What the Housing Authority of Santa Clara County does

The Housing Authority of Santa Clara County (HACSC) is a public agency that runs housing programs for low-income residents across the county. It does not build or own most of the housing itself — instead, it pays landlords to rent units to people who meet income limits, and it runs a public housing complex in San José. The agency also manages waiting lists, processes paperwork, and handles inspections to make sure rental units meet housing standards.

HACSC operates under federal rules set by the U.S. Department of Housing and Urban Development (HUD). That means the programs it runs, the income limits it uses, and the way it handles your information all follow federal law, not just state or county rules. If you have a complaint about how HACSC treated you, you can file it with HUD as well as with the county.

Key Takeaways

  • HACSC runs the Section 8 Housing Choice Voucher program, which pays part of your rent at a private landlord's property, and public housing in San José.
  • Income limits vary by family size and change each year; you must fall below the limit for your household to be considered.
  • Waiting lists for both Section 8 and public housing are closed most of the time, and when they open, they fill quickly — you can call to ask when the next opening might be.
  • HACSC inspects rental units before you move in and every year after, and landlords must fix problems that fail inspection before you can occupy the unit.
  • You can contact HACSC by phone, mail, or in person at their San José office; response times vary depending on how busy the office is.

Section 8 Housing Choice Vouchers and how they work

The Section 8 program is HACSC's largest program. When you receive a voucher, HACSC pays your landlord a portion of your rent — usually 60 to 75 percent — and you pay the rest. The amount HACSC pays depends on the fair market rent for your area, your income, and your family size. You keep the voucher as long as you stay under the income limit and follow program rules, which means you can move to a different rental unit and take the voucher with you.

To use a Section 8 voucher, you must find a landlord who is willing to accept it. Not all landlords participate in the program. Once you find a unit, HACSC inspects it to make sure it meets housing quality standards — things like working plumbing, heat, electrical outlets, and no lead paint hazards. If the unit fails inspection, the landlord must fix the problems before you can move in. HACSC also inspects the unit every year while you live there.

The waiting list for Section 8 vouchers in Santa Clara County is usually closed. When it opens, it fills within days or weeks. You can call HACSC to ask whether the list is currently open and when it might open next, though staff cannot predict exact dates.

Public housing in San José

HACSC owns and operates public housing complexes in San José. These are apartment buildings where HACSC is the landlord. Rent is set at 30 percent of your income, so the lower your income, the lower your rent. Public housing units are inspected regularly, and HACSC maintains the buildings and handles repairs.

The waiting list for public housing is also usually closed. Like Section 8, when it opens you must explore quickly. Public housing has the same income limits as Section 8, and you must meet HACSC's screening requirements, which typically include a background check and rental history review.

Income limits and how they are set

HACSC uses income limits based on the area median income (AMI) for Santa Clara County. The limit depends on your family size. For example, the income limit for a single person is lower than for a family of four. These limits change every year, usually in April, because HUD updates them based on new income data.

Your income includes wages, Social Security, disability payments, child support, and other regular money you receive. HACSC will ask you to provide pay stubs, tax returns, or letters from benefit programs to prove your income. If your income rises above the limit after you are already in the program, you may lose your voucher or have to pay more rent, depending on the program rules.

You can contact HACSC to ask what the current income limit is for your household size. The limits are also posted on the HACSC website.

How to contact HACSC and what to expect

HACSC's main office is located in San José. You can reach the agency by phone, mail, or by visiting in person. Phone lines are often busy, especially near process important date or when waiting lists open. If you call, you may wait on hold or be asked to leave a message and have someone call you back.

For questions about whether you meet income limits, how the process works when a waiting list opens, or what documents you need, calling is usually faster than mailing a letter. The office address and phone number are on the HACSC website. If you need an interpreter, call ahead and ask whether HACSC can provide one in your language.

Response times depend on how busy the office is. During periods when waiting lists are open or applications are being processed, response times are longer. If you are in crisis — for example, facing eviction — mention that when you call, as some staff may be able to direct you to emergency resources faster.

Inspections and housing quality standards

Before you move into a Section 8 unit or public housing, HACSC sends an inspector to check the property. The inspector looks for things like working heat, hot water, electrical outlets, no holes in walls or floors, no pest infestations, and no lead paint hazards. If the unit fails inspection, the landlord must fix the problems and request a re-inspection before you can move in.

After you move in, HACSC inspects the unit at least once a year. If problems are found, the landlord has a set time to fix them — usually 24 hours for serious issues like no heat, and longer for minor problems. If the landlord does not fix problems, HACSC can stop paying rent to the landlord or end the lease.

You can request an inspection if you believe the unit has serious problems that the landlord is not fixing. Call HACSC and describe the problem. HACSC will schedule an inspection and notify the landlord.

Rights and responsibilities as a tenant or voucher holder

If you receive a Section 8 voucher, you have the right to choose where you live (as long as the landlord accepts vouchers and the unit passes inspection). You also have the right to fair treatment and to know why HACSC made a decision about your case. If HACSC denies your case or terminates your voucher, you have the right to request a hearing to challenge the decision.

You are responsible for paying your portion of the rent on time, keeping the unit in good condition, and following lease terms. You must also report changes in your income or family size to HACSC within 30 days. If you do not report changes, HACSC may reduce your voucher amount, ask you to pay more rent, or terminate your voucher.

If you believe HACSC treated you unfairly, you can file a complaint with HUD. HUD has an office that handles complaints about housing authorities. You can also contact a local legal aid organization to ask whether they can help you understand your rights.

Frequently Asked Questions

How long does it take to get a Section 8 voucher after I am on the waiting list?

Waiting times vary widely depending on how many people are on the list and how many vouchers become available. In Santa Clara County, wait times have ranged from several months to several years. HACSC cannot predict when your turn will come. You can call to ask approximately how many people are ahead of you on the list.

Can I use my Section 8 voucher if I move out of Santa Clara County?

You can move your voucher to another county, but you must request a "portability transfer" from HACSC before you move. The new housing authority must agree to accept your voucher. Rules and rent limits may be different in the new county. Contact HACSC at least 30 days before you plan to move.

What happens if my landlord wants to evict me while I have a Section 8 voucher?

Your landlord must follow state eviction law, which means they must give you written notice and file in court. HACSC does not prevent evictions, but you can contact HACSC to report the situation. Some local organizations offer legal help with evictions. If you are evicted, you may lose your voucher, depending on the reason for the eviction.

Do I have to pay a deposit or process fee to HACSC?

HACSC does not charge an process fee to explore for Section 8 or public housing. Your landlord may charge a security deposit, which is separate from HACSC's program. HACSC does not collect deposits on behalf of landlords.

What if I think HACSC made a mistake in calculating my rent?

Call HACSC and ask to speak with someone in the rent calculation unit. Bring your most recent income documents and your lease. If you disagree with how HACSC calculated your rent, you can request a hearing. HACSC will send you information about how to request a hearing if you ask.