What is Section 8?
Section 8, officially known as the Housing Choice Voucher Program, is a federal program that helps low-income families, the elderly, and disabled individuals afford safe, decent housing. The program is administered locally by Public Housing Authorities (PHAs) and allows participants to choose their own housing—including apartments, townhouses, and single-family homes.
With a Section 8 voucher, you typically pay about 30% of your monthly income toward rent, while the voucher covers the rest (up to a maximum amount set by the local PHA).
Key Benefit
Section 8 gives you choice. Unlike public housing where you must live in specific buildings, Section 8 lets you rent from any private landlord who accepts vouchers—opening up many more options.
Eligibility Requirements in New Jersey
To qualify for Section 8 in New Jersey, you must meet these criteria:
Income Limits
Your household income must be below 50% of the area median income (AMI). Priority is given to those below 30% AMI (extremely low income). Current limits vary by county and family size. For example, in Essex County (Newark area):
- 1 person: Up to approximately $35,000/year
- 2 people: Up to approximately $40,000/year
- 4 people: Up to approximately $50,000/year
Note: These are approximate figures. Check with your local PHA for current limits.
Citizenship/Immigration Status
At least one family member must be a U.S. citizen or have eligible immigration status. Mixed-status families may receive prorated assistance.
Background Requirements
- No evictions from public housing in the past 3 years
- No drug-related or violent criminal activity
- Must pass a criminal background check
How to Apply for Section 8 in NJ
Step 1: Find Your Local PHA
New Jersey has over 80 PHAs. Apply to the one serving where you want to live. Major PHAs include:
- Newark Housing Authority: (973) 273-6000
- Jersey City Housing Authority: (201) 706-4600
- Paterson Housing Authority: (973) 345-5080
- Elizabeth Housing Authority: (908) 965-2900
Step 2: Apply When Waiting Lists Open
Most PHAs have long waiting lists that only open periodically. When a waiting list opens:
- Complete the application (online or in person)
- Provide required documentation (ID, income verification, Social Security cards)
- Submit before the deadline
Pro Tip: Apply to Multiple PHAs
You can be on multiple waiting lists simultaneously. Apply to every PHA in your region to increase your chances. Smaller PHAs often have shorter wait times.
Step 3: Wait and Stay in Contact
Wait times can range from months to years depending on the PHA. During this time:
- Keep your contact information updated
- Respond promptly to any PHA communications
- Notify them of any changes in income or family size
Step 4: Briefing and Voucher Issuance
When your name comes up, you'll attend a briefing that explains your rights and responsibilities. You'll receive your voucher, which is valid for 60-120 days to find housing.
Finding Section 8 Housing in New Jersey
Know Your Payment Standard
Each PHA sets a "payment standard" based on Fair Market Rent. In Newark, approximate 2026 standards are:
- 1 bedroom: $1,400 - $1,600
- 2 bedroom: $1,700 - $1,900
- 3 bedroom: $2,100 - $2,400
You can rent above payment standard but must pay the difference yourself.
Where to Find Section 8 Landlords
- D&Y Apartment Rentals: We welcome Section 8 tenants and have multiple accepting properties
- GoSection8.com: National listing site for voucher holders
- SocialServe.com: NJ affordable housing listings
- Your PHA's landlord list: Many maintain lists of participating landlords
The Inspection Process
Before you move in, the PHA must inspect the unit to ensure it meets Housing Quality Standards (HQS). This includes:
- Working plumbing and electricity
- No lead paint hazards
- Working smoke detectors
- Adequate heating
- No pest infestations
- Secure locks and windows
Your Rights as a Section 8 Tenant
- Anti-discrimination: In NJ, landlords cannot refuse you solely because you have a voucher (source of income protection)
- Same rights as other tenants: Entitled to proper notice, working utilities, maintenance
- Portability: You can transfer your voucher to another area
- Appeal rights: Can appeal PHA decisions you disagree with
Important: NJ Source of Income Protection
New Jersey law prohibits landlords from discriminating against Section 8 voucher holders. If a landlord refuses your voucher, report it to the NJ Division on Civil Rights: (973) 648-2700.
Tips for Success with Your Voucher
- Start searching immediately when you get your voucher—time limits are strict
- Have documents ready: ID, voucher paperwork, proof of income, references
- Be flexible on exact neighborhoods to increase options
- Act professionally: Dress neatly for viewings, be on time, follow up promptly
- Request extensions from your PHA if needed (usually granted once)
Common Section 8 Questions
Can Section 8 be denied?
Yes, for reasons including criminal history, previous eviction from assisted housing, or owing money to a PHA. You can appeal a denial.
Can I lose my voucher?
Yes, if you violate program rules, don't pay your rent share, damage property, or engage in criminal activity.
Will my rent portion change?
Yes—it's recalculated annually based on your income. If your income increases, you pay more; if it decreases, you pay less.
We Accept Section 8
D&Y Apartment Rentals welcomes Section 8 voucher holders. Our properties meet HQS standards, and we work with PHAs throughout New Jersey. Contact us to see available units.