What the Delaware Housing Authority actually does

The Delaware Housing Authority (DHA) is a state agency that runs public housing and the Section 8 voucher program across Delaware. It does not build or own most of the housing stock — it administers federal money that pays for rent in privately owned apartments and manages a smaller portfolio of public housing units. When you contact DHA, you are reaching the office that maintains waiting lists, processes vouchers, conducts inspections, and handles lease disputes between tenants and landlords in its programs.

DHA operates under federal rules set by the U.S. Department of Housing and Urban Development (HUD). That means the income limits, rent calculations, and inspection standards are largely the same across Delaware, though DHA has some discretion in how it prioritizes applicants and manages its waiting lists. The agency has a central office in Wilmington and handles applications for the entire state.

Key Takeaways

  • DHA runs two main programs: public housing (units it owns or leases) and Section 8 vouchers (rent subsidies you use at any landlord who accepts them).
  • Both programs have waiting lists that are often closed; you can call DHA to learn whether applications are being taken and how long the wait typically is.
  • Income limits vary by family size and program, and DHA will ask for recent pay stubs, tax returns, and proof of household composition before processing your request.
  • DHA conducts annual inspections of rental units and can terminate your voucher or lease if the unit fails or if you violate program rules.
  • You can reach DHA directly by phone or mail to ask about current waiting list status, required documents, or disputes with your landlord.

Public housing versus Section 8 vouchers: which program you might enter

DHA manages two distinct paths. Public housing means you rent a unit that DHA owns or leases from a private owner under a long-term agreement. You pay rent based on your income — typically 30 percent of your adjusted gross income — and DHA covers the rest. Public housing units are scattered across Delaware in apartment complexes and individual homes. The waiting list for public housing is often closed and can stretch years when it reopens.

Section 8 vouchers work differently: DHA gives you a voucher (a subsidy) that you take to any landlord willing to accept it. You find the apartment yourself, the landlord agrees to rent to you, and DHA pays the landlord the subsidy portion while you pay the tenant portion (again, typically 30 percent of your income). Section 8 gives you more choice in where you live, but not all landlords participate. The Section 8 waiting list is also frequently closed.

Both programs require you to meet income limits. For a family of four in 2024, the limit is roughly 80 percent of the area median income, though DHA can set it lower. Exact limits change yearly and vary by family size. Call DHA to confirm the current limit for your household.

Income limits and what documents DHA will ask for

DHA uses income to determine whether you are below the program limit and to calculate how much rent you will pay. Income includes wages, self-employment earnings, Social Security, unemployment benefits, child support, and some other sources. DHA does not count certain income — for example, some student financial aid and some disability payments — so the income that counts toward the limit may be lower than your total household income.

When you explore or recertify (renew your may be able to access annually), DHA will request recent documentation. Typical documents include the last two months of pay stubs, the most recent federal tax return, a letter from your employer confirming your job and wage, and proof of any other income (Social Security statement, child support agreement, unemployment notice). If you are self-employed, DHA will ask for tax returns and possibly business records. You will also need to prove who lives in your household — birth certificates, marriage licenses, or custody orders.

DHA processes these documents and calculates your income. If you are over the limit, you will be denied. If you are under the limit, DHA will place you on the waiting list (if the list is open) or tell you when the next opening is expected. Processing typically takes four to eight weeks once you submit all required documents.

How waiting lists work and what to do if a list is closed

DHA maintains separate waiting lists for public housing and Section 8. When a list is open, you can submit an process. DHA then ranks applicants based on its admissions policy — some programs prioritize people experiencing homelessness, others use date and time of process, and some use a lottery system. DHA's policy is posted on its website and available by phone.

Waiting lists are frequently closed because demand far exceeds available units and vouchers. When a list is closed, DHA is not taking new applications. You can call DHA to ask when the list might reopen, but there is no may provide. Some lists reopen annually; others stay closed for years. If you are interested in a program with a closed list, ask DHA to put your name on a notification list so you are contacted when applications resume.

While you wait, your circumstances may change — income, family size, address. DHA will ask you to update your information periodically. If you move out of state or no longer need housing information, notify DHA so they can remove you and move the next person up the list.

Annual recertification and what happens if your income changes

Once you are in a DHA program, you must recertify your income and household composition every year. DHA will send you a notice asking you to provide updated pay stubs, tax returns, and proof of who lives with you. You must respond by the important date — usually 30 days — or DHA can terminate your lease or voucher.

If your income increases, your rent will increase (you will pay more of the rent yourself, and DHA's subsidy will decrease). If your income decreases, your rent will decrease. If your family size changes — someone moves in or out, a child is born — you must report it. DHA will recalculate your rent and may move you to a different unit if your current one is now too large or too small for your household.

If you lose your job or have a significant drop in income, contact DHA when ready. Do not wait for the annual recertification. DHA may be able to recalculate your rent sooner and lower your payment while you search for new work.

Unit inspections and what happens if your apartment fails

DHA inspects every unit in its public housing portfolio and every unit where a Section 8 tenant lives at least once a year. Inspectors check for safety hazards, maintenance problems, and code violations — things like broken locks, mold, pest infestations, faulty electrical outlets, and missing smoke detectors. The inspection is called a Housing Quality Standards (HQS) inspection for Section 8 units.

If your unit fails inspection, the landlord has a set time — usually 24 hours for serious hazards, longer for minor issues — to fix the problems. If the landlord does not repair them, DHA can terminate your lease (in public housing) or your voucher (in Section 8). You would have to move. If you are in Section 8 and the landlord refuses to make repairs, you can contact DHA to request a re-inspection or to discuss your options, which may include breaking your lease without penalty.

You can also request an inspection if you believe your unit is unsafe or not meeting standards. Contact DHA and describe the problem. DHA will schedule an inspection, and if violations are found, the landlord must fix them.

How to contact Delaware Housing Authority and what to ask

DHA's main office is located in Wilmington. You can reach them by phone during business hours to ask about waiting list status, required documents, your process status, or problems with your current unit or landlord. You can also mail written requests to DHA's address, though phone contact is usually faster.

Before you call, have your name, date of birth, and any case number (if you are already in a program) ready. If you are calling about a specific unit or lease issue, have your lease and the landlord's contact information available. DHA staff can tell you whether lists are open, what documents you need, how long the wait typically is, and what to do if you have a dispute with your landlord.

You can also visit DHA's website to read applications, view current waiting list status, and find the agency's mailing address and phone number. Some information is also available through Delaware's 211 service, which can refer you to DHA and other housing programs.

Frequently Asked Questions

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

Wait times vary widely depending on the program and current demand. Public housing waits can be several years; Section 8 waits are often similar or longer. Call DHA to ask the current average wait for your area and family size. Some applicants are prioritized — for example, people experiencing homelessness may move up the list faster.

Can I use my Section 8 voucher in another state?

Section 8 vouchers are portable, meaning you can move to another state and use your voucher there. However, you must contact DHA before you move and request a portability transfer. The receiving state's housing authority must have available funding. Plan ahead and contact DHA at least 30 days before your move.

What if I disagree with DHA's calculation of my rent?

You have the right to request a hearing if you believe DHA made an error in calculating your income or rent. Contact DHA and ask for a hearing request form. You will have the chance to present documents and explain your situation to a hearing officer. DHA must provide you with written notice of the hearing date and your rights.

Can I be evicted from public housing or lose my voucher?

Yes. DHA can terminate your lease or voucher if you violate program rules — for example, if you allow unauthorized people to live with you, engage in criminal activity, fail to pay your portion of rent, or if your unit fails inspection and the landlord does not make repairs. DHA must give you written notice and a chance to respond before termination.

What if I need help filling out the process?

Contact DHA directly and ask whether staff can help you over the phone or whether there are local organizations that information with housing applications. Some nonprofits in Delaware offer free help with DHA paperwork. You can also ask a trusted friend or family member to help you gather documents and complete the form.