The Section 8 program was established in the 1970s and allows low-income families, the elderly, and disabled individuals access to decent housing. Those who receive Section 8 vouchers often pay just 40% or less of their monthly income in rent, while the government covers the rest.

As with most government programs, navigating the Section 8 program can be overwhelming. The considerable paperwork, lengthy wait times, and overburdened government programs all make tackling Section 8 housing seem like an impossible task. But it is possible.

This is where the

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can help! We cover the basics of the Section 8 program, explain the requirements for Section 8 in Ann Arbor,

Michigan

, and take you through the process of applying for a voucher, looking for housing, and maintaining your Section 8 standing.

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What is Section 8 housing?

As a federally funded program, Section 8 allows low-income families, as well as elderly or disabled people, to have a portion of their rent paid for by the government. The name comes from the Section 8Housing and Community Development Act of 1974, which established the housing voucher program.

Here’s how Section 8 works:

To qualify for rental assistance, residents apply to their local housing authority for housing choice vouchers or project-based vouchers

Housing choice vouchers enable applicants to live in an apartment that matches the conditions designated on the voucher

Project-based vouchers are connected to specific properties where landlords allocate some units as low-income dwellings.

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

Housing choice vouchers ensure that tenants who apply for housing will not pay more than 40% of their income in rent—the government pays the remaining rent directly to the landlord or property owner.

Section 8 requirements

Under Section 8, all participants—tenants, landlords, and local housing authorities—agree to specific obligations. Here’s what each party is responsible for:

Tenant	Landlord	Housing authority
Provides accurate and complete documentation	Screens tenants	Determines applicants’ eligibility and issue vouchers
Finds suitable housing and completes all required paperwork before voucher expiration	Complies with fair housing laws	Approves units, rental amounts, and leases
Pays rent promptly and attends all required appointments	Completes all necessary repairs and maintenance	Inspects subsidized units annually
Notifies the housing authority of any changes in income or family composition	Provides housing authority with documentation of any notices to tenants, including eviction notices	Ensures that tenants and landlords all comply with program rules

Key Takeaway Once you are approved for Section 8 housing, the government pays a significant portion of your monthly rent—but you must be prepared for extensive paperwork and long wait periods.

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What are the requirements for Section 8 housing in Ann Arbor?

Section 8 housing in Ann Arbor is managed by the

City of Ann Arbor Housing Commission (AAHC)

. To qualify for Section 8 vouchers in Ann Arbor, you must meet the federal requirements determined by the Department of Housing and Urban Development (HUD):

You must be 18 years of age or older

Either a US citizen or a documented immigrant

No previous evictions for a serious lease violation, especially if it involves drugs or the manufacture of methamphetamines

Your application will be denied if you’re a convicted sex offender

To qualify, your income cannot exceed 50% of the median income in your area. HUD applies the following in income calculations:

Wages

Alimony and child support

Welfare assistance

Social security benefits

Business income

Interest

Other types of income may be counted in your total income amount. You can

refer to this list

for more information and calculate your income.

The most recent figures from 2020 indicate that the median household income in Ann Arbor is $69,456. However, exact income allowances will vary based on a family’s size. Keep in mind that housing authorities are required by federal law to assign 75% of vouchers to applicants whose income is 30% or less of the median income.

The table below breaks down qualifying income based on family size in Ann Arbor:

Family size	1	2	3	4	5	6	7	8
Very low income	$37,300	$42,600	$47,950	$53,250	$57,550	$61,800	$66,050	$70,300
Extremely low income	$22,400	$25,600	$28,800	$31,950	$34,550	$37,100	$40,120	$44,660
Low income	$55,950	$63,950	$71,950	$79,900	$86,300	$92,700	$99,100	$105,500

In addition to the above, the AAHC also takes factors other than family size and income into account. Applications for families with children or disabled or elderly family members may be prioritized over others. Those currently unhoused also may receive priority.

For those who qualify, a housing subsidy will be paid to the landlord directly by the AAHC. The family is then responsible for paying any rent amount not covered by the subsidy. In some circumstances, a family may use its voucher to purchase a modest home.

MORE:

How to find the best cheap car insurance

How to apply for Section 8 housing in Ann Arbor

The AAHC waitlist for Section 8 housing choice vouchers (HCV) is currently closed. However, you may still

create an account

and pre-register for the waitlist.

The waitlist for Section 8 project-based vouchers (PBV) opened on March 14, 2022, and will remain open until further notice. To apply for an AAHC PBV, eligible residents must meet the income requirements, based on family size.

Applications are accepted online only. Candidates must

create an account

and complete and submit an application while the waiting list is open. Applications can be completed through any device with internet access and a valid email address.

Applications are for the waiting list only, not for immediate assistance. All fully completed and up-to-date applications remain active on the waiting list until the applicant’s eligibility is determined. Any changes in your income, family composition, or mailing address need to be

updated in your account

How to find Section 8 housing in Ann Arbor

Once you’ve been notified that you’ve received a voucher, HUD states that you’ll have at least 60 days to find housing (elderly and disabled applicants are usually allowed longer). It is the family’s responsibility to locate a suitable apartment. The family’s current rental may qualify for the subsidy.

You can use

AffordableHousing.com

to find a place or look at

this map

created by HUD. If you see any listings that say “no section 8,” you can report them to the housing authority.

As you conduct your housing search, document all your search activities, such as meetings with landlords, and applications you have submitted. If you’re unable to find affordable housing within the time limit, providing records of your search will your request for an extension.

Once you find an apartment, you will need to send a copy of your lease agreement to AAHC along with the “request for tenancy approval” documents that you received with your voucher.

A representative from AAHC will inspect the apartment after you move in to ensure that it meets federal minimum Housing Quality Standards and minimum required local safety building code standards. The head of household and the landlord (or representative) must be present at the time of the inspection.

MORE: 10 ways to get cheap car insurance that’s actually good

How to save money on car and renters insurance in Ann Arbor

Finding affordable housing in Ann Arbor might take some time and effort, but saving money on your renters and

car insurance

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FAQs

What is the most Section 8 will pay?

Under Section 8, you won’t be required to pay more than 40% of your income in rent. That means that Section 8 will cover the rest—up to 60% of your monthly income. The dollar amount varies depending on your income, family size, and the fair market rent in your area.

How much is a 2 bedroom Section 8 voucher in Ann Arbor?

A 2-bedroom Section 8 voucher in Ann Arbor will typically pay between $899 and $1,390 per month toward rent.

Do landlords have to accept Section 8 in Michigan?

While requirements may vary throughout the state of Michigan, all rental properties in Ann Arbor are required to accept Section 8. Denying applicants with Section 8 vouchers is considered discrimination.

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