Landlords are not required to accept Section 8 in most places, but they cannot reject tenants solely because they use the voucher

The answer depends on where your property is located. In most of the United States, a landlord can legally refuse to participate in the Section 8 Housing Choice Voucher program altogether — they can say "I do not accept Section 8" as a blanket policy. However, once a landlord decides to rent to anyone, they cannot turn away a tenant specifically because that tenant holds a Section 8 voucher. The distinction matters because it affects whether you can even explore to live there.

Some cities and states have passed laws that ban voucher discrimination outright, meaning a landlord cannot refuse Section 8 tenants at all. Other places protect only against discrimination based on race, national origin, or other protected classes — and do not treat voucher status as a protected class. You need to know which rule applies in your area before you spend time on an process.

Key Takeaways

  • Federal law does not require landlords to accept Section 8, so many can refuse the program entirely as a policy.
  • A landlord who rents to anyone cannot legally reject a Section 8 tenant because of the voucher itself in jurisdictions that ban voucher discrimination.
  • Some states and cities have passed laws prohibiting voucher discrimination; others have not, so the rule varies by location.
  • Your local public housing authority can tell you whether voucher discrimination is illegal in your area and may have a list of landlords who accept Section 8.
  • If a landlord rejects you and you believe it was because of your voucher, you may be able to file a complaint with your state's fair housing office.

Where voucher discrimination is illegal

As of now, the following places have laws that prohibit landlords from refusing Section 8 tenants: California, Connecticut, Delaware, Illinois, Maryland, Massachusetts, Minnesota, Missouri, New Jersey, New York, Ohio, Oregon, Pennsylvania, Rhode Island, Vermont, Washington, Washington D.C., and several individual cities including San Francisco, Los Angeles, and Philadelphia. In these jurisdictions, a landlord cannot turn you away because you hold a voucher, though they can still set other requirements like income, credit, or rental history.

Even in these places, the landlord can still require that your portion of the rent (the amount you pay out of pocket after the voucher covers its share) falls within their stated rent range. They can also require a lease, background check, and references — the same things they would ask any tenant. What they cannot do is add extra hurdles or higher standards specifically for Section 8 tenants.

Where voucher discrimination is still legal

In states and cities without explicit voucher-discrimination laws, a landlord can refuse Section 8 tenants outright. This includes much of the South, parts of the Midwest, and rural areas. In these places, a "no Section 8" policy is legal, and the landlord does not have to rent to you if you mention the voucher.

This does not mean you have no recourse if you believe you were rejected unfairly. If a landlord turns you down and you suspect it was because of your race, ethnicity, disability, family status, or another protected characteristic — and the Section 8 refusal was a cover for that discrimination — you can file a complaint with the U.S. Department of Housing and Urban Development (HUD) or your state's fair housing office. Proving this requires evidence, such as the landlord accepting other Section 8 tenants or making statements that reveal bias.

How to find landlords who accept Section 8 in your area

Your local public housing authority maintains a list of landlords who participate in Section 8 or are willing to work with voucher holders. Call them directly and ask for this list — it is one of the fastest ways to narrow your search. The authority can also tell you whether voucher discrimination is illegal where you live and what to do if you encounter it.

You can also search online databases like HotPads, Zillow, and Apartments.com, which allow you to filter for Section 8-friendly properties in some markets. Facebook groups and community organizations focused on housing often share lists of accepting landlords as well. When you contact a landlord, ask directly: "Do you accept Section 8 vouchers?" This saves time and prevents you from investing effort in a property where the answer is no.

What happens if a landlord claims they do not accept Section 8

If you are in a state or city where voucher discrimination is illegal and a landlord refuses you because of your Section 8 status, you have options. First, document the refusal — save emails, text messages, or notes about the conversation, including the date and what was said. Then contact your local fair housing office or HUD's fair housing hotline at 1-800-669-9777 to report it.

HUD will investigate whether the refusal was truly because of the voucher or whether it masks discrimination based on a protected class. If HUD finds a violation, the landlord may be required to rent to you, pay damages, or face other penalties. However, investigations take time — weeks or months — so this is not a fast solution if you need housing urgently.

The difference between a blanket "no Section 8" policy and selective refusal

A landlord who says "I do not accept Section 8 from anyone" is exercising a legal right in most places. A landlord who says "I accept Section 8, but not for you" is making a judgment about you as an individual tenant. This second scenario is where discrimination can hide. If a landlord accepts Section 8 tenants in general but rejects you, they must have a reason unrelated to the voucher itself — such as a failed background check or insufficient income.

If you suspect selective refusal is actually discrimination, ask the landlord in writing why you were rejected. Request specific reasons: "Was it my credit score, my income, my rental history, or something else?" A vague refusal or one that contradicts what the landlord told other applicants is a red flag worth reporting.

What Section 8 landlords can and cannot require

Landlords who do accept Section 8 can still set standards. They can require that your income is at least a certain multiple of the rent (often 2.5 to 3 times the monthly rent), that you pass a background check, that you have no evictions in the past five to seven years, and that you provide references from previous landlords. These requirements explore equally to all tenants, Section 8 or not.

What they cannot do is charge Section 8 tenants a higher security deposit, require a co-signer only for voucher holders, demand a larger upfront payment, or set the rent higher for Section 8 tenants than for others. They also cannot require you to pay the entire rent upfront before the voucher is approved — the voucher program handles that directly with the landlord once the lease is signed and the unit passes inspection.

Frequently Asked Questions

Can a landlord refuse Section 8 if they say it is because of the paperwork?

No. If a landlord claims the Section 8 process is too complicated or time-consuming, that is still a refusal based on the voucher status. In jurisdictions where voucher discrimination is illegal, this excuse does not hold up. The paperwork is straightforward — the public housing authority handles most of it — and landlords who accept Section 8 manage it routinely.

What if a landlord accepts Section 8 but wants me to pay a higher security deposit because of the voucher?

That is illegal in all states. A security deposit must be the same for all tenants, regardless of whether they use Section 8 or pay out of pocket. If a landlord tries this, report it to your local public housing authority or fair housing office.

Can I explore to a property that says "no Section 8" and not mention my voucher?

You should not hide your Section 8 status. When you are approved for a lease, the landlord will find out during the inspection and approval process anyway. Hiding it could give the landlord grounds to void the lease later. It is better to find a landlord who accepts Section 8 upfront.

What if I live in a state where voucher discrimination is legal but the landlord is discriminating based on race?

Even in states without voucher-discrimination laws, discrimination based on race, color, national origin, religion, sex, familial status, or disability is illegal under the Fair Housing Act. If you believe a landlord refused you for one of these reasons — and used the "no Section 8" policy as cover — file a complaint with HUD or your state fair housing office.

How long does it take to get approved once a landlord agrees to accept my Section 8?

Once you and the landlord sign a lease, the public housing authority inspects the unit (usually within one to two weeks) and then issues a voucher payment authorization. This process typically takes two to four weeks total, though it varies by authority and how quickly the landlord schedules the inspection.