The Section 8 voucher program, now called Housing Choice Vouchers, provide a government subsidy to bridge the gap between a low-income tenant's income and the cost of providing housing, enabling recipients to choose where they want to live. The property operator enters into a contract with the tenant and third party, usually the local housing authority, which pays the portion of the rent above the amount to which the tenant is directly obligated to the landlord, as a rental subsidy, subject to maximum fair market rents for the community. In many communities, vouchers go unused, because the voucher-holder cannot find a unit that will accept the voucher. This can happen for a variety of reasons – the value of the voucher is not enough to cover the market rent, there are few available units, or because the housing provider is not willing to accept a voucher. There are legitimate reasons for a landlord to refuse a voucher – based on the significant burdens required for voucher acceptance. Numerous studies have shown that providing incentives and reducing burdens can greatly help with voucher usage