What the Delaware State Housing Authority does

The Delaware State Housing Authority (DSHA) is the state agency that runs affordable housing programs in Delaware. It does not manage individual apartment buildings or collect rent — instead, it funds and oversees programs that help people find or keep affordable housing. DSHA administers rental information, housing vouchers, public housing through local authorities, and down payment help for homebuyers. Which program might work for you depends on your income, family size, and whether you need help paying current rent or finding a place to live.

DSHA is part of Delaware's Department of Housing and Community Development. The agency does not run programs directly in every case — it often contracts with local housing authorities in Wilmington, Dover, and other cities to manage day-to-day operations. This means you may explore through DSHA but receive services from a local authority in your area.

Key Takeaways

  • DSHA runs several programs including rental information, housing vouchers, and public housing, but you explore through your local housing authority or DSHA depending on the program.
  • Income limits vary by program and by family size, and DSHA publishes these limits each year on its website.
  • Rental information covers rent you already owe, not future rent, and most programs require proof of recent hardship such as job loss or medical emergency.
  • Housing vouchers let you rent from a private landlord while DSHA pays part of the rent, but waiting lists are often closed and can be years long.
  • You can contact your local housing authority or call DSHA's main office to learn which programs are currently open in your area.

How to find your local housing authority

DSHA oversees three main local housing authorities: Wilmington Housing Authority, Dover Housing Authority, and Housing Authority of the City of Newark. Your local authority handles applications and waitlists for vouchers and public housing in your area. If you live outside these cities, contact DSHA directly to learn which authority serves your county or whether DSHA runs programs in your location.

The Wilmington Housing Authority covers New Castle County. Dover Housing Authority covers Kent County. Newark Housing Authority covers parts of New Castle County near the University of Delaware. You can find phone numbers and office addresses on the DSHA website under "Local Housing Authorities." Call your local authority first — they can tell you which programs are open and what documents you need to bring.

Rental information and emergency funds

DSHA has run emergency rental information programs funded by federal COVID-19 relief money. These programs paid landlords directly for rent tenants owed. Most of these funds have been spent, but DSHA may open new programs depending on state funding. Call your local housing authority to ask whether rental information is currently available and what the income limits are.

When rental information is open, you typically need a signed lease, proof of income, and documentation of the hardship that caused you to fall behind — such as a job loss letter, medical bill, or eviction notice. The program pays the landlord, not you, so you will need your landlord's name, address, and bank details. Processing usually takes two to six weeks.

Housing vouchers and how the waitlist works

A housing voucher (also called Section 8) lets you rent any apartment from a private landlord while DSHA pays a portion of the rent. You pay the difference. Vouchers are highly sought after because they give you choice in where to live, but waitlists are almost always closed in Delaware. When a list does open, hundreds of people explore within days.

If the waitlist is open, you explore through your local housing authority. You must meet income limits, which DSHA sets each year based on area median income. For a family of four in New Castle County, the limit is typically around $50,000 to $55,000 per year, but this changes annually. Once you receive a voucher, you have a limited time (usually 120 days) to find a landlord who will accept it. Not all landlords participate, so you may need to contact many.

If the waitlist is closed, ask your local authority when it might reopen. Some authorities maintain a waitlist that opens once every few years for a short window. You can also ask to be placed on a preference list if you have a disability or are experiencing homelessness — these sometimes move faster than the general list.

Public housing and what to expect

DSHA also oversees public housing — apartments owned and managed by local housing authorities. These are different from vouchers: you rent directly from the authority, not a private landlord. Public housing has lower rent (usually 30 percent of your income) and is open to people with very low incomes. Like vouchers, public housing has long waitlists and income limits.

Public housing is managed by your local authority, so you explore there. The process is similar to vouchers: you provide proof of income, identity, and residency. Once approved, you are placed on a waitlist. Wait times vary widely depending on the authority and the size of unit you need. Some people wait months; others wait years. Your local authority can tell you the average wait time in your area.

Down payment information for homebuyers

DSHA runs a homebuyer program that provides down payment and closing cost help to first-time buyers with low to moderate income. The program is called the Delaware Housing Development Fund or similar, depending on which loan product you use. You must complete a homebuyer education course before you can receive funds.

Down payment information is not a grant — it is a loan you repay, usually with no interest if you stay in the home for a set period (often 10 years). If you sell or move before that time, you may owe the money back. Income limits are higher for this program than for rental information or vouchers, typically around $70,000 to $90,000 for a family of four depending on the county. Contact DSHA or a local lender to learn about current programs and whether you meet the income requirement.

How to contact DSHA and what documents to have ready

You can reach DSHA's main office in Dover by phone or by visiting their website. Have your Social Security number, proof of income (recent pay stubs or tax returns), and a photo ID ready before you call. If you are explore for rental information, also have your lease and landlord's contact information. If you are explore for a voucher or public housing, have proof of residency in Delaware (utility bill or lease).

DSHA's website lists all programs, current income limits, and local authority contact information. You can also call 211 (a statewide helpline) and ask for housing resources in your area — they can tell you which programs are open and help you find the right local authority to contact.

Frequently Asked Questions

What income do I need to have to use DSHA programs?

Income limits vary by program and family size. Rental information and vouchers are for people earning 30 to 50 percent of area median income (roughly $25,000 to $50,000 for a family of four, depending on the county). Homebuyer programs have higher limits, often 80 to 100 percent of median income. DSHA publishes exact limits each year on its website — call your local authority to confirm the current limit for your family size and program.

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

Wait times depend on the local authority and the size of unit you need. Some people wait six months to a year; others wait several years. Your local authority can tell you the average wait time. You can also ask whether you may have access to for a preference category (such as disability or homelessness) that might move you up the list faster.

Can I use a voucher in any apartment?

No. The landlord must agree to accept the voucher and must pass DSHA's inspection. Not all landlords participate. Once you have a voucher, you have a limited time (usually 120 days) to find a participating landlord. Your local authority can give you a list of landlords who have accepted vouchers in the past, though this list is not complete.

What happens if I am behind on rent right now?

Call your local housing authority when ready and ask whether emergency rental information is open. If it is, you may be able to get help paying what you owe. If it is not open, ask whether DSHA expects to open a program soon. In the meantime, contact your landlord and explain your situation — many will work with you if you show you are seeking help. You can also call 211 to ask about other emergency resources in your area.

Do I have to live in a specific city to use DSHA programs?

No. DSHA serves all of Delaware, but you explore through your local housing authority based on where you live. If you live in an area not covered by Wilmington, Dover, or Newark authorities, contact DSHA directly to learn which authority serves you or whether DSHA runs programs in your county.