Last updated 2026-07-10
TL;DR
To qualify for Section 8 (Housing Choice Vouchers), your household income must be at or below 50% of your area's median income, and at least 75% of vouchers at each housing authority must go to households at or below 30% of AMI. You also need to be a U.S. citizen or eligible noncitizen, pass a background check, and apply through your local Public Housing Authority.
What are the qualifications for section 8 housing?
Four gates stand between you and a Section 8 voucher: income limits, citizenship or eligible immigration status, a background screen, and a complete application to an open waitlist. Clear all four and you're eligible. Miss one and most PHAs deny you outright, though a few run appeals.
The Housing Choice Voucher program is run by local Public Housing Authorities (PHAs) under rules HUD sets and codifies at 24 CFR Part 982. HUD writes the floor. Your PHA decides how much stricter to be on top of it.
Income is the biggest gate by far. Your total gross annual household income has to fall at or below 50% of your Area Median Income (AMI) for your family size. HUD publishes those limits every year by county and metro area at [1]. Most vouchers go to households far lower on the scale: federal law requires that 75% of new vouchers each year go to families at or below 30% of AMI [2].
Citizenship status is the second gate. At least one member of the household must be a U.S. citizen or a "qualifying noncitizen" as defined in 24 CFR 5.506 [3]. Households with mixed status (some citizens, some not) can still receive prorated assistance based on the eligible members.
The third gate is a conduct and background screen. Most PHAs check for recent drug-related criminal history, certain violent crimes, and prior evictions from federally assisted housing. Rules vary a lot because HUD sets floors, not ceilings, so a housing authority in Memphis can be stricter or more lenient than one in Chattanooga.
The fourth gate is logistics. You have to submit an application during an open waitlist period and hand over documentation. Many waitlists open for only a few days, then close again for years. We cover that process under the application section below.
How do income limits for section 8 work?
HUD calculates AMI for every county and metro area in the country each year. For the Housing Choice Voucher program, two thresholds matter: 50% of AMI (the eligibility ceiling) and 30% of AMI (the priority threshold, sometimes called "extremely low income") [2].
Family size changes everything. A single person and a family of four in the same city face different limits. Here's a simplified illustration using approximate FY2024 HUD limits for a few Tennessee metros, so you can watch the math scale:
| Area | 1-person 50% AMI | 4-person 50% AMI | 1-person 30% AMI | 4-person 30% AMI |
|---|---|---|---|---|
| Nashville-Davidson (TN) | ~$38,850 | ~$55,450 | ~$23,300 | ~$33,250 |
| Memphis, TN-MS-AR | ~$28,800 | ~$41,100 | ~$17,300 | ~$24,650 |
| Chattanooga, TN-GA | ~$31,900 | ~$45,600 | ~$19,150 | ~$27,350 |
These figures come from HUD's FY2024 income limits dataset [1] and round to the nearest $50. Pull the current-year limits from HUD's income limits tool before you assume your number is right. Limits change every spring.
HUD counts almost every source of money as income: wages, self-employment net income, Social Security and SSI benefits, unemployment, child support, alimony, even some asset income. The exclusions are narrower: earned income of minor children, certain adoption assistance, and a handful of others listed in 24 CFR 5.609 [4]. If you're self-employed or your income bounces around, PHAs usually average your last 12 months or use your prior-year tax return.
Seniors and people with disabilities get certain deductions before the PHA calculates "adjusted income" for rent. But eligibility itself runs on gross income. That distinction trips people up, so hold onto it.
Do you have to be a U.S. citizen to qualify for section 8?
No, but the rules are specific. Under 24 CFR 5.506, eligible noncitizen categories include lawful permanent residents (green card holders), refugees, asylees, and several other protected immigration statuses [3]. Undocumented immigrants are not eligible.
For mixed-status families, the PHA prorates the assistance. If two of four household members are eligible citizens and two are not, the subsidy covers roughly half what a fully eligible household would get. The family pays a larger share of rent.
Every household member who claims eligible status has to sign a declaration and, in most cases, provide documentation like a passport, birth certificate, or immigration document. HUD verifies citizenship through the Systematic Alien Verification for Entitlements (SAVE) system. Don't fudge this. Fraud in a federal housing program is a felony under 18 U.S.C. § 1001 and can bring repayment demands plus criminal charges.
What criminal history disqualifies you from section 8?
Federal law has two mandatory permanent bars: lifetime sex offender registration and methamphetamine manufacture on federally assisted housing premises [5]. Both are automatic. PHAs have zero discretion here.
Beyond those two, PHAs have wide latitude. HUD's 2016 guidance pushed PHAs to drop blanket criminal-history bans and use individualized assessments that weigh the nature of the offense, how long ago it happened, and evidence of rehabilitation. That guidance is not binding regulation, so what you actually face depends on which PHA you're dealing with.
Common PHA-level bars: recent drug convictions (typically within 3 to 5 years), violent felonies inside a set lookback window, and prior terminations from federal housing programs for drug-related activity. Some PHAs run credit checks too, though that's less common.
If a PHA denies you over criminal history, you have the right to request an informal hearing. Bring documentation: letters from a parole officer, proof of completed treatment, employer letters. These hearings do sometimes reverse the initial denial.
For Tennessee-specific programs, check the Tennessee Housing Development Agency (THDA) and your local PHA directly. Their administrative plans, which PHAs must maintain and make public, spell out exactly which offenses trigger denial and what lookback periods apply.
Are there other eligibility factors beyond income and citizenship?
Yes, a few more that trip people up.
Family composition: The HCV program defines "family" broadly. It covers single individuals, couples without children, families with children, elderly households (at least one person 62 or older), and households where the head, co-head, or spouse has a disability. You do not need children to qualify, despite a myth that refuses to die [2].
Social Security Number: All household members who claim eligible status need an SSN or proof they've applied for one. This is required under 24 CFR 5.216 [12].
Prior program history: If you were evicted from federally assisted housing for drug-related activity, or you owe money to a PHA from a prior tenancy (unpaid rent, damages beyond normal wear), most PHAs will deny you. Some offer repayment agreements that let people reestablish eligibility after clearing the balance.
Student status: Full-time students who don't live with parents, aren't veterans, and meet certain other conditions may be ineligible or get reduced benefits. The rules here are genuinely complicated and got tightened in 2005. If this applies to your household, read 24 CFR 5.612 or talk to a HUD-approved housing counselor.
Residency: Some PHAs give preference to current residents of their jurisdiction. The Memphis Housing Authority, for example, has historically favored city residents. Living outside the area doesn't disqualify you, but it can push you much further down the waitlist. See how preferences work by checking open waiting lists at local PHAs or resources like open section 8 waiting lists.
How do section 8 qualifications differ by state and city?
The federal floors are identical everywhere: 50% AMI income limit, citizenship rules, the two mandatory criminal bars. Everything above those floors is PHA discretion, and the variation is huge.
In Tennessee, the biggest urban PHAs run differently from each other. The Memphis Housing Authority (MHA) administers vouchers in Shelby County and has kept a long waitlist, sometimes closed for years at a stretch. The Chattanooga Housing Authority covers Hamilton County and nearby areas. Both operate under THDA's state program framework but set their own administrative plans, preferences, and screening criteria.
For section 8 housing in Memphis, TN, MHA has applied local preferences that move current city residents and certain veterans up the queue. Applicants from outside the city can still apply but often wait longer. Contact MHA directly to get the current waitlist status, because it changes.
For section 8 housing in Chattanooga, TN, the Chattanooga Housing Authority similarly favors local residents and veterans. Its administrative plan, a public record, lays out the criminal lookback periods it uses and the documentation it requires.
What doesn't change by location: the federal income limit tiers (though the dollar amounts differ by AMI), the citizenship rules, the two mandatory permanent disqualifications, and your right to an informal hearing if denied.
The housing authority page on this site has more on how individual PHAs operate and how to find your local office.
How do you actually apply for section 8?
Applications go through the local PHA for the area where you want to live, not through HUD. HUD doesn't take applications. Find your PHA using HUD's PHA locator at hud.gov [7].
The hardest part of applying is timing. Most waitlists are closed most of the time. When one opens, PHAs announce it on their websites, at local social service agencies, and sometimes through lotteries. You often have only a few days to apply. Being on one closed waitlist doesn't stop you from applying to others, and plenty of people apply to several PHAs at once.
When a waitlist opens, here's what you'll typically need:
- Proof of identity for all household members (government-issued ID, birth certificates)
- Social Security cards or proof of application
- Proof of current income (pay stubs, benefit award letters, tax returns)
- Immigration documents if applicable
- Disclosure of any criminal history (lying is worse than the conviction in most cases)
- Current address and contact information
After you apply, you get a spot on the waitlist. How long you wait depends on the PHA's funding, how many vouchers it holds, local preferences, and random chance if the PHA used a lottery to build the list. National wait times run from under a year to over a decade. HUD's most recent survey found a median wait around 18 months, but with enormous variation, and nobody has clean data across all PHAs [8].
Once you reach the top of the list, you go through formal eligibility verification, sign more paperwork, and get a voucher with a search deadline (typically 60 to 120 days). Then you find a unit, get it inspected, and sign a lease. For a fuller picture, see our overview of the section 8 program.
What preferences move you up the section 8 waitlist faster?
PHAs can create local preferences that bump certain applicants ahead of others on the waitlist. These are not eligibility requirements. They don't get you on the list, but they can shorten your wait dramatically.
Common preferences: veterans and active-duty military families, households experiencing homelessness, residents displaced by government action or natural disaster, current residents of the PHA's jurisdiction, working families (at least one adult employed or in job training), and households with a member who has a disability.
Not every PHA uses all of these. Some use none. The preferences a PHA applies are spelled out in its Administrative Plan, which you can request or often find on its website.
If you qualify for a preference, document it up front. Bring your DD-214 (military), a homelessness verification letter from a shelter, or your employer's letter. PHAs don't always ask for preference documentation at application time, but they'll need it when you reach the top of the list. Can't document it then? You may lose the placement.
For how preferences fit into the program, the housing section 8 program overview explains preference categories in more detail.
What happens if your income changes after you qualify?
Report it. The rules at 24 CFR 982.516 require families to report income changes, and most PHAs run annual recertifications where your income gets reviewed [9]. If your income climbs a lot, your share of the rent climbs too. If it rises above the 80% AMI threshold, the PHA can terminate assistance after a reasonable transition period.
If income drops, your share drops. This is one of the program's best features: rent is a percentage of income (typically 30% of adjusted income), so if you lose a job, your rent contribution falls instead of your housing vanishing.
Failing to report income changes counts as fraud. PHAs cross-check reported income against SSA records, IRS data, and state wage records through HUD's Enterprise Income Verification (EIV) system. Discrepancies trigger audits. If a PHA finds unreported income, it will pursue repayment of the overpaid subsidy and may terminate assistance.
If you're a landlord trying to understand how tenant income changes hit your payments, the rental assistance section walks through how PHAs calculate and adjust Housing Assistance Payments.
Are seniors and people with disabilities treated differently under section 8?
Yes, in a few real ways.
Income deductions: When calculating adjusted income (which sets your rent share), elderly households (head, co-head, or spouse is 62+) and disabled households get a $400 deduction from annual income. Medical expenses above 3% of annual income are also deductible for these households. These deductions lower rent contributions but don't move eligibility thresholds [4].
Reasonable accommodation: Under the Fair Housing Act and Section 504 of the Rehabilitation Act, PHAs must make reasonable accommodations for people with disabilities. That can mean extending the voucher search period, allowing a live-in aide, or approving a larger unit than bedroom-size standards would normally allow.
No age or disability bars: PHAs cannot deny eligibility solely because of age or disability status. These are protected characteristics.
For seniors, the Section 8 program is separate from Section 202 (Supportive Housing for the Elderly), a different HUD program with its own eligibility. Looking for senior-specific options? See the low income senior housing article.
VoucherReady has a free eligibility checker to help you figure out which programs might fit before you spend time applying to the wrong waitlists.
What disqualifies you from section 8 permanently versus temporarily?
Two things disqualify you permanently by federal statute, with no PHA discretion allowed:
1. Conviction for methamphetamine manufacture on the premises of federally assisted housing [5]. 2. Current listing on any state's lifetime sex offender registry.
Everything else is, at least in theory, temporary or reviewable. Criminal history disqualifications usually carry lookback windows (3 years, 5 years) set by the individual PHA. Debts to PHAs can sometimes be cleared through repayment agreements. Prior evictions from federal housing may carry a multi-year waiting period before you can reapply.
Denied? You have the right to request an informal hearing within the timeframe stated in your denial letter (usually 10 to 14 days). That hearing is with someone at the PHA who wasn't part of the original decision. Come prepared with documentation. These hearings are your best shot at reversal, but you have to move fast.
If you're still denied after the hearing, your options are to reapply once the disqualifying period passes, apply to a different PHA with looser standards, or get help from a local legal aid organization. The National Housing Law Project maintains resources on tenant rights in this area (nhlp.org).
How do landlords qualify to accept section 8 vouchers?
Landlords don't face the same eligibility screens tenants do, but they do have requirements. The unit has to pass a HUD Housing Quality Standards (HQS) inspection before a lease starts and at annual reinspections. The rent has to sit at or below the Payment Standard the PHA sets (based on Fair Market Rents HUD publishes each year). And landlords sign a Housing Assistance Payments (HAP) contract with the PHA [11].
No federal law forces landlords to accept vouchers, though many states and cities have passed source-of-income protection laws that ban voucher discrimination. Tennessee has no statewide source-of-income protection as of 2025, so landlords in Memphis and Chattanooga can legally decline voucher holders.
For landlords weighing the decision, the business case usually comes down to guaranteed partial payment from the PHA, a bigger applicant pool, and lower vacancy risk in soft markets. The friction points are the initial inspection timeline and the paperwork for new tenants.
Our landlord kit covers the full documentation process, inspection prep, and HAP contract basics for owners who want to start accepting vouchers. To understand how hud housing rules work from the owner side, that article covers the property-side requirements in detail.
Frequently asked questions
What are the qualifications for section 8 housing?
You need household income at or below 50% of Area Median Income for your family size, at least one U.S. citizen or eligible noncitizen in the household, no disqualifying criminal history (mandatory bars are lifetime sex offender status and meth manufacture on federal housing premises), and a complete application submitted during an open waitlist period. Income is calculated using HUD's annual limits, which vary by county.
What is the maximum income to qualify for section 8?
The ceiling is 50% of Area Median Income (AMI) for your household size and location, as published by HUD each spring. However, 75% of vouchers by law must go to households at or below 30% AMI. For a family of four in Memphis, TN, the 50% AMI limit was approximately $41,100 in 2024. Always check the current year's limits at HUD's income limits tool since they update annually.
Does section 8 check your credit score?
HUD does not require credit checks for voucher eligibility. Some individual PHAs run credit checks as part of their screening, but most focus on income verification, criminal history, and prior PHA debts rather than credit scores. Even if a PHA checks credit, a low score alone rarely results in denial. Check your specific PHA's Administrative Plan to know what they screen.
Can you get section 8 with a felony on your record?
Possibly, depending on the offense and how long ago it occurred. The two permanent federal bars are lifetime sex offender registration and meth manufacture on federal housing premises. Other felonies are subject to individual PHA rules, which set their own lookback windows (often 3 to 5 years). If denied, you have the right to request an informal hearing, and evidence of rehabilitation can matter significantly.
How long is the section 8 waiting list?
It varies enormously. HUD's survey data suggests a median national wait of roughly 18 months, but many large-city waitlists run 3 to 10 years or longer. Memphis and Chattanooga PHAs have historically had long waitlists that close frequently. Applying to multiple PHAs at the same time is legal and common. Being on a closed waitlist means you cannot add your name until it reopens.
Can a single person qualify for section 8?
Yes. The Housing Choice Voucher program defines "family" to include single individuals of any age. You don't need children or a partner to apply. A single person just has to meet the income limits for a one-person household (which are lower in dollar terms than multi-person limits), pass citizenship and background screens, and apply through a local PHA with an open waitlist.
What documents do you need to apply for section 8?
Typical required documents include: government-issued photo ID for all adult household members, birth certificates for children, Social Security cards or proof of application, recent pay stubs or benefit award letters proving income, immigration documents if applicable, and contact information for current and prior landlords. Some PHAs ask for tax returns. Gather these before a waitlist opens because application windows can be very short.
What are section 8 qualifications in Tennessee specifically?
Federal income limits, citizenship rules, and criminal bars apply statewide. Above those floors, each PHA sets its own rules. The Tennessee Housing Development Agency (THDA) administers a state-level voucher program alongside city PHAs in Memphis, Nashville, and Chattanooga. Local preferences often favor current city residents, veterans, and households experiencing homelessness. Check THDA.org and your local PHA's Administrative Plan for jurisdiction-specific screening criteria.
How do I apply for section 8 housing in Memphis, TN?
Applications go through the Memphis Housing Authority (MHA). Visit the MHA website or call their office to check whether the waitlist is open, since it closes frequently. When open, you apply online or in person with income documentation, IDs, and Social Security information. MHA gives preference to Memphis city residents and veterans, which can shorten wait times compared to out-of-area applicants.
How do I apply for section 8 in Chattanooga, TN?
Applications go through the Chattanooga Housing Authority (CHA). Check CHA's website for waitlist status. When the list opens, apply with full household documentation: income proof, IDs, SSNs, and any applicable immigration documents. CHA uses local residency preferences and veteran preferences. Their Administrative Plan, available on their website, spells out exactly what criminal history lookback periods and screening criteria they apply.
Can noncitizens qualify for section 8?
Eligible noncitizens can qualify, including lawful permanent residents, refugees, asylees, and several other protected immigration statuses defined in 24 CFR 5.506. Undocumented immigrants are not eligible. Mixed-status households (some eligible, some not) can receive prorated assistance based on the eligible members. All household members claiming eligible status must provide documentation, which HUD verifies through the SAVE system.
Does section 8 cover the full rent?
No. The PHA pays a Housing Assistance Payment (HAP) to the landlord, which covers the difference between 30% of your adjusted household income and the Payment Standard set by the PHA. You pay 30% of your adjusted income directly to the landlord. If you choose a unit with rent above the Payment Standard, you pay the difference, which can push your out-of-pocket share above 30%. PHAs cap how much over the standard you can go.
What is the difference between section 8 and public housing eligibility?
Both programs use similar income limits (50% AMI ceiling), citizenship rules, and background screens. The key difference is how housing is delivered. Public housing puts you in a PHA-owned unit. Section 8 vouchers let you rent from a private landlord, giving you far more choice of location and unit type. Vouchers are generally preferred because of that flexibility, which is also why their waitlists tend to be longer.
Can you lose your section 8 voucher after you get it?
Yes. A voucher can be terminated for: failing to report income changes, lease violations that result in eviction, moving without PHA approval, failing to pass annual recertification, drug-related criminal activity, or allowing unauthorized occupants to live in the unit. The PHA must give written notice and you have the right to an informal hearing before termination takes effect. Keeping your PHA informed of changes is the single best way to protect your voucher.
Sources
- HUD, FY2024 Income Limits Documentation System: HUD publishes annual Area Median Income limits by county and metro area; the 50% AMI threshold is the eligibility ceiling for the Housing Choice Voucher program.
- Code of Federal Regulations, 24 CFR Part 982: The Housing Choice Voucher program requires 75% of new vouchers each year to go to families at or below 30% of AMI; "family" includes single individuals and households without children.
- Code of Federal Regulations, 24 CFR 5.506: Eligible noncitizen categories for HUD programs include lawful permanent residents, refugees, asylees, and other protected immigration statuses.
- Code of Federal Regulations, 24 CFR 5.609 and 5.611: Income inclusions and exclusions for HUD programs; elderly and disabled households receive a $400 annual income deduction and can deduct qualifying medical expenses.
- U.S. Code, 42 U.S.C. § 13663 and § 13661: Lifetime sex offender registration and methamphetamine manufacture on federally assisted housing premises are mandatory permanent bars from the Housing Choice Voucher program.
- HUD, PHA Contact Information: HUD maintains a PHA locator tool for finding the local housing authority in any jurisdiction.
- HUD, Worst Case Housing Needs 2023 Report to Congress: HUD survey data on housing needs and voucher wait times; median national wait estimated at approximately 18 months with significant variation by PHA.
- Code of Federal Regulations, 24 CFR 982.516: Families must report income and household composition changes to the PHA; PHAs must conduct annual recertifications.
- Code of Federal Regulations, 24 CFR Part 982: Full regulatory framework for the Housing Choice Voucher program including eligibility, payment standards, HQS inspections, and HAP contracts.
- Code of Federal Regulations, 24 CFR 5.216: All household members claiming eligible immigration or citizenship status must provide a Social Security Number or proof of application.