Housing Choice Vouchers (Section 8)

Guide last updated: April 17, 2026. Hazard class: housing security. Civic education by a Concerned Parent.

The short version

The Housing Choice Voucher Program (commonly called "Section 8") provides rental subsidies to low-income households. The household pays roughly 30% of their income toward rent; the voucher pays the rest, up to a local payment standard. Vouchers are "portable" — you generally choose your own landlord and apartment. Waitlists are long. In Illinois, refusing to rent to a voucher holder is source-of-income discrimination and illegal.

How the voucher program works

Three parties

Rent split

The tenant pays approximately 30% of household adjusted income toward rent. The PHA pays the difference between the tenant's portion and the contract rent, up to the PHA's payment standard for the unit size and location.

Inspection

The unit must pass Housing Quality Standards (HQS) inspection before the voucher can be used. Re-inspections happen at least annually.

Who qualifies

Getting a voucher

Waitlists

Vouchers are in extremely high demand. Waitlists are long — often 5-10 years in Chicago and Cook County. Some PHAs have closed waitlists, opening them briefly when funding allows. Check multiple PHAs in your area.

Priority/preference

Many PHAs give priority to:

Application

Apply at each PHA separately. Chicago Housing Authority (CHA) — thecha.org. Housing Authority of Cook County (HACC) — thehacc.org. Illinois Housing Development Authority administers other programs statewide.

Using a voucher

Housing search

After being offered a voucher, the tenant generally has 60-120 days to find a unit that meets program requirements. Extensions are possible.

Landlord participation

The landlord must agree to participate in the program and to the HUD contract terms. Illinois and Chicago prohibit source-of-income discrimination — a landlord cannot refuse to rent solely because the applicant has a voucher.

Inspection and approval

The unit must pass HQS inspection and be approved by the PHA. Rent must be reasonable compared to comparable unassisted units.

Execution

The tenant signs a lease with the landlord. The PHA signs a Housing Assistance Payments (HAP) contract with the landlord. Both are required.

Portability

Vouchers are portable between PHAs in most cases. A family with a voucher from CHA can move to another jurisdiction served by another PHA, subject to some conditions. This is how the Moving to Opportunity research was structured — vouchers were intended as tools for residential choice.

Recertification and changes

Voucher holders must recertify annually — updated income, family composition, and other factors. Between recertifications, tenants must report specific changes:

Failure to report changes that the PHA later discovers can result in termination.

Termination — when and how

Voucher holders can lose their voucher for:

Due process

Before termination, the PHA must provide written notice stating the reason and an opportunity for an informal hearing. At the hearing, you can present evidence, witnesses, and be represented by an advocate or attorney. Many termination notices are reversed at hearing when the tenant presents context (hospitalization, family emergency, etc.).

VAWA protections

The Violence Against Women Act protects voucher holders from termination or eviction based on domestic violence, sexual assault, stalking, or dating violence suffered by the tenant. If a family member's violent conduct puts the voucher at risk, the survivor can request a bifurcation of the voucher to separate from the abuser.

Tenant rights in subsidized housing

Voucher tenants have the same rights as any tenant plus:

Source-of-income discrimination

Illinois, Cook County, and Chicago prohibit discrimination based on lawful source of income. A landlord cannot refuse to rent to a voucher holder, or list a unit as "No Section 8." Violations are actionable — tenants can recover damages, and repeat offenders face civil penalties. File complaints with:

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