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    Rental and housing assistance guide: Section 8, public housing, LIHTC

    The main US housing aid programs are Housing Choice Vouchers (Section 8), public housing and Low-Income Housing Tax Credit apartments; all are run locally and demand far exceeds supply, with federal rental aid reaching about one in four eligible families.[1][2][3][4] Pandemic-era federal emergency rental assistance has ended, so emergency help now comes mainly through local programs reached via 2-1-1 and local housing agencies.[5][6]

    Editor reviewedStrict sourcingUpdated ExplainerSocial welfare, Tech policy

    This is a sourced guide to the main kinds of housing help in the US, how each works, and the official places to start. It is not legal or financial advice, and it is not a recommendation of any program or provider. Rules, income limits and rents vary by place and change over time, so check with your local housing agency or HUD before you apply.

    How this guide works: ContentLora does no hands-on testing. We did not apply for any program. Everything here comes from official program pages and government research, cited line by line, and amounts are dated.

    If you need shelter now: HUD says to dial 2-1-1 and press 6 for homeless services. Veterans can call the VA’s 24/7 line at 1-877-424-3838.[6] If you are in danger from domestic violence, call 911 or the National Domestic Violence Hotline at 1-800-799-7233.[7] In England, contact your local council, which must help if you are homeless or will be within 8 weeks.[8]

    The programs at a glance

    ProgramWhat it isWho runs itHow to start
    Housing Choice Voucher (Section 8)Subsidy for a private rental you choose; paid to the landlord[1]About 2,000 local public housing agencies[1]Apply to local agencies’ waiting lists[9]
    Public housingRental homes run by local agencies at rents low-income residents can afford[2]Some 3,300 local housing agencies[2]Written application to the local agency[10]
    LIHTC apartmentsPrivately owned units with income and rent limits[3][11]Private owners; credits awarded by state agencies[12]Find properties in HUD’s LIHTC database[13]
    Emergency helpLocal shelter and crisis services; federal pandemic aid ended[5]Local partners funded by HUD and others[6]Dial 2-1-1[6]

    Demand far exceeds supply. Section 8 vouchers and project-based assistance together serve about 4.5 million households, an estimated one in four eligible families, so most communities have waiting lists.[4]

    Housing Choice Vouchers (Section 8)

    A voucher pays part of your rent for a home you choose in the private market, with the money going straight to the landlord.[1] You usually pay about 30% of your adjusted income, sometimes up to 40%.[14] To qualify, your income generally has to be extremely low or very low for your area.[9] Waiting lists are long, so HUD suggests applying to more than one agency’s list.[15]

    Eligibility depends on income and family size against HUD income limits, generally extremely low or very low income. Applicants apply through a public housing agency (PHA) and need not live in its jurisdiction, though a PHA may require new families from outside to live there for the first 12 months.[9] Once issued, a voucher typically allows 60 to 120 days to find a unit, which must pass a health and safety inspection.[16] The PHA pays the landlord the difference between its payment standard and the family’s share. That share is usually 30% of adjusted monthly income, and can be up to 40%.[14] HUD’s directory lists PHA contacts by state.[17]

    Public housing

    About 970,000 households live in public housing, managed by some 3,300 local housing agencies with federal aid.[2] The agency decides eligibility based on annual gross income, whether the applicant is elderly, disabled or a family, and citizenship or eligible immigration status. HUD’s low-income limit is 80% of area median income and its very-low-income limit is 50%, so the cut-off differs from place to place.[10] Contact the local housing agency to apply; HUD’s directory lists them.[17]

    LIHTC apartments

    Low-Income Housing Tax Credit properties are privately owned buildings that received federal tax credits in return for keeping some units rent-restricted for lower-income households.[3] Restricted units have income limits, such as 50% or 60% of area median income, and rents capped at 30% of the applicable limit.[11] Unlike a voucher, the rent cap is tied to the unit and the area’s income limits rather than to your own income.[11] HUD’s public database shows where LIHTC properties are and their unit mix.[13]

    Emergency rental help

    Treasury’s pandemic Emergency Rental Assistance programs provided over $46 billion. The last program’s period ended on September 30, 2025, so those federal funds can no longer pay rent.[5] Treasury points renters and landlords to an interagency housing portal run by the Consumer Financial Protection Bureau for other resources.[18] For urgent needs, HUD’s advice is to dial 2-1-1.[6]

    Changes to watch

    • Work requirements. A March 2026 HUD proposed rule would let certain agencies and owners impose work requirements and time limits of at least two years on non-elderly, non-disabled families.[19]
    • Budget. The FY2027 budget request proposes more money for public housing and tenant-based vouchers but would eliminate HOME and other programs.[20]
    • Homelessness grants. HUD is shifting Continuum of Care funding from permanent housing toward transitional housing and services; see the homelessness policy tracker.[21]

    For the wider safety net, including cash and food aid, see social assistance explained. For the bigger picture on housing costs, see affordable housing explained.

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    Questions readers ask

    How do I apply for Section 8?

    Apply through a local public housing agency. HUD publishes a directory of agencies by state, and because waiting lists are long, HUD notes you may need to apply to several agencies' lists. You do not have to live in an agency's area to apply.[9][15][17]

    How much rent do I pay with a voucher?

    Usually about 30% of adjusted monthly income, and up to 40%. The housing agency pays the landlord the difference between its payment standard and your share. Exact amounts depend on your income, family size and unit.[14]

    Who qualifies for public housing?

    A local housing agency decides based on annual gross income, whether you are elderly, disabled or a family, and citizenship or eligible immigration status. HUD's low-income and very-low-income limits are 80% and 50% of area median income.[10]

    Is emergency rental assistance still available?

    The federal pandemic Emergency Rental Assistance program has ended; its last funds could not be used for renters after September 30, 2025. Treasury points renters to a CFPB-hosted portal of other resources, and HUD points people who need shelter to 2-1-1.[5][18][6]

    How do I find a LIHTC apartment?

    HUD publishes a public database of LIHTC properties with their size, unit mix and location. LIHTC units have income and rent limits, typically set as shares of area median income.[13][11]

    Will there be work requirements for housing assistance?

    In March 2026 HUD proposed a rule letting certain agencies and owners set work requirements and time limits; it was still a proposal as of CRS's September 2026 report.[19]

    Sources

    · 21 claims from 5 publishers

    Each numbered claim is a statement we checked against the sources listed with it. Tap a number in the text to see its sources in place.

    1. [1]

      The Housing Choice Voucher program (Section 8) helps low-income families, older people, veterans and people with disabilities rent in the private market, with a subsidy paid directly to the landlord; about 2,000 local public housing agencies run it with HUD funding. confirmedas of 2026-10-11

    2. [2]

      About 970,000 households live in public housing managed by some 3,300 local housing agencies, which use federal aid from HUD to house low-income residents at rents they can afford. confirmedas of 2026-10-11

      • Public Housing · U.S. Department of Housing and Urban Development (retrieved 2026-10-11)
      • Public Housing · U.S. Department of Housing and Urban Development (retrieved 2026-10-11)
    3. [3]

      The Low-Income Housing Tax Credit, created by the Tax Reform Act of 1986, is the federal government's primary tool for developing affordable rental housing; developers get credits in exchange for reserving rent-restricted units for lower-income households. confirmedas of 2025-07-11

    4. [4]

      Nearly all federal housing assistance funding comes from annual appropriations; more than half of HUD's appropriations go to maintaining assistance for about 4.5 million households in the Housing Choice Voucher and Project-Based Rental Assistance programs, which together serve an estimated one in four eligible families. confirmedas of 2026-09-25

    5. [5]

      Treasury's pandemic Emergency Rental Assistance programs provided over $46 billion; the last program's period of performance ended on September 30, 2025, so grantees can no longer use those funds to help renters. confirmedas of 2026-10-11

    6. [6]

      HUD is not a direct homeless service provider; it directs people who need shelter to dial 2-1-1 and press 6 for homeless services, and veterans to the VA's 24/7 line at 1-877-424-3838. confirmedas of 2026-10-11

      • Helping Americans · U.S. Department of Housing and Urban Development (retrieved 2026-10-11)
      • Helping Americans · U.S. Department of Housing and Urban Development (retrieved 2026-10-11)
      • Helping Americans · U.S. Department of Housing and Urban Development (retrieved 2026-10-11)
    7. [7]

      HUD directs people experiencing domestic violence who are in danger to call 911 or the National Domestic Violence Hotline at 1-800-799-7233. confirmedas of 2026-10-11

      • Helping Americans · U.S. Department of Housing and Urban Development (retrieved 2026-10-11)
      • Helping Americans · U.S. Department of Housing and Urban Development (retrieved 2026-10-11)
    8. [8]

      In England, councils must help people who are legally homeless or will become homeless within the next 8 weeks. confirmedas of 2026-10-11

    9. [9]

      Voucher eligibility depends on income and family size, and generally requires extremely low or very low income; applicants apply through a local public housing agency and need not live in its area, though the agency may require newcomers to live there for the first 12 months. confirmedas of 2026-10-11

    10. [10]

      Public housing eligibility is based on annual gross income, whether the applicant is elderly, disabled or a family, and citizenship or eligible immigration status; HUD's low-income and very-low-income limits are 80% and 50% of area median income; applications must be written. confirmedas of 2026-10-11

      • Public Housing · U.S. Department of Housing and Urban Development (retrieved 2026-10-11)
      • Public Housing · U.S. Department of Housing and Urban Development (retrieved 2026-10-11)
      • Public Housing · U.S. Department of Housing and Urban Development (retrieved 2026-10-11)
    11. [11]

      Projects must meet an income test, for example at least 20% of units for households at or below 50% of area median income, or use income averaging (at least 40% of units averaging no more than 60% of AMI, none above 80%), and keep rents at or below 30% of the applicable income limit. confirmedas of 2025-07-11

    12. [12]

      Although a federal tax incentive, LIHTC is mainly administered by state housing finance agencies, which award credits to developers. confirmedas of 2025-07-11

    13. [13]

      HUD describes LIHTC as the most important resource for creating affordable housing in the US and maintains a public database of LIHTC properties. confirmedas of 2026-10-11

      • LIHTC Database · HUD User (HUD Office of Policy Development and Research) (retrieved 2026-10-11)
      • LIHTC Database · HUD User (HUD Office of Policy Development and Research) (retrieved 2026-10-11)
    14. [14]

      Under vouchers, the tenant's share is usually 30% of adjusted monthly income but can be as high as 40%; the agency pays the landlord the difference between its payment standard and the tenant's share. confirmedas of 2026-10-11

    15. [15]

      Because demand is high and waiting lists are long, HUD notes applicants may need to join several housing agencies' waiting lists. confirmedas of 2026-10-11

    16. [16]

      Once issued, a voucher typically allows 60 to 120 days to find a unit, which must pass a health and safety inspection. confirmedas of 2026-10-11

    17. [17]

      HUD publishes a directory of local public housing agency contacts by state. confirmedas of 2026-10-11

    18. [18]

      Treasury points renters and landlords to an interagency housing portal hosted by the Consumer Financial Protection Bureau for other rental assistance resources. confirmedas of 2026-10-11

    19. [19]

      In March 2026, HUD proposed a rule letting certain housing agencies and owners set work requirements and time limits in public housing, vouchers and project-based assistance; time limits could not be shorter than two years and would apply only to non-elderly, non-disabled families. confirmedas of 2026-09-25

    20. [20]

      The FY2027 request would eliminate programs that received about $9.1 billion in FY2026, including the Community Development Fund (CDBG) and HOME, while proposing increases for the Public Housing Fund and tenant-based rental assistance. confirmedas of 2026-04-30

    21. [21]

      The FY2025 and FY2026 CoC funding notices shifted priorities toward treatment and recovery and required participation in services, made less money available to renew existing grants (mostly permanent housing), and prioritized new transitional housing and supportive services projects. confirmedas of 2026-09-25

    Revision history (1)
    1. Page created.

    Created Oct 11, 2026. Last reviewed by an editor on Oct 11, 2026. Next scheduled review: Jan 15, 2027.

    Cite this page

    "Rental and housing assistance guide: Section 8, public housing, LIHTC." ContentLora, updated Oct 11, 2026. https://contentlora.com/explain/rental-assistance-guide

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