What the Delaware County Housing Authority does

The Delaware County Housing Authority (DCHA) is a public agency that runs housing programs in Delaware County, Pennsylvania. It administers public housing, Section 8 vouchers, and other affordable housing initiatives for low-income residents. The authority owns and manages apartment complexes, helps people rent from private landlords using vouchers, and works with local nonprofits on housing development.

DCHA is separate from the federal government, though it receives federal funding and follows federal rules. It answers to a local board and a state oversight body. If you live in Delaware County and need affordable housing information, DCHA is usually the first place to contact because staff there know which programs are currently open and what the local waitlists look like.

Key Takeaways

  • DCHA runs public housing apartments and Section 8 voucher programs, with waitlists that can be years long depending on the program and current demand.
  • You must meet income limits based on your household size, and DCHA will verify your income through tax returns, pay stubs, and other documents.
  • Public housing and Section 8 vouchers are different programs with separate waitlists, so you can be on both at the same time.
  • DCHA's main office is in Chester, Pennsylvania, and you can reach them by phone or visit in person to ask about current openings and waitlist status.
  • If you are experiencing homelessness or a housing crisis, contact your local homeless services coordinator or 211 for emergency options that may move faster than DCHA's standard waitlists.

Public housing versus Section 8 vouchers

DCHA owns and operates public housing apartments in several locations across Delaware County. When you live in public housing, DCHA is your landlord. Your rent is set at 30 percent of your household income, and DCHA covers the rest of the cost. You pay utilities unless they are included in your lease. Public housing has its own waitlist, and wait times vary by location and current occupancy.

Section 8 vouchers work differently. DCHA gives you a voucher that you take to a private landlord who agrees to accept it. The voucher covers most of your rent, and you pay the difference. You choose where to live (within program rules), and the landlord is not a government agency. Section 8 has a separate waitlist from public housing, and in many areas the wait is several years. Both programs require you to meet income limits and pass a background check.

Some people prefer public housing because rent is always 30 percent of income and does not change if your income changes. Others prefer Section 8 because they have more choice in where to live. You can be on both waitlists at the same time and accept whichever program becomes available first.

Income limits and how DCHA verifies them

DCHA sets income limits based on household size and the federal poverty guidelines. These limits change each year. A household of one might have a limit around $35,000 to $40,000 annually, while a household of four might be around $55,000 to $65,000, but the exact numbers depend on the current year and federal updates. You can call DCHA to ask the current limit for your household size.

To prove your income, DCHA will ask for recent tax returns, pay stubs from the last 30 days, and proof of any other income (Social Security, unemployment, child support, disability benefits). If you are self-employed, you will need tax returns and possibly bank statements. If you have no income, you will need to document that. DCHA staff will review these documents and calculate your annual income to see if you fall within the limit.

Income limits are strict. If you earn even slightly above the limit, you will not be found to meet the requirement. Some programs have higher limits or different rules for people over 62 or people with disabilities, so ask DCHA whether alternative programs might work for your situation.

How to contact DCHA and find current waitlist information

The Delaware County Housing Authority main office is located in Chester, Pennsylvania. You can call their main line to ask about waitlist status, current programs, and what documents you need. Staff can tell you whether a particular program is currently accepting new names on the waitlist or if it is closed. Many programs close when the waitlist reaches a certain length and reopen later as units become available.

You can also visit the office in person. Bring photo identification and proof of income if you want to ask about your situation. Some DCHA offices offer intake appointments, so calling ahead to schedule is often faster than walking in. Hours and phone numbers change, so search online for "Delaware County Housing Authority" plus your city to find the current contact information for your area.

If you cannot reach DCHA or need help understanding your options, call 211 (dial 2-1-1 from any phone). This is a free referral service that connects you to housing programs and social services in your county. Staff can tell you about DCHA programs and also about other affordable housing options, emergency information, and homeless services.

Background checks and criminal history

DCHA runs a background check on everyone who applies for public housing or a Section 8 voucher. The check includes criminal history, eviction history, and sometimes credit history. Having a criminal record does not automatically disqualify you, but certain convictions (especially drug-related felonies or crimes of violence) may. DCHA has specific rules about what disqualifies someone, and these rules are set by federal law.

If you have been evicted, DCHA will look at the reason and how long ago it happened. An eviction for nonpayment of rent is more serious than an eviction for lease violation, but both can affect your chances. If you have questions about whether your history will be a barrier, you can call DCHA and ask to speak with someone about your specific situation before you formally explore.

What happens after you are approved

Once you are approved for public housing, DCHA will place you on a lease for one of their apartments. You will sign a lease, pay a security deposit (usually equal to one month's rent, though it may be waived or reduced based on income), and move in. Your rent will be recalculated each year based on your current income. If your income goes down, your rent goes down. If your income goes up, your rent goes up.

If you are approved for a Section 8 voucher, you will receive training on how to use it and a list of landlords who accept vouchers. You then search for an apartment on your own. Once you find a place, the landlord must agree to accept the voucher, and DCHA must inspect the unit to make sure it meets housing quality standards. This inspection process can take several weeks. After inspection and approval, you sign the lease and move in.

Both programs require you to recertify your income and household information each year. You will receive a notice telling you when to come in or submit documents. If you do not recertify, your information can be terminated. If your income or household changes during the year, you must report it to DCHA.

Other programs and resources DCHA may offer

Beyond public housing and Section 8 vouchers, DCHA may administer other programs depending on available funding. These can include housing for people over 62, housing for people with disabilities, rapid rehousing for people experiencing homelessness, and emergency rental information. Not all programs are open at all times, and funding changes year to year.

If you do not meet the income limit for standard programs, or if you are in a housing crisis right now, ask DCHA staff about emergency or temporary options. You can also contact your county's homeless services coordinator or call 211 to learn about crisis housing, emergency shelters, and rapid rehousing programs that may have different rules or shorter waitlists.

Frequently Asked Questions

How long is the waitlist for public housing or Section 8 in Delaware County?

Waitlist length varies by program and location. Some programs have waits of one to two years, while others may be several years or even closed. Call DCHA directly to ask about the current waitlist status for the specific program and location you are interested in. They can tell you whether the list is open and give you an estimate of wait time.

Can I be on both the public housing waitlist and the Section 8 waitlist at the same time?

Yes. They are separate programs with separate waitlists. You can explore to both and accept whichever becomes available first. Being on one waitlist does not affect your chances on the other.

What if my income is slightly above the limit?

Income limits are firm for most programs. However, some programs have higher limits for elderly people or people with disabilities. Call DCHA and describe your situation to ask whether any alternative programs might work for you. If you do not meet any DCHA program, ask about other affordable housing options in your area.

Do I need to be a Delaware County resident to explore?

DCHA serves Delaware County residents. You typically must live or work in Delaware County to be found to meet residency requirements. Call DCHA to confirm whether your specific situation meets their residency rules.

What should I do if I am homeless or in when ready housing crisis?

DCHA's standard waitlists are not designed for emergencies. Contact your local homeless services coordinator, call 211, or go to your county's emergency services office to ask about emergency shelter, rapid rehousing, or crisis housing programs. These may move faster and have different rules than standard DCHA programs.