What Berks County Housing Authority does

Berks County Housing Authority (BCHA) is a public agency that manages affordable rental housing in Berks County, Pennsylvania. It administers public housing units, Section 8 vouchers, and other housing programs for low-income residents. The authority does not set income limits or make decisions about who lives where — it runs the properties and voucher program according to federal and state rules.

BCHA serves residents across the county, including Reading and surrounding municipalities. The agency owns and operates public housing developments and distributes federal rental information vouchers to landlords and tenants. If you rent through BCHA or hold a voucher, you deal directly with BCHA staff for lease issues, rent calculations, inspections, and program rules.

The authority is governed by a board of commissioners and funded primarily through federal housing programs. It is not a private landlord and does not make profit on its properties. All revenue goes back into maintaining housing stock and running programs.

Key Takeaways

  • BCHA manages public housing units and Section 8 vouchers across Berks County, with offices in Reading that handle applications, lease questions, and rent disputes.
  • Public housing rent is based on your income — typically 30 percent of your adjusted gross income — and BCHA recalculates it annually when you report earnings.
  • Section 8 vouchers let you rent from private landlords, but the landlord must pass BCHA inspection and agree to the voucher payment terms before you can move in.
  • BCHA has a waiting list for both public housing and vouchers; the list is sometimes closed when demand is very high, and reopens periodically.
  • If you have a dispute with BCHA over rent, lease terms, or eviction, you have the right to a hearing before an independent officer before the agency can remove you.

Public housing units and how rent works

BCHA owns and operates apartment buildings and townhouses throughout Berks County. These are not subsidized private rentals — BCHA itself is the landlord. When you live in BCHA public housing, your lease is with the authority, and BCHA handles maintenance, repairs, and lease enforcement.

Rent in public housing is income-based. You pay approximately 30 percent of your adjusted gross monthly income, or the local fair market rent for that unit size, whichever is lower. BCHA recalculates your rent once per year when you submit income documentation. If your income drops, your rent drops. If your income rises, your rent rises at the next recertification.

You must report changes in household income, employment, or family size within 30 days. Failure to report can result in back rent owed or lease violation. BCHA will ask for recent pay stubs, tax returns, or benefit letters to verify income. If you are unemployed, you may still be able to live in public housing at a minimum rent amount, which varies by property.

Section 8 vouchers and finding a private landlord

BCHA also administers Section 8 Housing Choice Vouchers, which allow you to rent from a private landlord instead of living in BCHA-owned property. The voucher covers a portion of your rent; you pay the difference out of pocket. The landlord receives the voucher payment directly from BCHA.

To use a Section 8 voucher, you must find a landlord willing to accept it. Not all landlords do — some refuse vouchers because of paperwork requirements or because they prefer to set their own rent. Once you find a willing landlord, BCHA must inspect the unit to may support it meets housing quality standards. The inspection covers things like working plumbing, heat, electrical outlets, and structural safety. If the unit fails, the landlord must make repairs before you can move in.

Your portion of the rent is typically 30 percent of your adjusted income. BCHA pays the landlord the difference between your share and the voucher payment standard for your area. If the landlord's asking rent is higher than the payment standard, you pay the extra amount yourself. If it is lower, you pay less.

Waiting lists and how to get on them

BCHA maintains separate waiting lists for public housing and Section 8 vouchers. Both lists can be very long — wait times vary from a few months to several years depending on demand and funding. The lists are sometimes closed to new applicants when the backlog is too large.

To get on a waiting list, you must contact BCHA directly and submit an process. You will need to provide proof of income, identification, and household composition. BCHA staff can tell you whether the list is currently open and what documents you need to bring. You can call BCHA's main office or visit in person to ask about current wait times and process status.

Your position on the list depends on the date you applied, not on how much you need housing. Some applicants are moved up the list if they have a disability or are experiencing homelessness, depending on BCHA's local preferences. Once your name reaches the top and a unit or voucher becomes available, BCHA will contact you with an offer.

Inspections, maintenance, and lease violations

BCHA inspects all public housing units annually and Section 8 units before you move in and periodically afterward. Inspectors check for health and safety hazards, working utilities, pest control, and cleanliness. If you live in public housing and the unit fails inspection because of damage you caused, you may be charged for repairs. If BCHA-owned systems fail, BCHA pays for repairs.

If you report a maintenance problem in public housing, BCHA must respond within a set timeframe — usually 24 hours for emergencies like no heat or water, and longer for non-urgent repairs. If BCHA does not make repairs, you can contact a tenant advocate or file a complaint with the Pennsylvania Housing Finance Agency.

Lease violations in public housing include non-payment of rent, unauthorized occupants, criminal activity, or damage beyond normal wear. BCHA must give you written notice and a chance to cure the violation before starting eviction. You have the right to a hearing before an independent hearing officer before BCHA can remove you from the unit.

Rent disputes and your right to a hearing

If you disagree with BCHA's calculation of your rent, the amount of a repair charge, or a lease violation notice, you have the right to request a hearing. This is called a grievance hearing and is conducted by someone not involved in the original decision. You can present evidence, bring a witness or advocate, and explain your side of the dispute.

To request a hearing, you must submit a written request to BCHA within a set number of days of receiving the notice — usually 10 to 14 days. BCHA will schedule a hearing date and notify you in writing. The hearing officer will make a decision and issue a written order. If you disagree with the outcome, you may be able to appeal to a higher authority or file a complaint with HUD (the U.S. Department of Housing and Urban Development).

You do not need a lawyer to request a hearing, though you can bring one. Many legal aid organizations in Berks County offer free representation to low-income tenants in housing disputes. Contact Berks Community Action Program or a local legal aid office for help.

Contacting Berks County Housing Authority

BCHA's main office is located in Reading. You can reach the authority by phone, mail, or in-person visit to ask about waiting lists, submit an process, report maintenance problems, or request a hearing. Staff can answer questions about income limits, rent calculations, lease rules, and program changes.

If you have a complaint about BCHA's actions or decisions, you can file a grievance with the authority itself or contact HUD's Office of Inspector General. You can also reach out to tenant advocacy organizations in Berks County, which can help you understand your rights and navigate disputes.

Frequently Asked Questions

How long does it take to get public housing or a Section 8 voucher?

Wait times vary widely depending on how many units are available and how many people are on the list. Some applicants wait months; others wait years. BCHA can tell you the current average wait time when you explore. Lists are sometimes closed, which means you cannot explore until they reopen.

What happens if my income goes up while I live in BCHA housing?

Your rent will increase at your next annual recertification. You pay 30 percent of your new adjusted income. If your income rises significantly, you may eventually earn too much to stay in the program — BCHA will tell you the income limit when it applies.

Can a landlord refuse to rent to me because I have a Section 8 voucher?

In Pennsylvania, it is illegal for a landlord to refuse to rent to you solely because you hold a Section 8 voucher. However, a landlord can refuse if the unit fails inspection, if the rent is below their asking price, or for other non-discriminatory reasons. If you believe you were refused because of your voucher, you can file a complaint with HUD's Office of Fair Housing and Equal Opportunity.

What do I do if BCHA tries to evict me?

You have the right to a grievance hearing before BCHA can remove you. Request the hearing in writing within the timeframe stated in the eviction notice. Bring any evidence that supports your case — pay stubs, receipts, medical records, or witness statements. Contact a legal aid organization when ready if you cannot afford a lawyer.

Can I transfer to a different BCHA unit or to a Section 8 voucher?

Transfers between BCHA properties and from public housing to Section 8 are possible but depend on availability and your lease status. You must request a transfer through BCHA and meet program requirements. Ask BCHA staff about the current transfer policy and whether you are may be able to access.