Section 8 Recertification: Annual and Interim Reexams
Updated · Reviewed against current HUD program rules
Recertification is the yearly checkup that keeps your Housing Choice Voucher active. Your public housing agency (PHA) re-verifies your income, household members, and rent share, then recalculates what you pay and what the voucher pays. Federal rules at 24 CFR 982.516 require a full reexamination at least once every 12 months, and most PHAs run the process on the anniversary of your first lease under the program.
There are two tracks: the scheduled annual reexam and interim reexams triggered by changes between anniversaries, such as a raise, a job loss, or someone moving in or out. Missing paperwork or failing to report a change can raise your rent share retroactively or put your assistance at risk, so treat every PHA letter as time sensitive. This guide maps the timeline, the triggers, the rent dates, and the documents, with links to the primary rules. It is general information, not legal advice, and PHA policies vary, so confirm details with your agency.
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The annual reexam: a 120, 60, and 30 day rhythm
Think of the annual cycle in three beats. About 120 days before your anniversary, the PHA starts its side: pulling your file, scheduling staff, and preparing your reexam packet. About 60 days out, you should receive that packet with forms, an interview date, and a document deadline. About 30 days before any rent increase takes effect, you must receive written notice of the new amount. These are the standard federal cadences; your PHA sets exact dates, so open every letter the week it arrives.
The interview itself is usually short: a caseworker reviews your forms, asks about income and household changes, and tells you what is missing. Many PHAs now offer phone or online interviews, but some still require in-person visits. If the scheduled time conflicts with work, childcare, or medical care, ask in writing for a new slot right away and keep the reply. A missed interview with no contact is one of the most common paths to a termination notice, and it is avoidable.
After verification, the PHA issues a new rent calculation showing your tenant share and the housing assistance payment to your landlord. Read it the day it arrives. Math errors happen, especially with irregular hours, overtime, or child support, and catching one early is far easier than unwinding months of overcharges. Our eligibility and income limits guide explains how adjusted income works so you can check the figures.
- Day minus 120: the PHA begins file review and schedules your reexam window.
- Day minus 60: you receive the packet; return forms and documents by the stated deadline.
- Interview week: attend, reschedule in writing if needed, and note anything still owed.
- Day minus 30: written notice of any rent increase must reach you before it takes effect.
- Anniversary: the new rent share and assistance payment begin; verify the first month.
Interim reexams: the 10 percent trigger
Between anniversaries, either side can trigger a mid-year reexam. The current federal threshold turns on 10 percent of adjusted income: when your adjusted income drops by 10 percent or more, for example after a layoff or a lost benefit, you may request an interim reexam and the PHA must conduct one. When adjusted income rises by 10 percent or more, you must report the increase and the PHA generally conducts an interim to raise your share.
Two refinements matter. First, increases and decreases are not mirror images: families have a right to a decrease interim at the threshold, while increase interims depend on timely reporting and PHA verification. Second, there is an earned income carve-out: increases made up solely of earned income from wages generally do not trigger a mandatory interim under current HOTMA implementation, though PHA policies differ and some agencies set stricter local reporting rules. When in doubt, report the change in writing and let the PHA decide; over-reporting costs you nothing, while under-reporting can produce retroactive rent bills.
Report changes promptly, typically within 10 days under most PHA plans, and always in writing with proof of delivery. Include what changed, when it changed, and supporting papers such as termination letters or new pay stubs. Keep copies of everything: if the PHA later claims it never heard from you, your paper trail decides the dispute. If a decrease interim is denied or delayed, our denial and termination appeals guide explains how to challenge the decision.
Household composition changes in 2026
Who lives in the unit drives both eligibility and unit size, so composition changes get special treatment. Under current program rules applied through 2026 PHA plans, you must report births, adoptions, court-awarded custody, and any adult or child moving in or out, and you must get advance written approval before a new person moves in. Guests are different from members: most PHAs treat stays beyond 14 consecutive days or a pattern of overnight visits as an unauthorized occupant, which can trigger termination proceedings.
Adding an adult usually means a full screening: criminal background check, income verification, and a new voucher size determination. Removing a member can lower your subsidy standard, for example from a two-bedroom payment standard to a one-bedroom, which changes the math even if your income is flat. Report the change before it happens where possible, and never let someone move in on a promise to tell the PHA later. If a disability makes a live-in aide or an extra bedroom medically necessary, request it as a reasonable accommodation first; our reasonable accommodation guide includes copy-ready letter templates.
When the new rent takes effect
Effective dates follow a simple matrix, and knowing it helps you budget and spot errors:
- Rent increase from an annual reexam: effective after 30 days written notice, usually the first of the month following the notice period.
- Rent increase from an interim reexam: the same 30-day notice rule applies; the PHA cannot backdate an increase to before you were notified.
- Rent decrease from an interim reexam: generally effective the first of the month after you reported the change and the PHA verified it, so report drops immediately.
- Change you failed to report: the PHA may apply the higher share retroactively to the date the change occurred and bill you for the overpaid assistance.
Document checklist: gather these now
Pull these together before the packet arrives so the deadline never catches you short. Bring originals plus copies, and keep a dated set for your own file:
- Photo ID and Social Security cards or numbers for every household member.
- Birth certificates or custody papers for children, plus documents for any new member.
- Pay stubs covering the last 60 to 90 days for every earner.
- Benefit letters for Social Security, SSI, TANF, unemployment, pensions, veterans benefits, and child support.
- Bank statements, plus records of any self-employment income and expenses.
- Childcare and medical expense receipts if you claim those deductions.
- Current lease, landlord contact, and any notices of rent changes or move plans.
- Disability verification if you claim disability-related deductions or request accommodations.
Missed deadlines and unreported changes
The stakes are real but fixable if you act fast. A missed reexam appointment usually draws a warning letter first; respond in writing within days, explain the cause, and ask to reschedule. Repeated no-shows or ignored packets can lead to termination of assistance, which you may appeal through the informal hearing process. Unreported income or unauthorized occupants are treated more seriously and can produce repayment agreements or fraud findings, so correct the record voluntarily before an audit finds it.
If you receive a termination notice, do not wait: most PHAs allow only 10 to 14 days to request a hearing. Free help is available from HUD-approved housing counseling agencies, and the mechanics of payment standards and rent shares are explained in our Housing Choice Voucher guide. Only revisit how applications work if you lose assistance and must reapply later.
Sources
Sources: HUD HCV Guidebook · 24 CFR 982.516 (reexaminations) · HUD housing counseling · HUD PHA directory
Updated 2026-09-08 · Vintage: HUD FY2026 program rules · By SubsidizedHousing.org
About this guide
Program rules in this guide reflect HUD Housing Choice Voucher guidance current as of 2026, centered on 24 CFR 982.516, with individual PHAs setting exact deadlines, reporting windows, and guest policies within federal requirements, so confirm details with your agency. This guide is general information, not legal advice. SubsidizedHousing.org is an independent directory and is not affiliated with HUD or any housing authority.