New Hampshire Section 8 Rules: A 7-9 Year Wait, No Voucher Protection

By Steve Levine · Updated November 3, 2026

Short answer: The biggest fact about New Hampshire Section 8 rules is the wait: New Hampshire Housing, which runs about 4,300 vouchers statewide, tells applicants to expect a 7 to 9 year waiting list. State law does not help you once you have one, because RSA 354-A:10 does not list source of income as a protected class, so a landlord may decline a voucher.

There is one state-law advantage. New Hampshire already limits evictions from most rental housing to listed reasons under RSA 540:2, which overlaps with the federal good-cause rule for voucher tenancies. The sections below cover who to apply to, how to shorten the wait, and what protects you after you move in.

Key New Hampshire Section 8 rules

Rule	New Hampshire	Statute
Must a landlord accept a voucher?	No. Source of income is not a protected class	RSA 354-A:10
Statewide voucher agency	New Hampshire Housing, about 4,300 vouchers, 7-9 year wait	NH Housing FAQ
Grounds to evict from restricted property	Nonpayment, damage, lease violations, safety, other good cause and other listed reasons	RSA 540:2
Federal eviction limits for voucher tenants	Listed grounds, written notice, court action	24 CFR 982.310
Your share of rent	Usually 30% of adjusted income	24 CFR 5.628

Who runs vouchers in New Hampshire

New Hampshire Housing

The state’s housing finance agency doubles as its largest voucher program. According to its program FAQ, it manages about 4,300 Housing Choice Vouchers across the state, the list “is open at this time,” and the wait runs 7 to 9 years. It also notes that sub-lists and preferences exist that you can only be considered for by applying.

Those sub-lists can move much faster. The agency’s special programs page describes VASH vouchers for homeless veterans referred by the VA; Mainstream vouchers for households with a non-elderly person with a disability, ages 18 to 61, with preference for people leaving institutions; and Family Unification vouchers for families whose housing problems threaten a child’s placement and for youth ages 18 to 24 leaving foster care. Each needs third-party verification, so check the matching box on the application.

City housing authorities

Several cities run their own programs alongside the state. The Manchester Housing and Redevelopment Authority operates a Section 8 voucher program and takes applications through its “Apply for Housing and Rental Assistance” page or at (603) 624-2100. Applying to both the state and your city’s agency is allowed and often sensible given the length of the state list.

Can a New Hampshire landlord refuse Section 8?

Yes. RSA 354-A:10 protects age, sex, gender identity, race, religion, color, marital status, familial status, physical or mental disability and national origin, and it refers to sexual orientation in its advertising provisions. Income source and housing assistance are absent from that list.

The practical takeaway is to market yourself to landlords who already work with the program. Ask your agency for a list of participating owners, and be ready to explain how fast the agency pays and inspects. If a refusal seems to be about your children or a disability rather than the voucher, that can still be illegal discrimination, and you should keep notes.

Eviction protection: state and federal together

New Hampshire’s eviction statute sorts rentals into “restricted” and “nonrestricted” property. For restricted property, RSA 540:2, II allows a landlord to end your tenancy only for reasons such as unpaid rent after a demand, substantial damage, a material lease violation, conduct that threatens health or safety, or other good cause. A newer ground, in paragraph II(i), allows termination at lease expiration with 60 days’ notice, if the landlord files suit within 6 months.

The federal voucher rule adds its own layer. Under 24 CFR 982.310, a voucher landlord must give written notice of the grounds and may evict “only by instituting a court action.” During the initial lease term the owner generally cannot rely on “other good cause.” Our New Hampshire eviction process guide explains the court steps and answer deadlines.

The rest of the federal framework

Your rent share under 24 CFR 5.628 is the greatest of 30% of monthly adjusted income, 10% of monthly gross income, or a few other figures. The agency inspects your unit before move-in and at least every other year under 24 CFR 982.405, and reviews your income at least yearly under 24 CFR 982.516. If your hours are cut mid-year, ask for an interim review rather than waiting for the annual one.

Because New Hampshire’s wait is so long, portability is worth knowing about too. A voucher from New Hampshire Housing can generally move with you to another state that runs the program, under 24 CFR 982.353, subject to a possible 12-month residency rule if you did not live in the agency’s area when you applied.

A New Hampshire example

Linda, 64 and living in Concord, applied to New Hampshire Housing years ago. Her younger brother, 52, who has a disability, lives with her, so she also checked the Mainstream sub-list. In June 2026 she is selected from that sub-list. Her household’s adjusted income is $1,700 a month, and its gross is $1,800.

Her total tenant payment is the larger of 30% of $1,700, or $510, and 10% of $1,800, or $180, so she pays $510. Two landlords decline her voucher, which is legal under RSA 354-A:10. A third accepts. If her building counts as restricted property, a landlord who later wants her out needs a reason listed in RSA 540:2, II, including the 60-day lease-expiration route, plus a court case, not just a letter. Try your own figures in our Section 8 rent calculator.

Applying: steps and paperwork

Apply to New Hampshire Housing through the application link on its voucher program pages, and ask the agency for another format if you cannot apply online.
Mark every special program sub-list you might qualify for, such as VASH, Mainstream or Family Unification.
Apply separately to your city’s housing authority if it has one, such as Manchester’s.
Gather ID and Social Security numbers for everyone, birth certificates, income proof (pay stubs, benefit letters), and proof of citizenship or eligible immigration status.
Keep your address current. On a list measured in years, a returned letter can mean losing your place.

New to the program? Our explainer on how Section 8 works covers the landlord contract and payment standards.

Frequently Asked Questions

Why is New Hampshire’s voucher wait 7 to 9 years?

New Hampshire Housing administers about 4,300 vouchers, and openings come only when current families leave the program or funding grows. The agency still advises applying, since sub-lists and preferences can shorten the wait.

Can I be on New Hampshire Housing’s list and Manchester’s list at the same time?

Yes. They are separate agencies with separate lists. Take the first voucher you are offered, and tell the other agency once you are housed.

Does RSA 540:2 apply to voucher tenants?

If your unit is restricted property, yes, and the federal good-cause rule in 24 CFR 982.310 applies on top. In practice, a voucher landlord in New Hampshire needs both a valid reason and a court case.

Is there a New Hampshire law against refusing housing assistance?

Not in RSA 354-A:10 as currently written. A landlord can say no to a voucher unless the refusal is really about a protected characteristic.

Do voucher tenants get special deposit rules?

No. The standard state deposit law applies; see our New Hampshire security deposit guide.

Your next step is to submit a New Hampshire Housing application now, even if you also apply locally, because years on the list count. For other states’ rules, visit our Section 8 rules by state hub. This is general information, not legal advice; for a refusal or eviction problem, find legal aid through LSC.

Sources

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