Finding affordable housing in Tennessee can feel overwhelming, especially when rent keeps climbing across cities like Nashville, Memphis, and Knoxville. The Section 8 Housing Choice Voucher (HCV) program helps very low-income families, seniors, and people with disabilities afford safe, decent housing in the private rental market. If you qualify, the program covers a portion of your monthly rent while you pay roughly 30% of your adjusted income.
This guide walks you through every step of applying for Section 8 in Tennessee, from checking your eligibility to getting on a waiting list and using your voucher.
Not sure if you qualify for Section 8 or other assistance programs? Use our free benefits screener to check your eligibility for housing assistance, SNAP, Medicaid, and more in just a few minutes.
For a broader look at all available programs in the state, visit our Tennessee Benefits Overview.
What Is the Section 8 Housing Choice Voucher Program?
Section 8 is a federal rental assistance program funded by the U.S. Department of Housing and Urban Development (HUD). Instead of placing families in government-owned housing, the program gives eligible households a voucher they can use to rent from private landlords. The housing authority pays a portion of the rent directly to the landlord, and the tenant pays the rest.
In Tennessee, the program is administered at two levels:
- Tennessee Housing Development Agency (THDA) manages the HCV program in 72 of the state's 95 counties, primarily in rural and suburban areas.
- Local Public Housing Authorities (PHAs) operate their own Section 8 programs in larger cities and metro areas, including Nashville, Memphis, Knoxville, and Chattanooga.
This means the agency you apply through depends on where you live or want to live.
Section 8 Eligibility Requirements in Tennessee
To qualify for a Housing Choice Voucher in Tennessee, you must meet several requirements set by HUD and your local housing authority.
Income Limits
Your household income must fall below a certain threshold based on family size and the area where you plan to live. HUD sets these limits each year using the Area Median Income (AMI) for each county or metro area.
There are three income categories for Section 8:
- Extremely Low Income: at or below 30% of AMI (highest priority for admission)
- Very Low Income: at or below 50% of AMI
- Low Income: at or below 80% of AMI (general eligibility cutoff)
Federal rules require that 75% of all new voucher admissions go to extremely low-income households. This means families earning the least get priority.
Because income limits vary by county and metro area, the exact dollar amounts differ depending on your location. The table below shows approximate annual income limits for selected Tennessee areas. These figures are based on HUD data and are updated each fiscal year. Check with your local housing authority or visit HUD's Income Limits page for the most current numbers in your area.
Approximate Annual Income Limits for Selected Tennessee Areas (Very Low Income, 50% AMI)
| Household Size | Nashville Metro | Memphis Metro | Knoxville Metro | Rural TN (Non-Metro) |
|---|---|---|---|---|
| 1 Person | $30,000 to $33,000 | $25,000 to $28,000 | $25,000 to $28,000 | $22,000 to $25,000 |
| 2 Persons | $34,000 to $38,000 | $29,000 to $32,000 | $29,000 to $32,000 | $25,000 to $29,000 |
| 3 Persons | $38,000 to $42,000 | $32,000 to $36,000 | $32,000 to $36,000 | $28,000 to $32,000 |
| 4 Persons | $42,000 to $47,000 | $36,000 to $40,000 | $36,000 to $40,000 | $31,000 to $36,000 |
| 5 Persons | $46,000 to $51,000 | $39,000 to $43,000 | $39,000 to $43,000 | $34,000 to $39,000 |
Note: These are approximate ranges. Exact limits change annually. Always verify current limits with your local PHA or at huduser.gov.
Other Eligibility Requirements
Beyond income, you must also meet these criteria:
- Citizenship or immigration status: You must be a U.S. citizen or have eligible immigration status. You will need to provide documentation.
- Background check: All applicants undergo a criminal background check. Certain convictions (particularly those related to drug manufacturing or sex offenses) may disqualify you.
- Residency: You should live in the area where you are applying, though some PHAs accept applications from outside their jurisdiction.
- Rental history: Housing authorities may review your rental history, including any prior evictions or money owed to other housing programs.
Step-by-Step: How to Apply for Section 8 in Tennessee
Step 1: Determine Which Housing Authority Serves Your Area
The first thing to figure out is which agency handles Section 8 where you live or want to live.
- If you live in one of the 72 counties covered by THDA, you will apply through the Tennessee Housing Development Agency. You can check the THDA coverage map to see if your county is included.
- If you live in a major city or metro area, a local PHA likely manages the program. Key local housing authorities include:
- Nashville: Metropolitan Development and Housing Agency (MDHA) at nashville-mdha.org
- Memphis: Memphis Housing Authority (MHA) at memphisha.org
- Knoxville: Knoxville's Community Development Corporation (KCDC) at kcdc.org
- Chattanooga: Chattanooga Housing Authority (CHA) at chahousing.org
- Clarksville, Jackson, Johnson City, Kingsport, and others also have local PHAs
You can search for your local PHA on HUD's website.
Step 2: Watch for Waiting List Openings
This is the most important (and often most frustrating) part of the process. Section 8 waiting lists in Tennessee are frequently closed due to high demand. When a housing authority opens its list, the window may only last a single day or a few days.
Here is how to stay informed:
- Follow THDA on social media and check thda.org/help-for-renters/waiting-list-openings-and-closings regularly
- Sign up for alerts on sites like AffordableHousingOnline.com that track open waiting lists across the state
- Contact your local PHA directly to ask when they expect to open their list
- Watch local newspapers, where THDA and PHAs are required to advertise waiting list openings
For context, THDA last opened its waiting list on January 8, 2026, and the list was open for only one day (6:00 AM to 11:59 PM). Being prepared and applying quickly when the list opens is critical.
Step 3: Gather Your Documents
When a waiting list opens, you will need to act fast. Having your documents ready ahead of time will save valuable time. Typical documents include:
- Identification: Government-issued photo ID for all adult household members
- Social Security cards for every household member
- Proof of income: Recent pay stubs, tax returns, Social Security award letters, child support documentation, or other income verification
- Proof of citizenship or eligible immigration status
- Birth certificates for all household members
- Proof of current address: Utility bill, lease, or official mail
Some PHAs may require additional documents. Contact your housing authority ahead of time to get the exact checklist.
Step 4: Submit Your Application
For THDA-administered counties, applications are submitted online only when the waiting list is open. THDA does not accept paper applications. You will need internet access and a valid email address.
Local PHAs each have their own application process. Some accept online applications, while others may allow in-person or mail-in submissions. Check with your specific PHA.
When completing your application:
- Provide accurate, complete information about every household member
- Double-check income figures, Social Security numbers, and contact details
- Apply for the specific county where you want to live (THDA requires this)
- Save a copy or confirmation number for your records
Step 5: Wait for Your Name to Be Called
After your application is accepted, you will be placed on the waiting list. The wait time varies widely depending on your location and the demand for vouchers.
- Rural counties may have shorter waits, sometimes months to a year or two
- Urban areas like Nashville and Memphis often have waits of several years
- Your position on the list depends on when you applied and whether you qualify for any preferences (such as being elderly, disabled, or a veteran)
During the waiting period:
- Keep your contact information updated with the housing authority. If they cannot reach you, you may be removed from the list.
- Respond promptly to any correspondence or requests for information.
- Check your status periodically by contacting the housing authority.
Step 6: Complete the Eligibility Verification
When your name reaches the top of the list, the housing authority will contact you for an eligibility interview. During this process, they will:
- Verify your identity and household composition
- Confirm your income and assets
- Run a background check
- Review your rental history
If everything checks out, you will be issued a Housing Choice Voucher.
Step 7: Find a Qualifying Rental Unit
Once you receive your voucher, you typically have 60 to 120 days (depending on the PHA) to find a rental unit that:
- Meets HUD Housing Quality Standards (HQS) for safety and condition
- Has a rent within or near the payment standard for your area
- Has a landlord willing to participate in the Section 8 program
You can rent single-family homes, apartments, townhouses, or even mobile homes, as long as they pass inspection. The housing authority will inspect the unit before approving it.
How Much Rent Will You Pay?
Section 8 tenants generally pay about 30% of their adjusted monthly income toward rent. The housing authority pays the rest directly to your landlord, up to the local payment standard.
For example, if your adjusted monthly income is $1,200, you would pay approximately $360 per month in rent. The housing authority would cover the remaining rent amount up to the payment standard set for your area.
If the actual rent is higher than the payment standard, you are responsible for paying the difference. For this reason, it is important to find a unit with rent close to or below the payment standard.
Special Voucher Programs in Tennessee
Beyond the standard Housing Choice Voucher, THDA and local PHAs administer several special voucher programs:
Mainstream Vouchers
Designed for non-elderly people with disabilities (ages 18 to 61). These vouchers help individuals with disabilities live independently in the community rather than in institutional settings.
Non-Elderly Disabled (NED) Vouchers
Similar to Mainstream vouchers, NED vouchers assist people under age 62 with disabilities who are transitioning from or at risk of entering nursing homes or other institutional care.
Veterans Affairs Supportive Housing (VASH)
A joint program between HUD and the VA that combines Section 8 vouchers with VA supportive services for homeless veterans. Contact your local VA medical center for information.
Project-Based Vouchers
Some vouchers are tied to specific housing developments rather than being portable. These may be available at certain apartment complexes throughout the state.
Tips for a Successful Application
Getting through the Section 8 process in Tennessee takes patience and preparation. Here are some practical tips:
- Apply to multiple housing authorities. You can be on more than one waiting list at a time. Apply to THDA and any local PHAs that serve areas where you would consider living.
- Set up alerts for waiting list openings. Timing is everything.
- Keep a file with copies of all your documents ready to go at any time.
- Be honest on your application. Misrepresenting your income, household size, or other details can result in denial or termination from the program.
- Update your contact information immediately if you move or change phone numbers.
- Ask about preferences. Some PHAs give priority to veterans, elderly applicants, people with disabilities, or residents of the local area. Knowing what preferences are available can help you understand your position on the list.
Other Housing Assistance in Tennessee
If Section 8 has a long wait or the list is closed, consider these alternatives:
- LIHEAP: The Low-Income Home Energy Assistance Program helps with heating and cooling costs. Applications open November 1 each year through THDA.
- Public Housing: Some local housing authorities operate their own housing developments with below-market rents. Contact your local PHA to ask about availability.
- Tennessee 2-1-1: Dial 211 for referrals to local housing assistance, emergency shelters, and other social services.
- USDA Rural Development: If you live in a rural area, USDA rental assistance programs may be available. Visit rd.usda.gov for details.
You may also qualify for other benefits that free up money for rent. Check your eligibility for SNAP, Medicaid (TennCare), LIHEAP, and other programs.
Frequently Asked Questions
How long is the wait for Section 8 in Tennessee?
Wait times vary significantly. In rural counties administered by THDA, the wait may be one to three years. In larger cities like Nashville and Memphis, waits of three to five years or more are common. The actual wait depends on voucher turnover and funding from Congress.
Can I apply for Section 8 online in Tennessee?
Yes. THDA only accepts online applications when their waiting list is open. Many local PHAs also offer online applications. THDA does not accept paper applications.
What happens if I miss a waiting list opening?
Unfortunately, you will need to wait until the next time the list opens to apply. THDA and local PHAs open their lists periodically, and there is no set schedule. Following THDA on social media and signing up for email alerts from housing tracking websites can help you catch the next opening.
Can I use a Tennessee Section 8 voucher in another state?
After you have been on the program for at least one year in the county where you applied, you can request to "port" your voucher to another county in Tennessee or to another state. This is called portability. The one-year residency requirement applies to THDA-administered vouchers.
What if my income changes while I am on the waiting list?
You should report any significant changes in income or household size to your housing authority. Changes could affect your eligibility or your position on the list. Always keep your information current.
Does Section 8 cover utilities?
The voucher does not directly pay your utility bills. However, when calculating your rent portion, the housing authority factors in a utility allowance. This allowance reduces your out-of-pocket rent payment to help account for utility costs.
Can a landlord refuse to accept Section 8?
In Tennessee, there is currently no statewide law requiring landlords to accept Section 8 vouchers. Some landlords choose not to participate in the program. However, several cities and counties may have local ordinances on this topic, so check with your PHA.
Key Contacts
| Agency | Phone | Website |
|---|---|---|
| THDA (72 counties) | 615-815-2169 | thda.org |
| Nashville MDHA | 615-252-8400 | nashville-mdha.org |
| Memphis Housing Authority | 901-544-1341 | memphisha.org |
| Knoxville KCDC | 865-403-1100 | kcdc.org |
| Chattanooga Housing Authority | 423-752-4845 | chahousing.org |
| HUD Tennessee Offices | See hud.gov | hud.gov/states/tennessee |
| Tennessee 2-1-1 | Dial 211 | tn211.mycommunitypt.com |
Start Checking Your Benefits Today
Section 8 is just one of many programs that could help reduce your cost of living. Tennessee residents may also qualify for SNAP (food assistance), TennCare (Medicaid), LIHEAP (energy assistance), and other support programs.
Use our free benefits screener to check your eligibility for all available programs in just a few minutes. It is fast, free, and completely confidential.
