Section 8 Income Limits Explained (2026)
Section 8 income limits are set by HUD for each area as percentages of area median income. Most families must be very low income (generally 50% of area median income), and most new admissions must go to extremely low-income families. The limits matter at admission; once in the program, your rent share is usually about 30% of adjusted income. State and local laws add their own rules; see the "Section 8 and eviction records" page for your state on this site.
What the law says
- To be eligible, a family must be very low income (generally 50% of area median income), or low-income (generally 80% of area median income) and meet an additional criterion, such as being continuously assisted under a 1937 Housing Act program or being displaced by a mortgage prepayment. HUD, HCV Program Guidebook: Eligibility Determination and Denial of Assistance (November 2019)
- Each PHA must ensure that 75 percent of its admissions in each PHA fiscal year are families with incomes at or below the extremely low-income (ELI) limit; a lower share is permitted only with HUD approval. HUD, HCV Program Guidebook: Eligibility Determination and Denial of Assistance (November 2019)
- Extremely low-income means incomes at or below the very low-income threshold (50% of area median income) and not above the higher of the federal poverty line or 30% of area median income; this definition took effect July 1, 2014. HUD, HCV Program Guidebook: Eligibility Determination and Denial of Assistance (November 2019)
- PHAs do not calculate the ELI limit themselves; HUD publishes ELI limits annually on HUD USER. HUD, HCV Program Guidebook: Eligibility Determination and Denial of Assistance (November 2019)
- The household's annual income must not exceed the HUD income limit for the jurisdiction where the family leases a unit; this requirement applies only at the time of admission. HUD, HCV Program Guidebook: Eligibility Determination and Denial of Assistance (November 2019)
- An applicant family that moves to another PHA's area under portability must meet the receiving PHA's income limits; income eligibility is not re-determined when a participant family moves. HUD, HCV Program Guidebook: Moves and Portability
- HUD tells applicants to check the HUD income limits for their location to see whether their income qualifies. HUD, Housing Choice Vouchers: Information for Tenants
- Your family rent portion is usually 30% of your adjusted monthly income, but it may be as high as 40%; the PHA pays the landlord the difference between the payment standard and your portion. HUD, Housing Choice Vouchers: Information for Tenants
- When a family first receives assistance for a unit whose gross rent exceeds the payment standard, the family share may not exceed 40 percent of the family's monthly adjusted income. HUD, HCV Program Guidebook: Housing Search and Leasing (June 2025)
- Tenants pay a minimum rent set by the PHA, typically $25 to $50 per month; a family facing financial hardship can request an exemption, and the PHA must suspend the minimum rent starting the month after the request. HUD, Housing Choice Vouchers: Information for Tenants
FAQ
What are the Section 8 income limits for my area in 2026?
HUD sets income limits by location and family size and publishes them on HUD USER. Check the HUD income limits for your county or metro area, or ask your local PHA.
Does my income still matter after I get a voucher?
The income limit applies at admission. After that, your income affects your rent share, and you must report changes and complete a yearly review.
What does extremely low income mean?
Income at or below 50% of area median income and not above the higher of the federal poverty line or 30% of area median income.
How much rent will I pay with Section 8?
Usually 30% of your adjusted monthly income, though it can reach 40%. If you pick a unit above the payment standard, you pay the difference.
What if my income goes down?
HUD says you can request a rent recalculation if your income decreases, and you must report changes in income or household members to the PHA.
Do I have to meet the income limit again if I move to another area?
Applicant families moving under portability must meet the receiving area's limits; participant families are not re-checked for income eligibility when they move.
Related
- Do I Need a Lawyer for an Eviction?
- The Fair Housing Act: Your Rights Against Housing Discrimination
- How to Apply for Section 8: Eligibility, Waitlists and Income Limits
- Can a Section 8 Tenant Be Evicted? Rules and Notices
- Section 8 Inspection: What Inspectors Check (NSPIRE)
- Renting to Section 8 Tenants: Rules for Landlords
- Section 8 Payment Standards and Fair Market Rent Explained
- Moving With a Section 8 Voucher (Portability): How It Works
- Can You Lose Your Section 8 Voucher? Reasons and Hearings
- What Are Squatters' Rights?
- What Is a Security Deposit?
- Landlord-Tenant Law by state
General legal information, not legal advice. Laws change and local rules can differ; check the linked official source or talk to a lawyer about your situation.