Get Your Free Guide to Section 8 Housing in New Hampshire

What Section 8 Housing Is and How It Works in New Hampshire

Section 8 is a federal housing program created in 1974 that helps low-income families, elderly people, and people with disabilities pay for rental housing. The program gets its name from Section 8 of the Housing Act of 1937. Instead of building housing itself, the government gives money to property owners and renters to make housing more affordable.

In New Hampshire, Section 8 works through Public Housing Authorities (PHAs). These are local agencies that manage the program in their areas. The largest is the Manchester Housing Authority, but there are PHAs in cities like Nashua, Portsmouth, Keene, and Concord. Each PHA has its own waiting list and rules, though they all follow federal guidelines.

The program works in two main ways. With tenant-based vouchers, renters receive a voucher that helps pay rent at any private landlord who accepts the program. The government pays part of the rent directly to the landlord, and the renter pays the rest. With project-based assistance, the subsidy is tied to a specific apartment building, so if you move, you lose the assistance.

New Hampshire has approximately 8,000 Section 8 vouchers in use across the state. This means 8,000 households receive help paying rent. However, the waiting lists are long in many areas—sometimes years long. Portsmouth, for example, has had its waiting list closed to new applications at various times because demand is so high.

Renters typically pay 30 percent of their income toward rent, and Section 8 covers the rest up to a limit called the "Fair Market Rent." This amount varies by county and by apartment size. For example, a two-bedroom apartment in Hillsborough County might have a Fair Market Rent of $1,300, while the same apartment in Grafton County might be $950. If you find an apartment that rents for less, you could pay less than 30 percent of your income.

Practical Takeaway: Section 8 is a rental subsidy program managed locally through Public Housing Authorities in your area. Understanding which PHA serves your town and how tenant-based vouchers work will help you learn what to expect from the program.

Income Limits and How They Are Calculated

To participate in Section 8, your household income must fall below certain limits. These limits change each year and vary based on family size and the county where you live. The U.S. Department of Housing and Urban Development (HUD) sets these limits, and New Hampshire PHAs use them to determine who can participate.

Income limits are based on the area median income (AMI) for your region. For example, in 2024, the income limit for a family of four in Hillsborough County (which includes Manchester and Nashua) was approximately $59,650 per year before taxes. In more rural Grafton County, it was lower, around $50,800. These numbers change annually, usually in March or April.

When calculating household income, PHAs count money earned by all household members age 18 and older who are not full-time students. This includes wages, salaries, self-employment income, unemployment benefits, Social Security, pensions, and child support. However, not all income counts. For example, the first $480 per year of income earned by a full-time student or disabled household member may not be counted. Some benefits like Supplemental Security Income (SSI) have exclusions too.

Certain types of income do not count toward the limit at all. These include benefits from Temporary Assistance for Needy Families (TANF), SNAP (food stamps), and some other assistance programs. Money from foster care, adoption assistance, or kinship care also does not count. If you receive a lump sum payment—like an inheritance or a court settlement—it may or may not count depending on whether you receive it in regular payments or all at once.

Your income is calculated as an average over the past 12 months or the next 12 months, whichever is more accurate. If you started a new job, recently lost employment, or have income that changes seasonally, the PHA will look at what your income is likely to be going forward. They may ask for recent pay stubs, tax returns, and letters from employers.

It is important to note that income limits for continuing assistance are sometimes higher than income limits for initial admission. This means you might not be able to join Section 8 with your current income, but if you were already on the program and your income increased slightly, you could stay. This is called the "income recertification" process, which happens annually.

Practical Takeaway: Find out the income limit for your family size and county by contacting your local PHA directly or checking the HUD website. Income is calculated over 12 months and includes wages, benefits, and other money sources—but some types of assistance do not count.

Waiting Lists: What to Expect and Timeline Realities

Nearly every PHA in New Hampshire has a waiting list for Section 8. This means you cannot receive a voucher immediately after submitting information. Instead, you go on a list, and the PHA calls you when a voucher becomes available. The length of this wait varies dramatically by location.

In Manchester, one of the state's largest PHAs, the waiting list has closed multiple times because it grew too large. When the list is closed, no new names are being added. In Portsmouth, waits have been reported at three to five years or longer. In smaller towns like Keene or Rochester, waiting times may be shorter—sometimes one to three years—but this varies. Concord's wait has fluctuated between two and four years.

Waiting lists often operate on a first-come, first-served basis, though some PHAs use a lottery system or give priority to certain groups. For example, some PHAs prioritize people experiencing homelessness, families with children, elderly people, or people with disabilities. Ask your local PHA about their specific priority system.

While on the waiting list, you have no financial assistance. You must continue paying full rent yourself. This is why many people on waiting lists face housing instability. Some may move to more affordable apartments, double up with family, or experience homelessness while waiting for their turn.

When a voucher becomes available and it is your turn, the PHA will contact you. Most will send a letter, but some may call. You will have a short time period—usually 10 to 30 days—to respond. If you do not respond, the PHA moves to the next person on the list and you may lose your place. This is why it is important to keep your address and phone number current with the PHA.

Once you respond and confirm you are still interested, you will attend a PHA orientation. This explains the program rules, your rights and responsibilities, and how to search for an apartment. After orientation, you have another time period—usually 120 days—to find a suitable apartment that a landlord will rent to you using Section 8. If you cannot find one in time, the PHA may extend this deadline, but you should not count on it.

Practical Takeaway: Waiting list times in New Hampshire range from one to five-plus years depending on location. During this time, you receive no assistance. Keep your contact information updated with your PHA, and respond immediately when called.

Finding and Renting an Apartment as a Section 8 Holder

Once you receive a Section 8 voucher, you have a specific amount of time to find an apartment. This period is usually four months, though it can be extended in some cases. Finding a landlord willing to accept Section 8 is often the hardest part of the process, especially in tight rental markets.

Not all landlords accept Section 8. Some have policy against it, while others want to avoid dealing with government paperwork and inspections. In New Hampshire's larger cities like Manchester and Nashua, more landlords accept Section 8, but even there, you will find many who do not. In smaller towns and rural areas, the number of Section 8-friendly landlords may be very small.

To find apartments, you can search regular rental listing websites and call to ask if they accept Section 8. Many listings do not mention it, so you have to ask directly. You can also contact local nonprofits that help with housing, such as