What the Indianapolis Housing Authority does

The Indianapolis Housing Authority (IHA) is a public agency that manages affordable rental housing in Marion County and runs the Section 8 voucher program for the Indianapolis area. It does not build or own most of the housing itself — instead, it contracts with private landlords who agree to rent units at below-market rates to tenants the IHA has screened and approved. The IHA also administers the Housing Choice Voucher program, which gives may have access to tenants a voucher they can use to rent from any participating landlord in the region.

The agency is separate from the city government, though it receives some public funding. It answers to its own board of commissioners and operates under federal rules set by the U.S. Department of Housing and Urban Development (HUD). If you rent through IHA or hold an IHA voucher, your lease is with the private landlord, not with IHA — but IHA sets the rent ceiling and inspects the unit to make sure it meets housing standards.

Key Takeaways

  • IHA manages two main programs: public housing (where IHA contracts with landlords) and Housing Choice Vouchers (where you find your own rental and IHA subsidizes part of the rent).
  • To rent IHA public housing, you must meet income limits that vary by family size, and IHA will verify your income and background before approval.
  • The Housing Choice Voucher waiting list is typically closed and can have a wait of several years when it reopens, so check the IHA website regularly for announcements.
  • Your rent contribution is usually 30 percent of your adjusted gross income, and IHA pays the landlord the difference up to the program's rent limit for your area.
  • You can contact IHA directly by phone, mail, or in person at their main office to ask about current programs and waiting list status.

IHA public housing and how rent is calculated

IHA public housing consists of apartment complexes and scattered-site homes throughout Indianapolis where IHA has agreements with property owners. You do not explore to IHA to live in a specific building — instead, you explore to the program, and if approved, IHA assigns you to an available unit that matches your family size. The agency prioritizes people who are homeless, living in substandard housing, or paying more than 50 percent of their income toward rent.

Your monthly rent in IHA housing is calculated as 30 percent of your adjusted gross monthly income, or the flat rent for that unit, whichever is lower. Adjusted gross income includes wages, Social Security, child support, and other regular income, minus deductions for dependents and medical expenses for elderly or disabled household members. If your income drops, your rent drops. If it rises, your rent rises — but IHA recertifies income only once per year, so changes mid-year do not affect your rent until the next anniversary.

You are responsible for utilities unless they are included in your lease. IHA inspects units annually and after any maintenance request to may support they meet housing quality standards. If a unit fails inspection, the landlord must make repairs before you can move in, or IHA will not pay the landlord's portion of the rent until repairs are complete.

Housing Choice Vouchers and finding your own rental

The Housing Choice Voucher program works differently: you find a rental unit yourself, and IHA gives you a voucher that subsidizes part of the rent. The landlord must agree to participate in the program and accept the voucher. You pay 30 percent of your adjusted gross income toward rent, and IHA pays the landlord the rest, up to the payment standard for your area and bedroom size.

Payment standards vary by neighborhood and bedroom count. A two-bedroom in some Indianapolis neighborhoods might have a payment standard of $900 per month, meaning IHA will pay up to $900 if you are paying $300 out of pocket. If you find a unit renting for $1,000, you would pay $300 and IHA would pay $700 — but the landlord would only receive $900 total, so they would accept $900 from IHA and $100 from you. If the unit rents for $800, you pay $240 and IHA pays $560.

The voucher waiting list is usually closed. When IHA opens it, hundreds of people explore within days and the list fills quickly. You can call IHA or check their website to learn whether the list is currently open and what the expected wait time is if you are added.

Income limits and who can rent through IHA

IHA has income limits based on family size and area median income. These limits change yearly. For example, a family of four might have a limit of around $55,000 to $60,000 annually, but the exact figure depends on HUD's calculation for that year. You must be at or below the limit to be approved. IHA will ask for recent pay stubs, tax returns, or benefit statements to verify your income.

You must also pass a background check. IHA will look at your rental history, criminal record, and credit. Having an eviction on your record does not automatically disqualify you, but IHA may deny you if the eviction was recent or if you owe money to a previous landlord. Drug-related convictions and violent felonies are grounds for denial. If you are denied, IHA will tell you why and may offer you a chance to appeal.

You must be a U.S. citizen or have may be able to access immigration status. IHA will ask for proof of citizenship or a green card. Non-citizens with certain visa types may be denied, but refugees and asylees are usually may be able to access.

How to contact IHA and check waiting list status

The Indianapolis Housing Authority's main office is located at 2901 North Ritter Avenue, Indianapolis, IN 46219. You can reach them by phone at 317-261-8000 during business hours, Monday through Friday. The website is www.indyhousing.org, where you can find current program information, waiting list status, and downloadable forms.

If the voucher waiting list is open, you will need to submit an process in person or by mail. Bring proof of income, proof of citizenship or may be able to access immigration status, and a photo ID. Processing takes several weeks. If you are approved, you will receive a voucher packet with instructions on how to search for housing and what landlords must do to participate.

If you are already an IHA tenant and need to report a maintenance issue, call the same number and ask for the maintenance department. Emergency repairs (no heat, no water, broken locks) should be reported when ready; non-emergency repairs are usually scheduled within 10 business days.

Lease terms and your rights as an IHA tenant

Your lease with the private landlord is a standard rental agreement, but it must comply with IHA rules. The landlord cannot charge you more than the IHA-approved rent, cannot require a security deposit larger than one month's rent, and cannot evict you without cause or proper notice. Cause includes non-payment of rent, lease violations, or criminal activity on the property.

If your landlord tries to evict you, they must file in court and give you notice. You have the right to appear in court and defend yourself. If the eviction is for non-payment, you can try to pay what you owe before the court date. If it is for lease violation, you may be able to cure the violation (fix the problem) within a reasonable time. IHA does not automatically defend you in court, but you can contact them to report the eviction and ask if they can help mediate with the landlord.

You have the right to request repairs if the unit fails housing quality standards. If the landlord does not make repairs within a reasonable time, you can contact IHA, which will inspect the unit and may withhold payment to the landlord until repairs are made. You cannot withhold rent yourself — that is the landlord's and IHA's responsibility.

What happens if your income changes or you need to move

If your income increases, your rent will increase at your next annual recertification. If it decreases, your rent will decrease. You must report major changes (job loss, new job, marriage, divorce) to IHA within 30 days. Failure to report can result in overpayment of rent, which IHA may ask you to repay.

If you want to move to a different IHA unit, you can request a transfer. Transfers are not may provide and depend on unit availability. You may have to wait several months. If you want to move out of IHA housing entirely, you must give 30 days' notice to your landlord and to IHA. You are responsible for returning the unit in clean condition, normal wear and tear excepted.

If you hold a Housing Choice Voucher and want to move, you can search for a new unit at any time. The new landlord must agree to participate in the program and pass IHA inspection. Once the new lease is signed and the unit is inspected, IHA will begin paying the new landlord. You have 120 days to find a new unit after IHA issues your voucher; if you do not find one by then, the voucher expires and you lose it.

Frequently Asked Questions

How long does it take to get approved for IHA housing?

Processing typically takes four to eight weeks from the time you submit your process. IHA will verify your income, run a background check, and inspect any unit they plan to assign to you. If they need additional documents from you, the timeline may be longer. You will be notified by mail or phone once a decision is made.

Can I use my voucher at any apartment in Indianapolis?

No. The landlord must be enrolled in the Housing Choice Voucher program and must agree to accept your voucher. Many apartments do participate, but some do not. IHA can provide you with a list of participating landlords, or you can search online. Once you find a unit you want, the landlord will contact IHA to confirm the voucher is valid before you sign a lease.

What if I owe money to a previous landlord?

Owing money to a former landlord can result in denial of your process. IHA will check your rental history and may contact previous landlords. If you owe money, try to pay it off or negotiate a settlement before you explore. If you are denied because of this, you can appeal the decision and provide evidence that you have resolved the debt.

Can I be evicted from IHA housing for any reason?

No. Your landlord must have legal cause to evict you, such as non-payment of rent, violation of the lease, or criminal activity. They must follow Indiana eviction law, which requires written notice and a court filing. If you receive an eviction notice, contact IHA when ready so they are aware of the situation.

What if I disagree with IHA's decision to deny me or terminate my lease?

You have the right to request a hearing. IHA must provide you with written notice of the reason for denial or termination and information about how to request a hearing. You can present evidence and testimony at the hearing. A hearing officer will review your case and make a decision. Contact IHA's main office for details on how to file a hearing request.