What the Buffalo Municipal Housing Authority Does

The Buffalo Municipal Housing Authority (BMHA) is the public agency that runs public housing and the Section 8 voucher program in Buffalo, New York. It owns and manages apartment buildings where tenants pay rent based on their income, and it also administers vouchers that let people rent from private landlords while BMHA pays part of the rent. BMHA is not a landlord you call to rent an apartment — it is the government body that decides who gets into public housing or receives a voucher, collects rent, and maintains the buildings.

BMHA serves Buffalo residents whose income falls below certain limits. The agency has a waiting list for both public housing and vouchers, and both lists are usually closed because demand is far higher than available units. When a list does open, BMHA announces it through local media and its website.

Key Takeaways

  • BMHA runs public housing apartments and Section 8 vouchers in Buffalo; you cannot rent directly from BMHA but instead go through its process process for either program.
  • Both the public housing and voucher waiting lists are usually closed, and BMHA only accepts new applications when a list reopens.
  • Your rent in either program is calculated as a percentage of your gross monthly income, typically 30 percent, with BMHA or the voucher covering the rest.
  • You must provide proof of income, citizenship or may be able to access immigration status, and a clean background check to be considered.
  • Contact BMHA directly at its main office or website to learn when lists reopen and what documents you need to bring.

Public Housing vs. Section 8 Vouchers: The Difference

Public housing means you rent an apartment that BMHA owns. BMHA sets the rent based on your income — usually 30 percent of your gross monthly income — and you pay that amount directly to BMHA. The rest of the cost is covered by federal funding. BMHA is responsible for maintenance, repairs, and building upkeep. Public housing in Buffalo includes family apartments, senior buildings, and scattered-site homes.

A Section 8 voucher means BMHA gives you a voucher worth a certain amount of money each month, and you use it to rent from any private landlord who agrees to participate. You pay your share of the rent (usually 30 percent of your income), and BMHA pays the landlord the difference, up to the voucher amount. You choose where to live within Buffalo, as long as the rent does not exceed BMHA's payment standard for that area. The landlord must pass a BMHA inspection, but you are not living in a BMHA-owned building.

Waiting times and availability differ between the two programs. Public housing may have shorter waits in some cases, while vouchers often have longer lists. BMHA can tell you the current wait time for each when you contact the office.

Income Limits and Rent Calculation

BMHA sets income limits based on family size and the federal poverty guidelines, adjusted yearly. A single person's limit is different from a family of four. If your income exceeds the limit, you cannot be admitted to either program. BMHA counts gross income — wages before taxes, plus any other money coming in regularly, including child support, Social Security, unemployment, and disability payments.

Once you are admitted, your rent is calculated as 30 percent of your gross monthly income in most cases, though BMHA may use a different percentage in some situations. If your income is very low, BMHA may charge a minimum rent, typically around $50 to $100 per month. As your income rises, your rent rises with it. BMHA reviews your income annually and adjusts your rent accordingly.

For a Section 8 voucher, the rent you pay plus BMHA's payment cannot exceed the payment standard for your area. If you find an apartment that rents for more than the standard, you can pay the difference out of pocket, but BMHA will not cover it.

Documents You Need to Bring

When you explore, BMHA requires proof of identity, income, and residency. Bring a government-issued ID such as a driver's license or passport. For income, bring recent pay stubs (usually the last 30 days), a letter from your employer, or tax returns if you are self-employed. If you receive benefits, bring the award letter from Social Security, unemployment, or TANF. If you have no income, bring a statement explaining your situation.

You must also prove you live in Buffalo or have a connection to the city. A utility bill, lease, or mail from a government agency with your current address works. BMHA will run a background check, so be prepared to discuss any criminal history or prior evictions. You must provide proof of citizenship or may be able to access immigration status — a birth certificate, passport, or immigration documents.

If you are explore for public housing, BMHA may ask for references from previous landlords or employers. For a Section 8 voucher, you will need these later when you find an apartment, but not necessarily at process time.

How to Contact BMHA and Check Waiting List Status

The Buffalo Municipal Housing Authority main office is located at 465 Main Street, Buffalo, NY 14203. You can reach them by phone at (716) 851-5271. BMHA also has a website where you can find information about current openings, required documents, and process procedures. Call or visit the website first to confirm whether the waiting list is open before you go in person.

BMHA accepts applications only when a list is open. If both lists are closed, ask when they expect to reopen and whether you can call back or check the website for updates. Some people call every few months to check status; others sign up for email notifications if BMHA offers them.

You can also contact BMHA to ask about your position on the waiting list if you have already applied. Response times vary, but BMHA staff can usually tell you whether your process is still active and roughly how many people are ahead of you.

What Happens After You Are Admitted

Once BMHA approves you, the timeline depends on whether you chose public housing or a voucher. For public housing, BMHA will contact you when an apartment becomes available that matches your family size and needs. You will have a limited time — usually 10 to 14 days — to view the apartment and decide whether to accept it. If you refuse, you may lose your place on the list or move to the bottom.

For a Section 8 voucher, BMHA will give you the voucher and a packet of information about how to use it. You then have a set period, usually 60 to 120 days, to find an apartment. The landlord must agree to accept the voucher, and the apartment must pass a BMHA inspection. Once both happen, BMHA and the landlord sign a lease addendum, and you move in.

After you move in, BMHA conducts an annual inspection of public housing units and periodic inspections of voucher apartments. You are responsible for keeping the unit clean and reporting maintenance problems. BMHA can evict you for non-payment of rent, lease violations, or criminal activity.

Frequently Asked Questions

How long is the waiting list for Buffalo public housing?

Wait times vary and change frequently. BMHA's website and main office can tell you the current wait time. In recent years, waits have ranged from several months to several years depending on the type of housing you need. Call (716) 851-5271 to ask about the current timeline.

Can I explore if I have an eviction on my record?

A past eviction does not automatically disqualify you, but BMHA will review the circumstances. If the eviction was recent or resulted from non-payment, admission is less likely. BMHA considers each case individually. Bring documentation explaining what happened if you have it.

What if my income goes up after I move in?

BMHA reviews your income every year. If your income rises, your rent will increase. You will not be evicted, but you will pay a higher percentage of your income toward rent. If your income exceeds the program limit, BMHA may ask you to leave, though they usually give you time to find other housing.

Do I have to use a specific landlord for Section 8?

No. You can choose any landlord in Buffalo who agrees to accept the voucher. The landlord must pass a BMHA inspection and agree to the payment terms, but you are not limited to BMHA-approved buildings. You can search for apartments on your own or ask BMHA for a list of landlords who have worked with the program before.

What if I cannot find an apartment within the voucher time limit?

If your search period is ending and you have not found a place, contact BMHA before the important date expires. BMHA may extend your search time if you can show you made a good-faith effort. Extensions are not may provide, so start looking early and keep records of apartments you viewed.