, helps people whose annual income is less than 50% of the average income in the area find affordable and safe housing. If you qualify for a voucher, the government will cover a portion of your monthly income on rent.

Unfortunately, the Section 8 program can be a logistical nightmare to tackle, especially for those who have never done it before. Even after you verify that you fit the requirements of the program there can be months—even years—of waiting.

Here to help you navigate Section 8 housing in San Jose is

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What is Section 8 housing?

Section 8 is a shorthand way to refer to a part of the 1974 Housing and Community Development Act, which was a bill passed by Congress to help low-income and vulnerable people find housing.

Section 8 of the bill set up a federal program in which those who qualify can apply for a voucher-based system where the federal government helps pay some or all of their rent.

Here's how it all works:

Applicants must first find out if they are eligible for the program (more on that below).

Those who are eligible may apply for one of two programs: a housing choice voucher or a project-based voucher.

A housing choice voucher allows renters to choose the apartment they wish to live in, provided it fits the qualifications described by the program.

A project-based voucher pairs renters with specific units designated by landlords as Section 8 housing.

The housing authority assigns vouchers for a specific number of bedrooms based on family size and composition.

If your application is accepted, applicants will be chosen randomly and added to a waiting list. Not everyone is guaranteed housing.

If you are approved and move into a Section 8 apartment, there are legal limits to what the government may ask you to pay in rent. More information on that below.

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Section 8 obligations

Under the Section 8 program, tenants, landlords, and local housing authorities all carry certain obligations. Here’s what each party is responsible for:

Tenant	Landlord	Housing authority
Fill out all forms and documents accurately	Screen tenants	Inspect every application and provide vouchers to accepted applicants
Once accepted, find a rental unit within the designated time period	Follow the fair housing laws	Approve rentals units and lease amounts
Pay funds on time and attend all required appointments	Maintain the rental unit as they would for any tenant	Perform an annual inspection for each rental
Notify the Section 8 authority should there be any change in income or family composition	Provide both tenant and Section 8 authority with any notices, including eviction notices	Ensure that both tenants and landlords comply with program rules

Key Takeaway Despite the long wait times, Section 8 is a great rent-assistance resource available for low-income, disabled, and elderly people.

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What are the requirements for Section 8 housing in San Jose?

The San Jose Section 8 program is managed by the

Santa Clara County Housing Authority (SCCHA)

, which handles applications to the program and administers the voucher system once you are accepted.

To qualify for Section 8 housing in San Jose, you must meet the following requirements as set by the Department of Housing and Urban Development (HUD) :

You are 18 years of age or older

You are a US Citizen or a documented immigrant

You meet the income eligibility requirements

If you’re a head of household with family members, children, and other dependents you live with, they will influence your application’s acceptance.

There are also grounds for disqualification. If you have been convicted of a serious lease violation, especially one involving the manufacturing or sale of drugs, it is unlikely you will be approved for the program. Convicted sex offenders are automatically disqualified.

Section 8 housing sets the income limit for their applicants at 50% of the median income for your area. In San Jose, the median income was $117,324 in 2020.

However, HUD takes into account several other factors to help determine your adjusted income. That means they allow you to deduct certain expenses to give a more complete picture of your financial situation.

This includes childcare expenses and unreimbursed medical expenses for elderly or disabled family members, or for those unable to work.

The biggest factor that determines your income limit is the size of your family. The table below shows the maximum level of income you may have to qualify for Section 8 housing for each family size:

Family size	Maximum income
1	$58,000
2	$66,300
3	$74,600
4	$82,850
5	$89,500
6	$96,150
7	$102,700
8	$109,400

If your income level is considered extremely low (defined as less than 30% of your local average), you will be prioritized on the waitlist. Federal law mandates that the SCCHA allocate 75% of all Section 8 vouchers to applicants who have extremely low income.

If you are picked for Section 8 housing, you will pay a portion of your income to the SCCHA, and the SCCHA will pay the total rent to your landlord. Your payment will be one of the following, whichever is largest:

30% of your adjusted gross income

10% of your total income

An agency-designated amount if you receive welfare assistance

$50

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How to apply for Section 8 housing in San Jose

The best way to apply for Section 8 housing in San Jose is to use the SCCHA’s online portal located

here

To register, you must first create an online account that asks you for an email, Social Security number (just for the head of household), and the names and birthdates for anyone included in the application.

The SCCHA offers free foreign language interpretation for those who do not speak English. If you need a translation of the Section 8 application, call (888) 717-1180.

Once this account is created, you will be required to provide extensive documentation of your income.

After your application is completed, you are placed on the SCCHA’s waiting list. If you want to remain on the waiting list, you must log in to the online portal at least once a year.

Note that it is common to remain on the waitlist for up to 18 months. Even then, you are not guaranteed to receive Section 8 housing.

It is important to update the SCCHA with any changes to your income level or family composition, as this may affect your application.

If you are selected from the waitlist, you will be contacted through the portal by the SCCHA, at which point you will need to finalize your application before you enter the voucher program.

How to find Section 8 housing in San Jose

Once you are issued a housing voucher, you have 120 days to find a rental unit that is covered by the terms of the voucher. You can use

AffordableHousing.com

to find a place.

It is important to keep a record of your housing search, including emails with potential landlords, rental unit visits, and any applications you have submitted. If you do not find a house within 120 days, you may file for an extension.

When you find an apartment, send a copy of your lease agreement to SCCHA along with the “request for tenancy approval” documents that you got with your voucher.

By law, the SSCHA must inspect your rental unit at least once a year to ensure you comply with all Section 8 regulations.

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How to save money on car and renters insurance in San Jose

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FAQs

What is the most Section 8 will pay?

Section 8 vouchers will pay rent rates from between 90%-110% of the standard rental market rate as compared with other rentals in your area of comparable size and quality.

How much is a 2 bedroom Section 8 voucher in San Jose?

A 2-bedroom Section 8 voucher in San Jose will pay a maximum of $2,686. Click

here

to view the maximum rent allocations for each number of bedrooms.

Can I request a Section 8 voucher for more bedrooms?

No; by law, the SCCHA can only provide vouchers to cover the smallest subsidy a family qualifies for, which is 1 bedroom per two occupants.

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