What the DHA Housing Authority Does

The DHA Housing Authority — officially the Department of Housing and Urban Development's Housing Authority division — administers federal housing programs at the local level through public housing agencies in your city or county. It does not run a single national program; instead, each local housing authority operates under DHA guidelines and uses federal money to run programs in its own area. The DHA sets the rules, but your local housing authority is the office you actually contact.

The main programs a housing authority runs are public housing (apartments the authority owns and rents to low-income tenants) and Housing Choice Vouchers (formerly Section 8, which pays part of your rent at a private landlord's property). Some authorities also run emergency rental information, rapid rehousing, or other local programs. Which programs exist in your area depends on your local authority's funding and priorities.

Key Takeaways

  • Your local housing authority is a separate office from the DHA itself; you explore to the local authority, not to a federal office.
  • Public housing and Housing Choice Vouchers are the two largest programs, but availability and wait times vary by location.
  • Income limits exist for most programs, and they are set by your local authority based on area median income, not a single national number.
  • You will need proof of income, identity, and residency to explore, and the local authority will verify your information with other agencies.
  • Wait lists are common and can be years long; some authorities close their lists when demand is too high.

Public Housing vs. Housing Choice Vouchers

Public housing means the authority owns the building and you rent directly from it. You pay rent based on your income (usually 30 percent of your gross monthly income), and the authority covers the rest of the cost. The authority maintains the building, handles repairs, and sets lease terms. Public housing is available in most cities, but wait lists are often long — sometimes three to ten years depending on the location.

A Housing Choice Voucher is a subsidy the authority gives you to use at a private landlord's property of your choice. The voucher covers part of the rent; you pay the rest. You find the apartment yourself, the landlord agrees to accept the voucher, and the authority pays the landlord directly. Voucher wait lists are also long in most places, and some authorities have stopped accepting new applications because demand is so high.

Both programs have income limits. The limit varies by family size and by your local area's median income. Your local housing authority publishes its current income limits on its website or will tell you over the phone.

Income Limits and Who Can explore

To use public housing or a Housing Choice Voucher, your household income must fall below a limit set by your local authority. The limit is usually 50 to 80 percent of your area's median income, depending on the program and the authority's rules. A family of four in one city might have a limit of $45,000 per year; in another city it might be $65,000. You have to check with your local authority for the exact number.

Income includes wages, Social Security, disability payments, child support, and unemployment benefits. It does not include one-time payments like tax refunds or insurance settlements. The authority will ask for recent pay stubs, tax returns, or a letter from your employer to verify income.

You must also be a U.S. citizen or have may be able to access immigration status. The authority will ask for a birth certificate or passport and will verify your status. If you have a criminal record, some convictions can disqualify you, but the authority must follow specific rules about which ones. If you were evicted for non-payment in the past, you may still be able to explore, but the authority will review the details.

Documents You Need to explore

When you contact your local housing authority to explore, have these documents ready or be prepared to get them:

  • Photo ID (driver's license, passport, or state ID)
  • Proof of income (recent pay stubs, tax returns, or a letter from your employer)
  • Proof of residency (utility bill, lease, or mail from a government agency)
  • Social Security card or number for all household members
  • Birth certificates for all household members (especially children)
  • Proof of citizenship or may be able to access immigration status

The authority will also run a background check, which includes a criminal history search and a check of eviction records. This takes time — sometimes several weeks. You do not need to have all documents in hand before you call; the authority will tell you what to bring when you come in or what to mail.

Wait Lists and How Long It Takes

Most housing authorities maintain a wait list for public housing and vouchers. When you explore, your name goes on the list. The authority then contacts people in order — usually by date of process, though some authorities give priority to people experiencing homelessness or with disabilities. How long you wait depends on how many people are ahead of you and how many units or vouchers become available each year.

In some cities, the wait is one to two years. In others, it is five to ten years or longer. A few authorities have stopped accepting new applications because the wait list is so long. You can call your local authority to ask how long the current wait is and whether they are accepting new applications.

Once you reach the top of the list and the authority offers you a unit or voucher, you have a limited time to accept it — usually 10 to 30 days. If you turn it down, you go back to the bottom of the list or are removed entirely, depending on the authority's rules.

How to Find Your Local Housing Authority

Search online for "[your city or county] housing authority" or "[your city or county] public housing authority." Most authorities have a website with an address, phone number, and office hours. You can also call 211 (a free referral service) and ask for your local housing authority's contact information.

When you call, ask whether the authority is accepting new applications for public housing and vouchers. Ask what the current wait time is and what documents you need to bring. Some authorities let you explore online; others require you to come in person or mail an process. A few have moved to online-only applications since the pandemic.

If you are experiencing homelessness or have a disability, tell the authority when you call. Some programs give priority to these groups, and the authority may be able to move you through the process faster or connect you with other resources.

What Happens After You explore

After you submit your process, the authority will verify your information. This means they will contact your employer to confirm your income, check court records for evictions, and run a background check. This verification process usually takes two to four weeks, though it can take longer if the authority is busy or if they need to contact multiple sources.

The authority will then send you a letter telling you whether you have been approved, denied, or need to provide more information. If you are approved, you go on the wait list. If you are denied, the letter will explain why and tell you how to appeal the decision.

While you are on the wait list, your circumstances may change — your income might increase, you might move, or your family size might change. Tell the authority about major changes, because they can affect your may be able to access or your position on the list.

Frequently Asked Questions

Can I be on the wait list for both public housing and a voucher at the same time?

Yes. Most authorities let you explore for both programs, and you can be on both wait lists. If you are offered one before the other, you can accept it and stay on the other list, or you can turn it down and stay on both lists. Ask your local authority about its specific rules.

What if my income goes up after I move into public housing or get a voucher?

Your rent will increase. In public housing, you pay 30 percent of your income, so if your income rises, your rent rises. With a voucher, the subsidy amount stays the same, so you pay more out of pocket. There are limits — you cannot be forced out just because your income increased — but your rent will go up. Some programs have a grace period before the increase takes effect.

Can I lose my voucher or public housing if I have a criminal record?

A criminal record alone does not automatically disqualify you or cause you to lose housing. The authority looks at the type of crime, how long ago it happened, and whether you have been rehabilitated. Crimes involving drugs, violence, or sex offenses are treated more seriously. If the authority is considering denying you or removing you, you have the right to a hearing where you can explain your situation.

What if I cannot find a landlord who will accept my voucher?

This is a real problem in some areas. Some landlords refuse vouchers because of bias or because the voucher amount is lower than market rent. Your local authority may have a list of landlords who accept vouchers, or a counselor who can help you search. Some authorities also run programs that help landlords accept vouchers or that pay landlords a bonus to do so. Ask your authority what resources are available.

Do I have to stay in the same city if I have a voucher?

You can move to another city with your voucher, but you have to request a portability transfer from your current authority. The new authority has to agree to take you on. The process can take several weeks, and the new authority's voucher amount might be different. Ask your current authority about the portability process before you move.