Section 8 in NYC: Waitlist, Payment Standards, and How It Works (2026)
You live in New York City, and rent takes half your paycheck. Everyone says, “Get Section 8.” Then you hear the list is closed. A friend says she waited ten years. Another says vouchers pay $3,000 a month. You don’t know what’s true, who runs it, or whether it’s worth trying.
Section 8 in NYC is the federal Housing Choice Voucher program, run mainly by NYCHA and HPD. You usually pay about 30% of your adjusted income, and the agency pays the rest up to a limit. In 2026, NYCHA’s general waitlist is closed and new vouchers are paused. But people with vouchers can still rent, and other city programs may help now.
This guide covers the NYC numbers for 2026: who qualifies, how much Section 8 pays, and your rights with landlords.
Who runs Section 8 in NYC?
Three agencies run Section 8 in New York City. NYCHA runs the largest voucher program in the country, with about 107,979 vouchers and over 26,933 landlords. HPD runs a smaller program, mostly for referred households. New York State HCR also runs vouchers in the city. Your voucher letter names your agency.
| Agency | Size | How people get in |
|---|---|---|
| NYCHA (New York City Housing Authority) | About 107,979 vouchers | Waitlist and special referrals |
| HPD (Housing Preservation and Development) | Smaller program | Referrals through approved agencies |
| NYS HCR (Homes and Community Renewal) | State-run vouchers in NYC | Its own waitlists |
Source: NYCHA “About Section 8” page.
Each agency has its own rules, phone lines, and payment standards. Our NYCHA vs HPD guide compares them side by side.
Takeaway: check the letterhead on your papers before you call anyone.
Is the Section 8 waitlist open in NYC in 2026?
No. NYCHA’s Section 8 waitlist is closed to new applicants. Since August 1, 2025, NYCHA has also paused general waitlist vouchers for about a year and a half. It’s moving Emergency Housing Voucher families into regular Section 8. HPD doesn’t take applications from the public.
| Date | What happened |
|---|---|
| December 2009 | NYCHA’s waitlist closed |
| June 3 to 9, 2024 | NYCHA reopened online; 633,808 applications came in |
| After June 2024 | 200,000 households placed on the new list by lottery |
| August 1, 2025 | NYCHA paused general waitlist vouchers |
| 2026 | Pause continues; special referrals still move |
Sources: NYCHA press release (August 1, 2024) and NYCHA’s Section 8 program updates FAQ.
Referrals still continue for some groups. These include Mainstream, HUD-VASH, Family Unification, Non-Elderly Disabled, and Stability Vouchers. NYCHA says people on the list keep their place. If you have an EHV, read our guide to Emergency Housing Vouchers ending. If you applied, see how to check your waiting list status.
Takeaway: if you’re on NYCHA’s list, keep your contact details current and answer every letter.
Who qualifies for Section 8 in NYC?
Most new NYC families must earn under HUD’s “very low income” limit for their household size. For a family of four, that’s $84,800 a year in 2026. Many vouchers go to “extremely low income” families, $50,900 for four. HUD raises NYC’s limits because local housing costs are so high.
| Household size | Extremely low income | Very low income (50%) |
|---|---|---|
| 1 person | $35,650 | $59,400 |
| 2 people | $40,750 | $67,850 |
| 3 people | $45,850 | $76,350 |
| 4 people | $50,900 | $84,800 |
| 5 people | $55,000 | $91,600 |
| 6 people | $59,050 | $98,400 |
Source: HUD FY2026 income limits, New York, NY HUD Metro FMR Area.
Income isn’t the only test. At least one household member needs eligible immigration status, and the agency screens for some criminal and program history. Our Section 8 income limits guide explains how income is counted.
Takeaway: if your household earns under these limits, you may qualify when a list opens.
How much does Section 8 pay in NYC?
NYCHA pays up to its payment standard, minus your share. For a new NYCHA rental in 2026, the standard is $2,734 for a one-bedroom and $2,997 for a two-bedroom. These include utilities. HPD sets its standards by ZIP code, so check its lookup tool with the address.
| Bedrooms | NYCHA new rentals and transfers | NYCHA annual recertifications |
|---|---|---|
| Studio | $2,604 | $2,646 |
| 1 bedroom | $2,734 | $2,762 |
| 2 bedrooms | $2,997 | $3,058 |
| 3 bedrooms | $3,753 | $3,811 |
| 4 bedrooms | $4,077 | $4,111 |
| 5 bedrooms | $4,689 | $4,728 |
Source: NYCHA Voucher Payment Standards, effective January 1, 2026.
NYCHA also ended its higher “exception” payment standards in certain ZIP codes on July 1, 2026. New rentals now use the same standards citywide.
HUD’s Fair Market Rents, which agencies use to set standards, rose on October 1, 2026:
| Bedrooms | FY2026 FMR | FY2027 FMR |
|---|---|---|
| Studio | $2,529 | $2,593 |
| 1 bedroom | $2,655 | $2,729 |
| 2 bedrooms | $2,910 | $2,971 |
| 3 bedrooms | $3,644 | $3,760 |
| 4 bedrooms | $3,959 | $4,121 |
Source: HUD FY2027 Fair Market Rents, New York, NY HUD Metro FMR Area.
Higher FMRs don’t change NYCHA’s payment standards automatically. Check NYCHA’s page for updates. Our payment standard guide explains how standards work.
Takeaway: look for units at or under your agency’s standard for your voucher size.
How much rent will I pay with Section 8 in NYC?
You generally pay about 30% of your adjusted monthly income toward rent and utilities. When you first rent a unit, your share can’t go over 40% of adjusted income. If you pay some utilities yourself, the agency gives a utility allowance that lowers your rent share.
Here’s an example with made-up numbers:
| Item | Amount |
|---|---|
| Adjusted yearly income | $30,000 |
| Adjusted monthly income | $2,500 |
| Your share at 30% | About $750 a month |
| Highest share at first rental (40%) | $1,000 a month |
| Agency pays the landlord | The rest, up to the payment standard |
HPD uses the highest of 30% of adjusted income or 10% of gross income. NYCHA’s 2026 utility allowances include $181 a month for cooking gas and electric in a two-bedroom. Our guide on how Section 8 rent is calculated walks through deductions.
Takeaway: a unit above the payment standard raises your share, so check the 40% limit first.
How long do I have to find an apartment?
NYCHA vouchers are valid for 180 days from the date they’re issued. The clock pauses while NYCHA reviews a complete rental packet. HPD vouchers give 120 days. You can ask for a hardship extension within 30 days of expiration. Both agencies can extend for good cause.
| Agency | Search time | Extensions |
|---|---|---|
| NYCHA | 180 days | For good cause, like a reasonable accommodation |
| HPD | 120 days | Hardship request within 30 days of expiration |
| Ported-in NYCHA vouchers | Automatically extended 30 days | Ask NYCHA for details |
Sources: NYCHA Guide for Applicants and Tenants; HPD Housing Choice Voucher FAQ.
Write your expiration date down the day you get your voucher. If time is running short, see our voucher extension guide.
Takeaway: start your search the same week you get your voucher.
Can a landlord refuse Section 8 in NYC?
No, in most cases. Under the NYC Human Rights Law, refusing a voucher has been illegal since 2008. It applies to most rental properties, whatever their size. Exceptions cover small owner-occupied buildings and units that aren’t publicly advertised. Report refusals to the NYC Commission on Human Rights.
Illegal actions include:
- Saying “no programs” or “no Section 8” in an ad or call.
- Refusing to fill out voucher paperwork.
- Ghosting you once you mention your voucher.
- Setting rules that screen out voucher holders.
In March 2026, a New York appeals court ruled the state’s source of income law unconstitutional for Section 8. The Attorney General has appealed. News reports say NYC’s own law remains in full effect. Report discrimination by calling 212-416-0197, or dial 311 and ask for “Human Rights.”
Under NYC’s FARE Act, you also don’t pay a broker the landlord hired. See our NYC broker fee guide.
Takeaway: save texts and ads, because proof makes your complaint stronger.
How do I find an apartment with Section 8 in NYC?
Start with your voucher size and payment standard, then look for units at or below that rent. Use listing sites with voucher filters, and ask your agency about landlords who already accept vouchers. Have your documents ready. Ask landlords early whether the unit can pass a Section 8 inspection.
- Know your numbers. Note your bedroom size, payment standard, and the 40% limit.
- Search widely. Look in all five boroughs. Units under the standard are easier to find in some areas.
- Get documents ready. Keep your voucher, ID, and income papers in one folder.
- Submit the rental packet fast. The clock pauses during NYCHA’s review.
- Prepare for inspection. Check smoke detectors, windows, heat, and peeling paint.
Our guide to finding landlords who accept Section 8 has more tips. The Section 8 inspection checklist shows what inspectors look for.
Takeaway: a ready rental packet can save you weeks.
What if I can’t get Section 8 right now?
NYC has other programs while Section 8 is paused. CityFHEPS helps families in shelter or at risk of losing housing. HASA serves people living with HIV. Homebase helps prevent eviction. NYC Housing Connect runs lotteries for affordable apartments. NYCHA public housing has its own separate application.
| Program | Who it helps | Learn more |
|---|---|---|
| CityFHEPS | Families in shelter or at risk of homelessness | CityFHEPS guide |
| FHEPS | Families with children on public assistance | FHEPS vs CityFHEPS |
| HASA | People living with HIV | HASA guide |
| Homebase | People at risk of eviction | Homebase guide |
| Housing Connect | Income-limited renters | Apply to lotteries online |
Takeaway: apply to more than one program, because each has its own rules and timing.
Section 8 in NYC myths vs facts
Reddit and Facebook groups spread a lot of confusion about Section 8 in NYC. Some say landlords can say no to vouchers. Others say NYCHA removed everyone from the list during the pause. We checked these claims against NYCHA, HPD, HUD, and the NYC Commission on Human Rights.
| What people say online | What the rules say |
|---|---|
| “NYC landlords can refuse Section 8.” | NYC law bans it for most rentals. |
| “The court ruling ended voucher protection in NYC.” | NYC’s own law still applies. |
| “NYCHA dropped everyone from the list.” | NYCHA says people keep their place. |
| “Section 8 pays any rent in NYC.” | Payment is capped by the payment standard. |
| “You pay nothing with Section 8.” | Most pay about 30% of adjusted income. |
| “Vouchers last forever once issued.” | NYCHA gives 180 days and HPD 120 days to find a unit. |
Takeaway: Section 8 in NYC is hard to get right now, but the rules still protect voucher holders.
Frequently asked questions
Is the NYC Section 8 waiting list open?
No. NYCHA’s list is closed, and general waitlist vouchers have been paused since August 1, 2025. HPD only accepts referrals. Some special programs, like HUD-VASH and Mainstream, still take referrals.
How much does Section 8 pay for a two-bedroom in NYC?
For a new NYCHA rental in 2026, the payment standard is $2,997. That covers rent plus utilities. HPD’s standards vary by ZIP code, so use its lookup tool.
How long is the Section 8 wait in NYC?
Many families wait years. NYCHA hasn’t shared an exact wait time. In 2024, it placed 200,000 households on its list by lottery, from more than 633,000 applications.
What is the income limit for Section 8 in NYC?
In 2026, the very low income limit is $59,400 for one person and $84,800 for a family of four. Many vouchers go to extremely low income families.
Can I move out of NYC with my voucher?
Often, yes, through portability. HPD requires good standing, a recent recertification, and no move voucher in the past 12 months. See our portability guide.
How do I contact NYCHA Section 8?
Call NYCHA’s Customer Contact Center at 718-707-7771, or use the NYCHA Self-Service Portal. For HPD, check your letter for your Division of Tenant Resources contact.
Your next step
If you have a voucher, write down your payment standard and expiration date today. If you don’t, check CityFHEPS and Housing Connect while NYCHA’s pause continues. Browse more NYC voucher guides or all our guides.
This guide gives general information, not legal advice. NYC rules and amounts change. Confirm details with NYCHA, HPD, or legal aid. Read how we check our facts, or report an error. Last reviewed: October 14, 2026.
Sources: NYCHA: About Section 8 | NYCHA: Voucher Payment Standards and Utility Allowances | NYCHA: FAQs on Section 8 Program Updates | NYCHA: Guide for Applicants and Tenants | NYCHA press release, August 1, 2024 | HPD: Housing Choice Voucher FAQ | HPD: Subsidy and Payment Standards | HUD: FY2026 Income Limits | HUD: FY2027 Fair Market Rents | NYC Commission on Human Rights: Source of Income | Also cited: Brick Underground report on the March 2026 Appellate Division ruling.
