Section 8 of the Housing Act of 1937 (), often called Section 8, as repeatedly amended, authorizes the payment of rental housing assistance to private landlords on behalf of low-income households in the United States. Fort Lauderdale, Florida Housing Authority Director William H. Lindsey, upon the advice of Housing Authority attorney J. Richard Smith, initially developed 11(b) financing in the early 1970s to accommodate a local savings and loan interested in assisting with urban renewal projects Lindsey eventually brought to fruition. This was the initial impetus for the subsequent development of the now well known Section 8 Program. 68% of total rental assistance in the United States goes to seniors, children, and those with disabilities. The U.S. Department of Housing and Urban Development manages Section 8 programs. The Housing Choice Voucher Program provides "tenant-based" rental assistance, so a tenant can move from one unit of at least minimum housing quality to another. Of the 5.2 million American households that received rental assistance in 2018, approximately 2.2 million of those households received a Section 8 Housing Choice voucher. Landlords are not required to participate in the voucher program. Some states have laws that prevent landlords from discriminating based on source of income. These laws are not applicable in all areas, and the program remains voluntary in most places. The program also allows individuals to apply their monthly voucher towards the purchase of a home, with over $17 billion going towards such purchases each year. Voucher amounts vary depending on city or county, size of unit, and other factors. Once individuals receive a voucher they have a limited amount of time, usually 2 to 4 months, to find a unit with a willing landlord that meets HUD housing standards. If they don't find housing, they lose their voucher and must apply again. As of 2010, the wait lists for Section 8 vouchers are very long - up to 10 to 20 years, and many city or county programs are permanently closed to new applicants. Voucher amounts are based on Fair Market Rents (FMRs) calculated in the area by the Department of Housing and Urban Development (HUD). Recently, a Small Area Fair Market Rents (SAFMRs) program was established to reduce the area that rents are based on to the area of zip codes in major metropolitan areas. Section 8 also authorizes a variety of "project-based" rental assistance programs, under which the owner reserves