What the Housing Authority of the City of Milwaukee does

The Housing Authority of the City of Milwaukee (HACM) is a public agency that manages affordable rental housing in Milwaukee and administers federal housing vouchers. It does not build or own most of the housing itself — instead, it leases units from private landlords and subsidizes the rent for low-income tenants. HACM also runs the Section 8 voucher program, which allows may be able to access households to rent from any participating landlord in the Milwaukee area while the voucher covers a portion of the rent.

HACM operates several types of housing programs. Public housing consists of apartments HACM owns directly, mostly older buildings concentrated in specific neighborhoods. The Section 8 program is larger and more flexible — you find your own apartment with a participating landlord, and HACM pays the landlord a portion of the rent based on your income. HACM also administers other federal programs like Project-Based Vouchers, where the subsidy is tied to a specific building rather than following you to a new one.

The agency is governed by a Board of Commissioners and funded primarily through federal grants from the U.S. Department of Housing and Urban Development (HUD). It is not a private company and does not make a profit; any money left over at the end of a fiscal year stays in the program to serve more households or improve existing housing.

Key Takeaways

  • HACM manages both public housing units it owns and Section 8 vouchers that work with private landlords throughout Milwaukee.
  • Section 8 vouchers let you choose your own apartment, while public housing means living in a building HACM owns.
  • Both programs require your household income to fall below a certain limit, which changes yearly based on the area median income.
  • HACM maintains a waitlist for both public housing and Section 8 vouchers, and waitlists can be closed or have long wait times depending on demand.
  • You can contact HACM directly to learn whether waitlists are open and what documents you need to provide.

How income limits work at HACM

HACM sets income limits based on the area median income (AMI) for Milwaukee County. These limits determine whether your household can participate in the program. For most HACM programs, your gross household income must be at or below 50% of the AMI, though some programs allow up to 60% or 80% of AMI. The AMI is recalculated every year by HUD, so income limits change annually — usually in April.

Gross income includes wages, Social Security, disability benefits, child support, unemployment benefits, and other regular sources of money. It does not include one-time payments like tax refunds or insurance settlements. HACM counts income for all household members, including children and elderly relatives living with you, even if they do not work.

When you explore, you will need to provide recent pay stubs, tax returns, or benefit statements to prove your income. If your income exceeds the limit, you will not be able to join the program. If your income increases after you are already in the program, HACM will recalculate your rent contribution — you will pay more, but you stay in the program.

Public housing versus Section 8 vouchers

Public housing means you rent an apartment that HACM owns. These are typically older buildings in specific neighborhoods, and HACM sets the rules for who can live there and how the building operates. You sign a lease with HACM, pay rent based on your income (usually 30% of your gross income), and HACM covers the rest. If something breaks, you call HACM maintenance to fix it. Public housing waitlists in Milwaukee are often closed because demand is high and the number of available units is limited.

Section 8 vouchers give you money to use toward rent at any apartment in Milwaukee where the landlord participates in the program. You find the apartment yourself, negotiate with the landlord, and sign a lease directly with them. HACM pays the landlord a portion of the rent (based on the fair market rent for that unit and your income), and you pay the rest. You have more choice in where to live, but you also have to find a landlord willing to accept the voucher. Section 8 waitlists are also often closed, and when they do open, they fill quickly.

Both programs require you to pay 30% of your gross household income toward rent, or the minimum rent set by HACM (usually around $50 to $75 per month), whichever is higher. Both also require annual recertification — you have to prove your income and household composition every year to stay in the program.

HACM waitlists and how to get on them

HACM maintains separate waitlists for public housing and Section 8 vouchers. Waitlists are not always open — HACM closes them when the number of people waiting becomes too large to process in a reasonable time. You can call HACM or visit their website to find out whether a waitlist is currently open and how long the wait typically is.

To get on a waitlist, you must explore in person at the HACM office or online if HACM offers online applications. You will need to bring proof of identity, proof of income, proof of residency in Milwaukee, and Social Security numbers for all household members. The process itself is free. Once you are on the waitlist, HACM will contact you when a unit or voucher becomes available — this can take months or years depending on the program and how many people are ahead of you.

HACM prioritizes some applicants over others. Preferences vary by program but typically include people who are homeless, people with disabilities, elderly households, and people being displaced by urban renewal or code enforcement. If you fall into one of these categories, mention it when you explore — you may move up the waitlist.

What happens after you are approved

Once HACM approves you and a unit or voucher becomes available, you will be notified and given a important date to accept it. For public housing, HACM will show you the available unit and you decide whether to take it. For Section 8, you will receive a voucher and have a limited time (usually 60 days) to find an apartment and have the landlord agree to participate in the program.

After you move in, you must recertify your income and household composition every year. This means providing recent pay stubs, tax returns, or benefit statements again. If your income changes during the year, you should report it to HACM — your rent contribution may go up or down. If you move to a different apartment (Section 8 only), you must notify HACM and the new landlord must be approved to participate in the program.

HACM can terminate your lease or voucher if you violate program rules, such as allowing unauthorized people to live in the unit, engaging in criminal activity, or failing to pay your portion of the rent. You have the right to a hearing before termination in most cases.

How to contact HACM and what to expect

The Housing Authority of the City of Milwaukee is located at 602 West Wisconsin Avenue, Milwaukee, WI 53203. You can reach them by phone at (414) 286-8000 during business hours. They also have a website where you can find information about current programs, waitlist status, and process requirements.

When you call or visit, be prepared to ask specific questions: whether waitlists are currently open, what documents you need to bring, what the current wait time is, and whether you meet the income limit. HACM staff can answer these questions and tell you the next steps. If you need help filling out an process, ask whether HACM offers information — many housing authorities do.

If you are experiencing homelessness or a housing crisis, mention that when you contact HACM. Some programs have expedited processing for people in urgent situations, and HACM can also refer you to emergency information programs in Milwaukee.

Other housing resources in Milwaukee

HACM is not the only source of affordable housing in Milwaukee. Community Development Corporations (CDCs) develop and manage affordable apartments throughout the city. The City of Milwaukee's Department of Neighborhood Services oversees housing code enforcement and can connect you with resources if your current housing is unsafe. The Wisconsin Housing and Economic Development Authority (WHEDA) offers down payment information and favorable mortgage terms for first-time homebuyers.

If you need emergency rental help, contact 211 Milwaukee or visit 211.org to find local programs that may help with back rent or upcoming rent payments. If you are facing eviction, legal aid organizations like Legal Action of Wisconsin offer free representation in eviction court.

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 demand and the number of available units. In Milwaukee, Section 8 waitlists have historically had waits of several years, though this changes. Public housing waitlists are often closed. Call HACM at (414) 286-8000 to ask about current wait times for the specific program you are interested in.

Can I explore for both public housing and Section 8 at the same time?

Yes. You can be on both waitlists simultaneously. If you are approved for one program before the other, you can accept it and remain on the other waitlist in case something becomes available later. Let HACM know if you want to stay on both lists.

What if my income goes up after I am approved?

Your rent contribution will increase, but you will not be removed from the program. HACM recalculates your rent at your annual recertification or when you report the income change. You will pay 30% of your new gross income (or the minimum rent, whichever is higher) going forward.

Can I use a Section 8 voucher outside of Milwaukee?

Section 8 vouchers are portable, meaning you can use them in other areas, but the landlord must participate in the Section 8 program in that location. You must also notify HACM before you move and get approval from the housing authority in the new area. Not all housing authorities accept portable vouchers, so check first.

What if I cannot find a landlord who accepts Section 8?

This is a real challenge in some neighborhoods. HACM can provide a list of landlords who have participated in the program before. You can also contact community organizations that work with landlords to encourage Section 8 participation. If you cannot find a unit within your voucher time limit, contact HACM to ask about an extension.