The Housing Choice Voucher Program, also known as Section 8, is a federal housing assistance program that helps low-income families, seniors, and people with disabilities afford safe and decent housing in the private market. The program is funded by the U.S. Department of Housing and Urban Development (HUD) and administered locally by public housing authorities like the Oakland Housing Authority (OHA).
How does the Housing Choice Voucher program work?
The Housing Choice Voucher program provides rent subsidies to eligible households so they can rent units in the private market. Here’s how it works:
- Families apply and are placed on a waiting list. When funding becomes available, they are selected based on income eligibility and other criteria.
- Once selected, the family is issued a housing voucher. This voucher pays a portion of the family’s rent each month directly to the landlord.
- The family must find and select a suitable rental unit where the owner agrees to rent under the program. The unit must meet certain HUD quality standards.
- The family pays 30% of their adjusted gross income towards rent and utilities. The housing voucher pays the remainder of the rent directly to the landlord.
- The family may choose to rent a unit that costs more than the payment standard. In this case, the family must pay the extra cost.
- The family may move to another unit if the owner agrees to accept the voucher and the unit passes inspection.
This means the Housing Choice Voucher program gives low-income families more choice in where they live. They are not restricted to living in public housing developments or specific low-income areas. The voucher subsidizes the rent, empowering families to find quality housing in the neighborhoods of their choice.
Who is eligible for the Housing Choice Voucher Program in Oakland?
Eligibility for the Housing Choice Voucher program is based on total annual gross income and family size. In general, the family’s income may not exceed 50% of the median income in the county or metropolitan area. Here are the current 2023 income limits for Alameda County set by HUD:
| Household Size | Annual Income Limit |
|---|---|
| 1 Person | $40,600 |
| 2 Persons | $46,350 |
| 3 Persons | $52,100 |
| 4 Persons | $57,800 |
| 5 Persons | $62,400 |
| 6 Persons | $67,000 |
| 7 Persons | $71,600 |
| 8 Persons | $76,200 |
In addition to meeting income limits, applicants must also:
- Qualify as a family, single person, elderly, or person with a disability
- Have at least one family member with eligible immigration status
- Provide social security information for all family members
- Pass screening for criminal history and meet other OHA eligibility criteria
Preferences are given to veterans, long-term Oakland residents, families displaced by local government action, and households living in substandard housing. Individuals currently using illegal drugs and sex offenders subject to lifetime registration are not eligible.
How do I apply for Section 8 in Oakland, CA?
Here are the steps to apply for the Housing Choice Voucher program in Oakland:
- Complete the Oakland Housing Authority pre-application online at www.oakha.org. This puts your name on the waiting list.
- Wait for your name to be selected from the waiting list when vouchers become available. This can take several months to years.
- When selected, complete the full HCV rental assistance application and provide required documents.
- Attend an eligibility appointment for income verification and screening.
- If approved, attend a voucher briefing to learn how to use your voucher.
- Start your housing search – find a suitable rental unit within 60 days.
- Have the unit inspected to ensure it meets standards.
- Sign lease and move into your new home!
The online pre-application process is open for limited periods when OHA is accepting applicants. You must continue checking the website for when the waiting list is open. Alternatively, you can call 510-874-1550 to have an application mailed to you.
What documents do I need for the Section 8 application?
When your name comes up on the waiting list, these are some of the documents you’ll need to provide for the full application process:
- Government-issued photo ID for all adult family members (18+ years old)
- Birth certificates or other proof of age for all minors
- Social Security cards for all household members
- Proof of citizenship or eligible immigration status
- Income statements – pay stubs, benefits letters, bank statements, etc.
- Assets statements – retirement accounts, property, investments, etc.
OHA will also run a criminal background check and sex offender registration check on all adult family members during the eligibility determination process.
How long is the waitlist for Section 8 in Oakland?
The Section 8 Housing Choice Voucher program in Oakland maintains an extensive waitlist due to high demand. According to recent estimates, there are over 15,000 families currently on the program waitlist in Oakland. However, the wait time varies greatly based on funding availability and turnover of existing voucher recipients. Here are some estimates on current wait times:
- Non-Elderly, Non-Disabled: 5 to 10+ years
- Elderly and Disabled: 2 to 5+ years
- Veterans, Special Programs: 6 months to 2 years
OHA last opened the HCV waitlist for a brief period in early 2022, during which they received over 16,000 new pre-applications. This gives a sense of how competitive the program is in Oakland’s challenging housing market.
Due to the long wait times, it is important to apply as soon as possible when the waitlist is open. You must also ensure OHA has your current address and contact information on file so you do not miss your voucher opportunity when selected.
How many vouchers are available in Oakland, CA?
According to the latest data, the Oakland Housing Authority administers approximately 13,000 active Housing Choice Vouchers. About 75% of these vouchers are tenant-based, allowing recipients to rent any suitable unit in Oakland. The remainder are special purpose vouchers such as:
- Project-Based Vouchers – Linked to specific units rather than the tenant.
- VASH Vouchers – For homeless veterans.
- Family Unification Vouchers – For families involved in child welfare system.
- Mainstream Vouchers – For non-elderly disabled persons.
The 13,000 voucher count can fluctuate year to year based on available funding from HUD. For example, OHA was recently awarded 99 new Mainstream vouchers and 161 new emergency housing vouchers for homelessness. When new vouchers are awarded, OHA selects applicants from its existing waitlist to utilize them.
What is the payment standard for Section 8 in Oakland, CA?
The Housing Choice Voucher payment standard sets the maximum subsidy that a voucher will cover in monthly rent and utilities. This payment standard depends on the Fair Market Rent (FMR) set annually by HUD for each metropolitan area and unit bedroom size.
Here are the current 2023 HCV payment standards for Oakland and Alameda County:
| Unit Size | Oakland Payment Standard | Alameda County Payment Standard |
|---|---|---|
| Studio | $1,755 | $1,878 |
| 1 Bedroom | $2,195 | $2,347 |
| 2 Bedrooms | $2,695 | $2,880 |
| 3 Bedrooms | $3,465 | $3,701 |
| 4 Bedrooms | $3,978 | $4,254 |
For example, a voucher recipient renting a 2-bedroom unit in Oakland would receive a maximum subsidy of $2,695 per month towards rent and utilities. They would pay 30% of their income towards rent, with the voucher covering the remaining amount up to $2,695.
Where can I use the Section 8 voucher in Oakland and Alameda County?
One of the great benefits of the Housing Choice Voucher program is the mobility it provides. Voucher holders have the flexibility to use their rental subsidy at any suitable unit where the landlord agrees to participate in the Section 8 program. This includes:
- Apartments, condos, single-family homes, townhomes
- Scattered site locations across the city and county
- High, medium, and low-density areas
- Low-poverty neighborhoods
There are no designated Section 8 projects or buildings in Oakland. Voucher holders are encouraged to search for units throughout the city and greater Alameda County region to find housing that best meets their needs and preferences.
However, there are some limitations on location:
- The selected unit must be within the jurisdiction of the Oakland Housing Authority.
- No more than 40% of units in any apartment complex can be occupied by voucher holders, with some exceptions.
- The neighborhood poverty rate cannot exceed 20% in most cases.
How do I find a Section 8 approved rental in Oakland?
Here are some tips for voucher holders to find available rentals that accept Section 8 in Oakland and Alameda County:
- Search rental listings on GoSection8, SocialServe, Zillow, Trulia, Craigslist and other rental sites. Filter for “Section 8 accepted.”
- Look for “Equal Housing Opportunity” logos in ads. This indicates the landlord follows fair housing laws.
- Drive or walk around desired neighborhoods and look for “For Rent” signs. Call the numbers listed.
- Tell your friends, family, and neighbors you are looking. Word-of-mouth can be effective.
- Work with a real estate broker who specializes in Section 8 rentals.
- Ask public housing authority for a list of available Section 8 units.
- Consider visiting open houses for rental units and speak directly with the landlord/agent.
Once you find a suitable unit, the landlord must agree to participate in the Section 8 program. The advantages for landlords include guaranteed on-time payments, access to an untapped rental market, and helping provide affordable housing. Many landlords in Oakland participate in Section 8.
What are voucher portability benefits?
One great feature of the Housing Choice Voucher program is portability. This means your rental subsidy can move with you to another jurisdiction, as long as the local housing authority approves. For example:
- You can port your Oakland voucher to use in another city or state.
- You can port your voucher from another housing authority to Oakland.
- Portability allows you to move closer to jobs, schools, family, healthcare, etc.
To port your voucher, the receiving housing authority must have funding available, as well as landlords willing to accept your voucher. You’ll need to reapply and establish residency in the new location. But portability provides more affordable housing opportunities across the country.
Can I lose my Section 8 voucher?
Yes, your participation in the Housing Choice Voucher program can be terminated for certain reasons, including:
- Income exceeds eligibility limits
- Failure to provide required eligibility information
- Fraud or untrue statements made to the housing authority
- Failure to comply with annual reexamination requirements
- Failure to move into a unit after voucher issuance
- Failure to notify housing authority before moving
- Destruction, damage or uninhabitable rental unit
- Engaging in drug-related or violent criminal activity
- Owing debt to a housing authority
- Violating program obligations
Voucher recipients should remain in good standing by following all program rules, keeping a safe and sanitary home, paying their portion of rent on time, recertifying eligibility each year, and notifying their case manager of any changes.
How does Section 8 impact my taxes?
The IRS considers housing assistance payments received through Section 8 as exempt from federal income tax. This includes the portion of rent paid by the housing voucher. However, the income you use to pay your portion of rent is still taxable.
When you report rental income on your taxes, you’ll need to subtract the amount of rent covered by Section 8, since this is not considered taxable income. Be sure to save documentation about your subsidy amount.
One exception is if you sublet part of your Section 8 unit to a tenant. In this case, any rental income you receive from the sublease may be considered taxable income. Consult a tax professional to understand how Section 8 impacts your specific tax situation.
Conclusion
The Housing Choice Voucher Program provides crucial rental assistance for low-income families struggling with housing costs in Oakland and across the country. While wait times can be extensive, the voucher program gives recipients access to quality housing options across the city and in lower-poverty neighborhoods. Understanding eligibility requirements, payment standards, and how to navigate the program is key to utilizing this resource. With some effort and patience, a Section 8 voucher can greatly improve housing stability for those in need.