Federal and state housing assistance programs help low-income households pay rent, access affordable public housing, and cover emergency costs when housing stability is at risk. The largest is the Housing Choice Voucher Program — commonly called Section 8 — which subsidizes rent in private market housing. Public housing, emergency rental assistance, and programs specifically designed for seniors and people with disabilities fill additional roles. This page explains how the main programs work, who qualifies, and how to get on the path to assistance.
Section 8: Housing Choice Vouchers
The Housing Choice Voucher Program, administered by the Department of Housing and Urban Development (HUD) through local Public Housing Authorities (PHAs), is the largest federal rental assistance program. Vouchers subsidize rent in privately owned housing — the recipient pays roughly 30% of their adjusted gross income toward rent, and the voucher covers the remainder up to a local payment standard. Participants can use vouchers to rent virtually any apartment or house that meets basic safety standards and where the landlord agrees to participate.
How Vouchers Work
When you receive a voucher, you find housing in the private market — any unit where the landlord agrees to participate and the rent is within the payment standard set by your local PHA. You pay 30% of your adjusted gross income toward rent and utilities. The voucher covers the difference between your contribution and the actual rent, up to the local payment standard. If you find a unit priced below the payment standard, your share stays the same. If the rent exceeds the standard, you must pay the difference — which can make higher-cost units unaffordable even with a voucher in expensive markets.
Waiting Lists
The single most important fact about Section 8 is that demand far exceeds supply. Most PHAs have waiting lists measured in years — the national average wait for a Housing Choice Voucher is roughly two to three years, and in high-cost cities like Los Angeles or New York, waits can extend to five to ten years or more. Many PHAs have closed their waiting lists entirely because they have more applicants than they expect to reach within a reasonable time. Getting on waiting lists as early as possible — including lists in areas you might be willing to move to — is the most important practical step. Check HUD’s resource locator to find PHAs in your area and their current wait list status.
Priority and Eligibility
To qualify for a Housing Choice Voucher, household income must be below 50% of the area median income (AMI), and federal rules require that at least 75% of new vouchers each year go to households below 30% AMI. PHAs set their own preferences within these requirements. Common priority groups include households experiencing homelessness, veterans, victims of domestic violence, and households displaced by natural disasters or government action. Residency preferences — prioritizing applicants who already live or work in the PHA’s jurisdiction — are common. Criminal history screening policies vary significantly by PHA.
Public Housing and Other Rental Programs
Public housing — apartment complexes and housing developments owned and operated by local housing authorities — offers income-based rents in government-owned units. It serves a similar population as the voucher program but operates differently, and in some areas has shorter wait times.
Public Housing
In public housing, you live in a unit owned by the housing authority and pay rent equal to 30% of your adjusted gross income, with a minimum rent that varies by location. The housing authority handles maintenance and management. Public housing developments vary enormously in quality, size, and location — from large urban high-rises to small rural complexes. Waiting times also vary widely. To apply, contact your local PHA directly. The income limits and eligibility rules are similar to the voucher program, and some households are on waiting lists for both simultaneously to improve their chances of receiving assistance sooner.
Emergency Rental Assistance
Emergency rental assistance (ERA) programs provide short-term help for households at risk of eviction or housing instability. These programs are typically funded through a combination of federal allocations (including funds appropriated during the COVID period that some states continue to spend) and state or local government funds. Eligibility usually requires demonstrated financial hardship, risk of housing instability, and income at or below 80% of area median income — higher than the thresholds for Section 8 or public housing. ERA is intended as a bridge, not long-term subsidy. Availability and funding vary dramatically by location. The 211 helpline or your local community action agency can direct you to programs currently accepting applications.
Section 202 and Housing for Seniors
HUD’s Section 202 Supportive Housing for the Elderly program funds the construction and operation of affordable housing specifically for very low-income seniors (62 and older). Residents pay 30% of their income in rent, and the units are designed or adapted for aging in place, often with on-site services. Wait lists for Section 202 properties can also be long, but they serve an age-specific population and may move faster in some locations. To find Section 202 housing near you, use the HUD Resource Locator at resources.hud.gov and filter by senior housing. Area Agencies on Aging can also identify local options and sometimes maintain their own waiting list referral services.
Home Repair Assistance and Other Programs
For homeowners — particularly low-income seniors and rural households — several programs provide grants or low-interest loans for repairs that make a home safe, accessible, or livable. These programs are often underused because homeowners do not know they exist.
USDA Section 504 Home Repair
The USDA’s Section 504 Home Repair program provides loans and grants to very low-income homeowners in rural areas. Loans of up to $40,000 can fund major repairs and improvements. Grants of up to $10,000 are available specifically to homeowners 62 and older to remove health and safety hazards. Unlike many programs, grants do not have to be repaid unless the property is sold within three years. “Rural” under USDA definitions includes many small towns and suburban communities — the USDA eligibility maps show whether a specific address qualifies. Applications go through your local USDA Rural Development office.
State and Local Home Repair Programs
Many states operate their own home repair programs, often administered through Community Development Block Grant (CDBG) funds or state housing finance agencies. These may cover weatherization, accessibility modifications (ramps, grab bars, widened doorways), roof repair, plumbing and electrical hazards, or lead paint remediation. Local governments and nonprofits also run rehabilitation programs in many communities, sometimes specifically targeting owner-occupied homes in targeted neighborhoods. The scope and income limits vary widely. Your local community action agency or Area Agency on Aging is usually the best starting point for identifying what is available in your area.
How to Find Housing Help
The HUD Resource Locator at resources.hud.gov lets you search for public housing authorities, HUD-approved housing counselors, Section 202 properties, and other HUD-assisted housing by location. HUD-approved housing counselors provide free advice on rental assistance options, eviction prevention, and homeowner programs — this service costs nothing and can save significant time. Calling 211 connects you to a referral service with knowledge of local programs, including emergency assistance funds that are not listed in any national database. Your state housing finance agency’s website is also worth checking for homeowner and renter programs with state funding.
Who This Page Is For
- Low-income renters on limited budgets who are spending more than 30% of income on housing costs
- Seniors looking for affordable housing options designed for aging in place
- Families facing eviction or housing instability who need emergency rental help
- Low-income homeowners in rural areas who need repairs but cannot afford them
- Anyone who has never explored housing assistance because the wait lists seem too long — getting on a list early is the only way to eventually receive a voucher
What to Do Next
- Find your local Public Housing Authority through the HUD Resource Locator at resources.hud.gov and ask about both the Housing Choice Voucher waiting list and public housing applications
- Get on as many waiting lists as you are eligible for — applying costs nothing, and being on multiple lists (including in nearby areas) reduces how long you wait
- Call 211 or contact your local community action agency to ask about emergency rental assistance — ERA programs have higher income limits than Section 8 and may be able to help immediately
- If you are a senior or have a disability, contact your local Area Agency on Aging — they can identify Section 202 housing, state senior housing programs, and home repair assistance not listed in national databases
- Use the Benefits Finder tool to check what other programs you may qualify for alongside housing assistance
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