How the Franklin Housing Authority Works and What It Offers

What the Franklin Housing Authority does

The Franklin Housing Authority (FHA) is a local government agency that manages affordable rental housing and rental information programs in Franklin, Tennessee. It does not build or own most of the housing itself — instead, it administers federal funds that help low-income households pay rent, and it oversees a smaller portfolio of public housing units. If you live in Franklin and need help with rent, or you are looking for affordable housing, the FHA is the local body that runs those programs.

The FHA operates under federal rules set by the U.S. Department of Housing and Urban Development (HUD), but it makes decisions about who gets help and how much money goes to each program based on local need and available funding. That means what the FHA offers, how much it costs you, and how long the wait is can differ from what other Tennessee housing authorities offer.

Key Takeaways

The Franklin Housing Authority runs the Housing Choice Voucher program (Section 8), public housing units, and sometimes emergency rental information, depending on current funding.
You must meet income limits to use FHA programs — these are set by HUD and based on the area median income for the Franklin region.
The Housing Choice Voucher waiting list is typically closed because demand far exceeds available vouchers, so check the FHA website or call to learn when it reopens.
The FHA office is located in Franklin and handles applications, lease questions, and payment issues for people already in the program.
If you are behind on rent due to a recent hardship, you may also be able to reach emergency rental information through the county or state, not just the FHA.

Housing Choice Vouchers (Section 8) through the Franklin Housing Authority

The Housing Choice Voucher program is the largest program the FHA runs. It gives you a voucher that covers part of your rent at a private landlord's property — you pay the rest. The voucher amount depends on the size of your household and the local rent standard, not on what your landlord actually charges. You find your own apartment, the landlord agrees to take the voucher, and the FHA pays the landlord directly each month.

To use a voucher, your household income must fall below 50% of the area median income for the Franklin region. The exact income limit changes each year and depends on household size. You also need a valid Social Security number, proof of income, and a clean background check (though some criminal history does not automatically disqualify you). The FHA will tell you the current income limits when you contact them.

The waiting list for Housing Choice Vouchers in Franklin is almost always closed because there are far more people who want vouchers than there are vouchers available. When the list does open — which may happen once a year or less often — the FHA announces it on its website and through local media. You can call the FHA office to ask when the list is expected to reopen, or check back regularly.

Public housing units managed by the Franklin Housing Authority

The FHA also owns and manages a smaller number of public housing apartments in Franklin. These are rented directly by the FHA at below-market rates to households that meet income limits. The rent you pay is typically 30% of your household income, though the FHA sets the exact formula. Public housing units are usually older and smaller than private apartments, but they are maintained by the FHA and rent is stable.

The waiting list for public housing is also typically closed. When it opens, the FHA prioritizes households by date of process and by need — for example, families with children or people with disabilities may move up the list. Income limits are the same as for the voucher program. You can contact the FHA to ask about the current status of the public housing list and what the wait time is if you do get on it.

Emergency rental information and other short-term help

During periods when federal or state emergency rental funds are available, the FHA may administer those programs or refer you to the county or state agency that does. Emergency rental information typically covers rent you already owe (arrears) rather than future rent, and it is meant for households facing a recent hardship like job loss or medical emergency. The income limits for emergency information are usually higher than for vouchers or public housing.

Emergency funds come and go depending on federal appropriations and how quickly money is spent. If you are behind on rent right now, contact the FHA to ask whether emergency information is currently available. If the FHA is not running the program, they can tell you which county or state office to contact. You can also call 211 (a free referral line) to find out what rental information programs are open in your area.

How to contact the Franklin Housing Authority

The Franklin Housing Authority office is located in Franklin, Tennessee. You can reach them by phone, mail, or in person to ask about current programs, waiting list status, and income limits. The FHA website also lists contact information and may have process forms or links to online portals where you can check your process status if you are already on a waiting list.

When you contact the FHA, have ready: your household size, your current income (or recent pay stubs), and any documents related to your housing situation (lease, eviction notice, proof of homelessness, etc.). If you are calling about a specific program, ask whether the waiting list is open and what the current wait time is. If you do not speak English fluently, ask whether the FHA offers interpretation services.

Income limits and how they affect your options

All FHA programs use income limits set by HUD based on the area median income (AMI) for the Franklin region. The voucher and public housing programs typically serve households at or below 50% AMI. Emergency rental information, when available, may serve households up to 80% or 100% AMI. These limits change each year, usually in April.

Your household income includes wages, self-employment income, Social Security, unemployment benefits, child support, and other regular sources of money. The FHA counts income before taxes. If your income is close to the limit, ask the FHA to calculate it for you — they know the exact rules and may count some income differently than you expect. If you are over the limit for one program, you may still be under the limit for emergency information or other county programs.

What happens after you are approved for a program

If you are approved for a Housing Choice Voucher, the FHA will give you a voucher packet that explains how to use it. You then have a set amount of time (usually 60 to 120 days) to find an apartment, get the landlord to agree, and have the FHA inspect it. The landlord must agree to accept the voucher and follow FHA rules about rent and maintenance. Once the lease is signed and the unit passes inspection, the FHA begins paying the landlord and you begin paying your share of rent.

If you are approved for public housing, the FHA will contact you when a unit becomes available. You will sign a lease with the FHA and move in. Your rent is recalculated each year based on your income at that time. If you are approved for emergency rental information, the program will contact your landlord directly to arrange payment, usually within two to six weeks of approval.

Frequently Asked Questions

How long does it take to get a Housing Choice Voucher?

Wait times vary widely depending on how many vouchers are available and how many people are on the list. In some cases, the wait is several years. The FHA can tell you the current average wait time when you call. If the list is closed, you cannot get on it at all until it reopens.

What if my income goes up after I get a voucher?

Your income is recertified each year. If your income rises above the program limit, you may lose the voucher. However, some programs allow a gradual phase-out period. Report income changes to the FHA right away — do not wait for the annual recertification. The FHA can explain what happens in your specific situation.

Can I use a voucher at any apartment in Franklin?

No. The landlord must agree to accept the voucher, and the apartment must pass an FHA inspection for safety and condition. Not all landlords participate in the program. The FHA can provide a list of landlords who accept vouchers, or you can search for apartments and ask the landlord whether they participate.

What if I am behind on rent and the FHA waiting list is closed?

Contact the county or state to ask about emergency rental information programs, or call 211 for a referral. These programs are separate from the FHA's regular voucher and public housing programs and may be available even when the FHA's lists are closed. Emergency information is designed for people facing when ready hardship.

Do I have to pay an process fee to explore to the FHA?

No. The FHA does not charge a fee to explore for vouchers or public housing. If someone asks you for money to explore, that is a scam. All FHA services are free to people who meet the income limits.

This guide is for general information only and is not medical, financial, legal, or other professional advice. For decisions specific to your situation, consult a qualified professional. See our Editorial Policy.