What Denver Housing Authority Section 8 does

Denver Housing Authority (DHA) runs a Section 8 Housing Choice Voucher program that helps low-income households pay rent to private landlords. The program gives you a voucher that covers part of your rent — typically the difference between 30 percent of your income and the market rent for your unit. You find your own apartment, the landlord agrees to accept the voucher, and DHA pays the landlord directly each month.

DHA is not the same as the City and County of Denver's housing department. DHA is an independent public housing authority that manages both public housing units and the Section 8 voucher program across the Denver metro area. If you are looking for Section 8 in Denver, DHA is the agency that administers it.

Key Takeaways

  • Denver Housing Authority maintains a waitlist for Section 8 vouchers that is currently closed to new applicants, though it reopens periodically — contact DHA directly to learn when the next opening is expected.
  • You must earn no more than 50 to 80 percent of the area median income, depending on household size, and have a valid Social Security number or immigration status that DHA recognizes.
  • Once you receive a voucher, you have a limited time (usually 60 to 120 days) to find a landlord willing to accept it, or you lose the voucher.
  • The landlord's unit must pass a DHA inspection and meet rent limits set for your neighborhood before DHA will sign a lease with them.
  • You pay roughly 30 percent of your gross income toward rent; DHA pays the rest up to the neighborhood rent limit.

Income limits and who can be considered

DHA sets income limits based on family size and the Denver area median income. For a single person, the limit is typically around 50 percent of area median income; for larger households, it can reach 80 percent. These numbers change each year. You must also have a valid Social Security number or immigration status that DHA recognizes — this includes U.S. citizens, permanent residents, and some visa holders, but the rules are specific and DHA will verify this during the process.

You cannot have been evicted for non-payment in the past three years, owe money to any housing authority, or have a criminal record involving drug manufacturing or distribution. DHA conducts a background check as part of the process. Other criminal history is reviewed case-by-case, and DHA may deny you based on factors like violence or repeated lease violations.

How to get on the waitlist

DHA's Section 8 waitlist is not always open. When it is closed, you cannot submit a new request. To find out the current status, call DHA's Section 8 office at 720-944-2900 or visit their website at denverhoussingauthority.org. Ask whether the waitlist is open and, if it is closed, when it is expected to reopen.

When the waitlist opens, you will need to submit a written request or complete an online form with your household information, income, and contact details. DHA will give you a date and time to come in person to complete the full process. Bring proof of income (recent pay stubs, tax returns, or a letter from your employer), proof of residency, and identification. If you are selected from the waitlist, DHA will contact you to schedule an orientation and begin the voucher process.

Finding an apartment and using your voucher

Once DHA issues you a voucher, you have a set amount of time — usually 60 to 120 days — to find an apartment. You search on your own; DHA does not find apartments for you. The landlord must be willing to accept the Section 8 voucher, and not all landlords do. Some refuse because the rent limits DHA sets for your neighborhood are lower than what they want to charge, or because they do not want to deal with the inspection and paperwork.

Before DHA will sign a lease with the landlord, the unit must pass a Housing Quality Standards (HQS) inspection. A DHA inspector checks that the apartment is safe, has working heat and plumbing, meets minimum square footage, and has no lead paint hazards. If the unit fails, the landlord must fix the problems and request a re-inspection. This process can add weeks to your move-in date, so plan accordingly.

Once the inspection passes and the lease is signed, DHA pays the landlord the voucher amount each month. You pay the rest of the rent directly to the landlord. If your income changes, your rent contribution may change too, and you must report income changes to DHA within 10 days.

Rent limits and how much you pay

DHA sets a payment standard for each neighborhood in the Denver area based on fair market rent. This is the maximum rent DHA will cover. If a landlord charges more than the payment standard, you pay the difference out of pocket. If the landlord charges less, you pay 30 percent of your income and DHA pays the rest.

Your share of the rent is calculated as 30 percent of your gross household income. If your income is very low, DHA may set a minimum rent (usually $50 to $75 per month) that you must pay even if 30 percent would be less. When your income increases, your rent contribution increases too. When it decreases, your contribution may decrease, but DHA will not reduce it below the minimum.

What happens if you lose your voucher

If you do not find an apartment within your time limit, your voucher expires and you lose it. You would have to go back on the waitlist if it reopens. If you find an apartment but the inspection fails and the landlord does not fix the problems, you may lose your voucher if you cannot find another place in time.

If you are already in an apartment and your lease is terminated for cause (such as non-payment or lease violations), DHA can terminate your voucher. If the landlord terminates the lease without cause, DHA will usually give you time to find a new apartment. If you move without telling DHA or stop paying your share of the rent, DHA will terminate your voucher.

Frequently Asked Questions

How long does it take to get a Section 8 voucher from Denver Housing Authority?

Wait times depend on how many people are on the waitlist ahead of you. DHA's waitlist can have thousands of names. Once you are selected and complete orientation, the process of finding an apartment and passing inspection typically takes one to three months. The total time from process to move-in can be six months to several years.

Can I use my Section 8 voucher outside Denver?

Yes, but only in areas where DHA has a Housing information Payments (HAP) contract with landlords or where another housing authority will accept a DHA voucher. Most vouchers can be used in the Denver metro area and some surrounding counties. If you want to move far away, contact DHA to ask whether your voucher can be transferred to that area's housing authority.

What if my landlord wants to raise the rent above the DHA payment standard?

DHA will not pay more than the payment standard for your neighborhood. If your landlord raises the rent above that amount, you would have to pay the extra cost yourself, or you would need to find a different apartment. If you cannot afford the increase, you can ask DHA to help you search for a new place.

Do I have to report changes in my income to DHA?

Yes. You must report any change in household income, employment, or family size within 10 days. If you get a raise or a new job, your rent contribution will increase. If you lose income, your contribution may decrease. Failing to report changes can result in overpayment or underpayment, and DHA may terminate your voucher if you do not comply.

What is the difference between DHA public housing and Section 8?

Public housing means DHA owns the building and you rent from DHA directly. Section 8 means you rent from a private landlord and DHA pays part of the rent. Section 8 gives you more choice in where you live, but you have to find the apartment yourself and the landlord has to agree to accept the voucher.