Miami-Dade County website, GoSection8.com, and AffordableHousing.com. Try Craigslist filtered to "section 8 ok" and Facebook housing groups specific to Miami-Dade. Always confirm availability by calling the landlord directly. Thanks to Miami-Dade's source-of-income ordinance, you have legal recourse if a landlord discriminates against your voucher.
Sources
- HUD.gov, 24 CFR Part 982 Housing Choice Vouchers: The Housing Choice Voucher program is authorized under 42 U.S.C. § 1437f and governed by regulations at 24 CFR Part 982.
- eCFR, 24 CFR Part 982: Payment standard rules (24 CFR 982.508), HAP contract terms (24 CFR 982.456), portability (24 CFR 982.353), and landlord termination limitations (24 CFR 982.310) are all codified in 24 CFR 982.
- Miami-Dade County, Public Housing and Community Development: Miami-Dade PHCD administers the Housing Choice Voucher program for Miami-Dade County; the waitlist has been closed for extended periods with limited lottery-based openings.
- HUD User, FY2024 Income Limits: HUD FY2024 income limits for the Miami-Fort Lauderdale-West Palm Beach HUD Metro FMR Area set Very Low Income (50% AMI) for a 4-person household at approximately $51,650.
- HUD User, FY2025 Fair Market Rents: HUD FY2025 Fair Market Rents for the Miami-Fort Lauderdale-West Palm Beach area set the 2-bedroom FMR at approximately $2,326 per month.
- eCFR, 24 CFR 982.553: 24 CFR 982.553 requires PHAs to deny admission to lifetime sex offenders and households where a member was evicted from federally assisted housing for drug activity within three years.
- Miami-Dade County, Commission on Human Rights (Chapter 11A): Miami-Dade County Code Chapter 11A prohibits housing discrimination based on source of income, including Housing Choice Vouchers.
- HUD.gov, Tenancy Addendum form HUD-52641-A: The Housing Choice Voucher lease must include HUD's required Tenancy Addendum (form HUD-52641-A), which cannot be altered.
- HUD.gov, Fair Housing Act: The Fair Housing Act of 1968 prohibits discrimination in housing based on race, color, national origin, religion, sex, familial status, or disability.
- HUD User, Picture of Subsidized Households: HUD's Picture of Subsidized Households data shows Miami-Dade County with approximately 16,000 to 18,000 Housing Choice Vouchers under HAP contracts annually.