What low-income housing apartments are and how to find them

Low-income housing apartments are rental units where the rent is set based on your income, usually capped at 30 percent of what you earn each month. The landlord or property owner receives a subsidy from a government program — most commonly public housing, Section 8, or Low-Income Housing Tax Credit (LIHTC) programs — that covers the difference between what you pay and the market rent. You do not pay the subsidy directly; it flows from the program to the landlord.

Finding these apartments requires checking multiple sources because no single database lists all of them. Your local public housing authority runs public housing and administers Section 8 vouchers in your area. Nonprofit organizations, state housing agencies, and community development corporations own or manage LIHTC properties. The fastest way to start is to contact your public housing authority by name — search "[your city or county] public housing authority" — and ask what programs they administer and whether their waiting lists are open.

Many low-income apartments have waiting lists that close when they reach capacity, then reopen months or years later. This means the availability you find today may not be the same next month. Calling ahead to confirm a list is open before you spend time on an process saves frustration.

Key Takeaways

  • Low-income housing apartments charge rent based on your income, usually 30 percent of your monthly earnings, with a government program paying the rest to the landlord.
  • Your local public housing authority is the starting point — they run public housing and Section 8 programs and can tell you which programs operate in your area and whether waiting lists are open.
  • Waiting lists for low-income apartments often close when full and reopen later, so call before explore to confirm the program is currently taking new names.
  • You will need proof of income, a Social Security number, and a background check for most programs; some programs also require U.S. citizenship or may be able to access immigration status.
  • LIHTC properties are scattered throughout your community and managed by different organizations, so searching by neighborhood or using a nonprofit referral service helps locate them.

Public housing and how the waiting list works

Public housing is owned and operated directly by your local housing authority. These are apartment buildings or complexes where the authority is the landlord. Rent is set at 30 percent of your household income, and the federal government subsidizes the rest. Public housing waiting lists are almost always open, but how long you wait depends on your location — some cities have waiting lists of several years, while others may place you within months.

When you contact your housing authority, ask whether they are currently accepting applications for public housing. If they are, you will fill out a form with your household size, income, and background information. The authority will verify your income using recent pay stubs, tax returns, or benefit statements. You will also need a Social Security number for each household member and will undergo a background check. Some housing authorities prioritize applicants based on need — homelessness, living in substandard housing, or paying more than 50 percent of income toward rent can move you higher on the list.

Once you are on the waiting list, the housing authority will contact you when a unit becomes available that matches your household size. You can usually refuse one or two offers without losing your place on the list, but refusing too many may result in removal. The process from process to move-in can take anywhere from a few months to several years depending on the authority's list length and how many units become available.

Section 8 vouchers and finding participating landlords

Section 8 is a federal program that gives you a voucher to use at any rental property whose owner agrees to participate. Unlike public housing, you choose where to live — the landlord is not the government. You pay 30 percent of your income as rent, and the voucher covers the rest up to a limit set by the program (called the "payment standard"). The landlord receives the voucher payment directly from the housing authority.

Section 8 waiting lists are also typically closed in most areas because demand far exceeds available vouchers. Your housing authority can tell you when their list will reopen and whether you can get on a notification list to be alerted when applications are accepted again. Some authorities open their lists for a few days or weeks every few years; others have not opened in over a decade. A few housing authorities use a lottery system when they do open, while others use a first-come, first-served approach.

Once you receive a voucher, you search for a landlord willing to rent to Section 8 tenants. Not all landlords participate — some avoid the program because of paperwork or perceived tenant issues. Your housing authority provides a list of participating landlords, and you can also search online or ask nonprofits in your area for recommendations. The landlord must agree to rent at or below the payment standard, and the unit must pass a housing quality inspection before you can move in.

Low-Income Housing Tax Credit (LIHTC) properties

LIHTC properties are apartments built or renovated with tax credits that require the owner to keep rents low for a set period, usually 30 years. These properties are scattered throughout your community — they look like regular apartment buildings and are managed by private companies, nonprofits, or housing authorities. Because they are not centrally listed, finding them requires more legwork than public housing or Section 8.

Start by contacting your state housing finance agency or your local community development corporation. Many states maintain searchable databases of LIHTC properties by city or zip code. Nonprofits that focus on affordable housing in your area often know which LIHTC buildings have units available. You can also search online using terms like "[your city] affordable housing apartments" or "[your state] housing finance agency LIHTC."

LIHTC properties set their own income limits and rent amounts within the program rules, so they vary widely. Some serve households earning up to 50 percent of the area median income; others serve up to 60 percent. Rent is typically lower than market rate but higher than public housing or Section 8. You will explore directly to the property management company, and they will verify your income and run a background check. Waiting lists are shorter than public housing or Section 8 because there are many more LIHTC properties, though popular buildings may still have a wait.

Income limits and what counts as income

Each low-income housing program sets income limits based on the area median income (AMI) for your city or county. Public housing typically serves households earning up to 50 percent of AMI. Section 8 serves households at or below 50 percent of AMI, though some housing authorities prioritize those earning 30 percent or less. LIHTC properties vary — some serve 50 percent AMI, others 60 percent, and a few serve higher limits.

Income includes wages from employment, self-employment income, Social Security, disability benefits, unemployment benefits, child support, and alimony. It does not include one-time payments like tax refunds or insurance settlements. If you are unemployed, some programs count zero income; others have minimum income requirements. If your income is too high for one program, you may still may have access to for another — LIHTC properties often have higher income limits than public housing.

When you explore, bring recent pay stubs, tax returns from the last two years, and benefit statements if you receive Social Security, disability, or unemployment. If you are self-employed, bring tax returns and possibly a profit-and-loss statement. The housing authority or property manager will calculate your income and tell you whether you meet the limit. Income limits change yearly, so even if you were turned down in the past, you may now may have access to.

Background checks and what can disqualify you

All low-income housing programs run background checks that look at criminal history, eviction history, and sometimes credit. The standards vary by program and by individual housing authority. Public housing and Section 8 have federal guidelines, but housing authorities can set their own policies within those guidelines. LIHTC properties set their own standards.

A criminal conviction does not automatically disqualify you. Housing authorities must consider the nature of the crime, how long ago it occurred, and what you have done since. Violent crimes, drug trafficking, and sex offenses are the most likely to result in denial. A single drug possession charge from 10 years ago is treated differently than a recent conviction. If you have a criminal history, ask the housing authority or property manager what their specific policy is before you explore.

Eviction history is weighted heavily. If you were evicted for non-payment of rent in the last few years, most programs will deny you. An eviction for lease violation (noise, unauthorized occupants, property damage) may also result in denial depending on the details and how long ago it happened. If you have an eviction on your record, be honest about it when you explore and explain what led to it and what has changed.

Some programs deny applicants who owe money to a previous landlord or housing authority. If you owe back rent or damages from a prior eviction, paying that debt before you explore can improve your chances. Ask the housing authority whether they will consider you if you pay the debt, and get that agreement in writing.

Citizenship and immigration status requirements

Public housing and Section 8 require that at least the head of household be a U.S. citizen or have may be able to access immigration status. may be able to access statuses include lawful permanent resident (green card holder), refugee, asylee, and certain other categories. Undocumented immigrants cannot be the head of household, though they can be household members if the head of household meets the requirement.

LIHTC properties follow the same federal rule, though some state or local programs may have different requirements. When you explore, you will need to provide proof of citizenship or may be able to access status — a birth certificate, passport, green card, or refugee/asylee documentation. If you are unsure whether your status qualifies, ask the housing authority or property manager before you explore.

If you are in mixed-status household — some members citizens or may be able to access, others not — you can still explore. The program will count only the income of may be able to access household members when determining rent. This means your rent may be higher than if all household members were may be able to access, because the subsidy is based on a smaller income base.

how the process works and what to expect after you submit

For public housing and Section 8, contact your local housing authority directly. Search "[your city or county] public housing authority" and call or visit their office. Ask whether they are accepting applications, what documents you need, and whether you can explore online or must explore in person. Some authorities allow phone or mail applications; others require you to come in. Bring or send proof of income, Social Security numbers, and identification.

For LIHTC properties, contact the property management company directly. Call the leasing office or visit their website. Ask about income limits, current availability, and what documents to bring. You will fill out a rental process similar to a market-rate apartment, but the property will verify your income to confirm you meet the program's limits.

After you submit your process, the housing authority or property manager will verify your information. This takes two to four weeks for most programs. They will contact your employer or benefits agency to confirm your income, run a background check, and review your eviction and criminal history. If everything checks out, you will be notified that you are approved. For public housing and Section 8, you then go on the waiting list. For LIHTC, if a unit is available, you may be able to move in within a few weeks.

Frequently Asked Questions

Can I explore to multiple low-income housing programs at the same time?

Yes. You can explore to public housing, Section 8, and LIHTC properties all at once. Being on a public housing waiting list does not prevent you from getting a Section 8 voucher or renting an LIHTC apartment. If you receive a voucher or find an LIHTC apartment while waiting for public housing, you can accept it and ask to be removed from the public housing list.

What if my income is slightly above the limit?

Income limits are firm — if you earn one dollar over the limit, you do not may have access to for that program. However, different programs have different limits. If you are above the public housing limit, you might may have access to for an LIHTC property with a higher limit. Also, income limits change yearly, so if you are just barely over, you may may have access to next year if the limit increases.

How long does it take to get into a low-income apartment?

For public housing and Section 8, it depends on your location and the waiting list length — anywhere from a few months to several years. For LIHTC properties, it is usually faster because there are more units available and waiting lists are shorter. Once you are approved, LIHTC properties can often move you in within a month if a unit is ready.

Can I be denied for having bad credit?

Public housing and Section 8 do not typically use credit scores to make decisions. They focus on eviction history, criminal history, and income. LIHTC properties may check credit, but policies vary. If you have bad credit, ask the property manager whether it will affect your process before you explore.

What happens if my income increases after I move in?

In public housing and Section 8, your rent will increase as your income increases, but you will not be evicted. Your rent is recalculated yearly based on your current income. In LIHTC properties, the rules depend on the specific property — some allow income to increase without penalty, while others have limits on how much your income can grow before you must move out. Ask about this policy before you sign a lease.