Section 8 Income Limits NYC 2025: Complete Eligibility Guide

To qualify for Section 8 in New York City, your household income must be at or below 50% of the Area Median Income (AMI). For 2025, this means a family of four cannot earn more than $81,000 per year. But income limits are just one piece of the eligibility puzzle, here's everything you need to know about qualifying for a Housing Choice Voucher in NYC.

2025 Section 8 Income Limits for NYC

HUD updates income limits every year based on Area Median Income calculations. The 2025 AMI for the New York City metropolitan area is $145,800 for a three-person family at 100% AMI.

Section 8 eligibility requires income at or below 50% AMI (Very Low Income). Here are the current limits:

Source: HUD/HPD 2025 Area Median Income calculations, effective April 1, 2025

Priority for Extremely Low-Income Households

Federal law requires PHAs to provide 75% of their vouchers to extremely low-income households (30% AMI or below). If your income falls in this range, you'll have priority on the waitlist:

This priority system means that even if you qualify at 50% AMI, applicants at 30% AMI may be selected first.

What Counts as Income?

NYCHA and HPD count gross annual income from all sources for all household members. This includes:

Counted as income:

Wages, salaries, tips, and overtime (before taxes)

Self-employment income

Social Security benefits

SSI and SSDI

Pension and retirement income

Unemployment benefits

Child support received

Alimony received

Public assistance (welfare)

Interest and dividend income

Regular gifts or contributions from people outside the household

Not counted as income:

Income from household members under 18 (except head of household or spouse)

Foster care payments

Adoption assistance payments

Student financial aid (under certain conditions)

Temporary, nonrecurring income (one-time gifts, insurance settlements)

Income specifically excluded by federal law

Deductions that reduce your counted income:

$480 per dependent (children under 18, elderly dependents, disabled family members)

Childcare costs (for children under 13, to allow work or school)

Disability assistance expenses

Medical expenses for elderly or disabled households (amounts over 3% of income)

Your adjusted gross income after deductions determines your actual rent contribution.

How Much Rent Will You Pay?

If you qualify for Section 8, you'll typically pay 30% of your adjusted monthly income toward rent. NYCHA or HPD pays the rest directly to your landlord, up to the payment standard for your voucher size.

Example:

Household adjusted monthly income: $2,500

Tenant portion: $2,500 × 30% = $750/month

If payment standard is $2,762 and rent is $2,600

NYCHA pays: $2,600 - $750 = $1,850/month

At initial lease-up, your total housing cost (rent + utilities) cannot exceed 40% of your adjusted monthly income. This affordability test protects you from renting a unit you can't sustain.

For details on how payment standards affect what you can rent, see our guide on Section 8 Payment Standards NYC 2025.

Other Eligibility Requirements

Income limits are just one requirement. To qualify for Section 8 in NYC, you must also meet:

Family Composition

You must qualify as a "family" under HUD's definition:
• Two or more persons related by blood, marriage, domestic partnership, adoption, or guardianship
• A single person who is elderly (62+), disabled, or displaced
• Any other single person (though families receive priority)

Immigration Status

At least one household member must be:
• A U.S. citizen, OR
• A non-citizen with eligible immigration status

Families with mixed immigration status (some eligible, some not) may receive prorated assistance.

Social Security Numbers

Every family member with a Social Security number must provide it. If someone doesn't have an SSN and is not legally required to have one, they can sign a certification.

Criminal Background

All household members 16 and older undergo a criminal background check and sex offender registry check. Certain criminal histories (particularly drug-related and violent offenses) can disqualify applicants, though each case is evaluated individually.

No Outstanding Debts to PHAs

If you owe money to NYCHA, HPD, or another housing authority, you may be ineligible until the debt is resolved.

Applying for Section 8 in NYC

Current Waitlist Status

As of late 2025, NYCHA's general Section 8 waitlist is closed to new applications. The last open application period was June 3-9, 2024, when NYCHA randomly selected 200,000 applications for the waitlist.

However, NYCHA continues accepting referrals through Special Admission Programs for:

Referrals from NYC Department of Homeless Services

Referrals from NYC Administration for Children's Services (Foster Youth to Independence)

Referrals from prosecutorial and law enforcement agencies

Stability Voucher Program participants

Veterans through HUD-VASH

If you applied during the June 2024 window, check your status through the NYCHA Self-Service Portal.

HPD Section 8

HPD's Section 8 program is not open to direct public applications. All HPD vouchers come through referrals from:

NYC Department of Homeless Services

HPD homeless and special needs programs

Designated program sponsors

If you're currently in shelter or a homeless services program, ask your case manager about HPD Section 8 referrals.

What Happens If Your Income Changes?

Income Increases

If your income increases while you have a voucher, you must report the change within 30 days. NYCHA will recalculate your rent portion at your next recertification.

Important: There's no income limit for staying on Section 8 once you're a participant. Your income can rise above 50% AMI without losing your voucher—you'll simply pay more toward rent (up to the full contract rent if your income rises significantly).

However, if your income increases substantially and your calculated rent portion exceeds the contract rent, you may voluntarily leave the program.

Income Decreases

If your income drops, report it immediately. You can request an interim recertification to have your rent portion recalculated before your annual recertification date. This prevents you from overpaying while waiting for the annual review.

For complete details on the recertification process, see our guide on Section 8 Annual Recertification in NYC.

Income Verification Process

When you're called from the waitlist, NYCHA will verify your income through:

• Documentation you provide: Pay stubs, tax returns, benefit letters, bank statements
• Third-party verification: Direct contact with employers, Social Security Administration, etc.
• Enterprise Income Verification (EIV): HUD's database that cross-references reported income with federal records

Discrepancies between what you report and what verification reveals can delay your application or result in denial. Be thorough and accurate.

Special Situations

Students

Full-time students have specific eligibility rules. A household composed entirely of full-time students generally does not qualify unless:
• At least one student is married
• The household includes dependent children
• At least one student receives TANF or was in foster care
• At least one student is enrolled in a job training program
• At least one student is a veteran

Self-Employment

Self-employed applicants must provide additional documentation: tax returns, profit/loss statements, and business records. NYCHA calculates net self-employment income (gross receipts minus business expenses).

Zero Income

If you claim zero income, you'll need to explain how you meet basic needs (food, transportation, etc.). Zero-income households are subject to additional verification and may be required to certify their situation more frequently.

Seasonal or Irregular Income

If your income varies significantly throughout the year, NYCHA will estimate your annual income based on available information and may average it over 12 months.

Alternatives If You Don't Qualify

If your income exceeds Section 8 limits, consider these alternatives:

CityFHEPS

The city-funded voucher program has different eligibility criteria, primarily serving households exiting shelter or at risk of homelessness. See our CityFHEPS Landlord Requirements Guide for program details.

Housing Connect

NYC's affordable housing lottery (housingconnect.nyc.gov) offers income-restricted apartments at various AMI levels—including moderate-income units up to 120% AMI.

Mitchell-Lama

These income-restricted buildings serve moderate-income households with limits often higher than Section 8.

DRIE/SCRIE

If you're elderly (62+) or disabled and already renting, these programs freeze your rent at a percentage of your income, with the city paying the difference to your landlord.

Frequently Asked Questions

If I'm over the income limit, can my child apply separately? Children under 18 cannot be heads of household except in rare circumstances (emancipated minors). Once they turn 18, they can apply as a separate household with their own income.

Does asset value count toward income? Assets themselves don't count, but income from assets does. Interest, dividends, and certain imputed income from assets are included in your annual income calculation.

If I'm on the waitlist and my income goes up, do I lose my spot? Not automatically. Your income is verified when you're called for an eligibility interview. If you're over the limit at that point, you won't receive a voucher, but income changes during the years-long wait don't remove you from the list.

Can I work and have Section 8? Absolutely. Section 8 is designed to help working families afford housing. As your income rises, you simply pay more toward rent. The program includes work incentives and disregards certain income for a limited period after you start working.

What if my landlord doesn't know my income changed? Your landlord doesn't need to know your income—only NYCHA/HPD does. Your rent portion changes based on recertification, and NYCHA adjusts their HAP payment accordingly. The contract rent stays the same unless the landlord requests an increase.

How often are income limits updated? HUD publishes new income limits annually, typically effective April 1. However, your eligibility is determined based on the limits in effect when your application is processed, not when you applied.

Contact Information

NYCHA Section 8:

Customer Contact Center: 718-707-7771 (Mon-Fri, 8am-5pm)

Self-Service Portal: selfserve.nycha.info

Eligibility Information

HPD Section 8:

Client Services: 917-286-4300

HPD AMI Information

HUD Income Limits:

HUD User Income Limits

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Already have a voucher? Learn how to find housing, pass inspections, and navigate the program:

How to Transfer Your Section 8 Voucher

Section 8 Inspection Checklist for NYC

Section 8 Annual Recertification Guide

Landlords: Understanding tenant income helps you work effectively with voucher holders. See our guide to becoming a Section 8 landlord in NYC.