What the Luzerne County Housing Authority does

The Luzerne County Housing Authority is a public agency that manages affordable rental housing in Luzerne County, Pennsylvania. It operates public housing developments and administers the Housing Choice Voucher program (formerly called Section 8), which helps low-income residents pay rent in privately owned apartments. The Authority does not build or own all the housing in the county — it partners with private landlords and manages federal funding to make housing affordable for people who meet income limits.

The Authority's main office is located in Wilkes-Barre, and it serves residents across the county's communities. If you are looking for affordable housing or already live in one of its properties, the Authority handles lease agreements, rent calculations, maintenance requests, and tenant services. Understanding how it works and what programs it offers can help you navigate your housing options.

Key Takeaways

  • The Luzerne County Housing Authority manages public housing and the Housing Choice Voucher program for low-income residents in the county.
  • Public housing is owned and operated directly by the Authority, while vouchers let you rent from private landlords with the Authority paying part of your rent.
  • Income limits explore to both programs, and they change yearly based on area median income figures set by the federal government.
  • You can contact the Authority directly to learn about current openings, waitlist status, and the documents you will need to provide.
  • Maintenance emergencies and lease questions should be reported to your property manager or the Authority's main office during business hours.

Public housing versus Housing Choice Vouchers

The Authority runs two main programs, and they work differently. Public housing means the Authority owns the building where you live. You pay rent directly to the Authority based on your income — typically 30 percent of your gross monthly income, though the exact amount depends on your lease and local policy. The Authority is responsible for maintenance, utilities (in some cases), and property management. Public housing developments in Luzerne County include scattered sites and multi-unit complexes.

The Housing Choice Voucher program works the opposite way. You find an apartment in a privately owned building, and the Authority pays a portion of your rent to the landlord. You pay the difference between the voucher amount and the actual rent. This gives you more choice in where you live, but you must find a landlord willing to accept the voucher, and the apartment must pass an Authority inspection. Both programs have income limits, and both typically require a waiting list because demand exceeds available units.

Income limits and who can explore

Both public housing and vouchers are reserved for households with income below a certain threshold. The income limit is set each year by the federal government and varies by family size and county. For Luzerne County, limits are typically around 50 to 60 percent of the area median income, though the exact figures change annually. You will need to provide recent pay stubs, tax returns, or a letter from your employer to prove your income when you explore.

Income limits also explore to people already living in Authority housing. If your income rises above the limit, you may still stay in your unit, but your rent will increase. The Authority will recalculate your rent at your annual lease renewal. Contact the Authority directly for the current year's income limits, as they are updated each spring and vary by household size.

How to contact the Luzerne County Housing Authority

The Authority's main office is in Wilkes-Barre. You can reach them by phone during business hours to ask about public housing openings, voucher program status, waitlist information, or to report maintenance issues. The phone number and office hours are available on the Authority's website or by calling directory information for Luzerne County government offices.

When you call, have your household information ready — the number of people in your household, your current income range, and any special needs (such as accessibility requirements). If you are already a resident, have your lease number or unit address available. The staff can tell you whether waitlists are open, how long the wait typically is, and what documents you will need to bring to explore in person.

The process process and waiting lists

Both public housing and vouchers require you to complete an process at the Authority's office. You will need to bring proof of identity, proof of income, and proof of residency. The Authority will verify your information and determine whether you meet the income limit. Because demand is high, most programs maintain a waiting list. The time from process to receiving housing or a voucher can range from several months to several years, depending on the program and your family size.

Some programs prioritize certain households — for example, people experiencing homelessness or those with disabilities may move up the list. Ask the Authority whether your situation qualifies for priority status. Once you are approved and a unit or voucher becomes available, the Authority will contact you. If you do not respond within the timeframe they give you, you may lose your spot and have to reapply.

Rent calculations and what you actually pay

In public housing, your rent is usually 30 percent of your gross monthly income, though some developments use different formulas. If your income changes — you get a raise, lose a job, or have a change in household size — tell the Authority when ready. Your rent will be recalculated at your next lease renewal, typically once a year. If you experience a significant hardship, ask whether the Authority has a process to adjust your rent outside the annual renewal.

With a Housing Choice Voucher, the Authority pays the landlord a set amount (called the voucher amount), and you pay the rest. If the rent is $1,200 and your voucher covers $900, you pay $300. Your portion is typically 30 percent of your income, but the exact split depends on the voucher amount and the actual rent. If you move to a cheaper apartment, your portion goes down. If you move to a more expensive one, you pay more out of pocket — the voucher amount does not increase just because you chose a pricier place.

Maintenance requests and tenant responsibilities

If something breaks in your unit — a leaky faucet, broken window, heating problem — contact your property manager or the Authority's maintenance line. Emergency repairs (no heat in winter, no water, electrical hazards) should be reported when ready and treated as urgent. Non-emergency repairs may take longer. Keep a record of when you reported the problem and follow up if it is not fixed within a reasonable timeframe.

As a tenant, you are responsible for keeping your unit clean and not damaging it beyond normal wear and tear. You must pay your rent on time and follow the lease rules. If you have a dispute with the Authority or your property manager about maintenance or lease terms, ask for the grievance procedure — the Authority is required to have a formal process for tenants to raise complaints.

Frequently Asked Questions

How long is the waiting list for public housing or vouchers?

Waiting times vary by program and change frequently. Some programs may have a wait of six months to two years or longer, depending on how many people are on the list and how many units become available. Contact the Authority directly — they can tell you the current wait time for your household size and the specific program you are interested in.

Can I use a Housing Choice Voucher anywhere in Luzerne County?

Yes, you can search for apartments anywhere in the county as long as the landlord accepts the voucher and the unit passes the Authority's inspection. Some landlords refuse vouchers, so you may need to contact several before finding one willing to participate. The Authority can provide a list of landlords who have worked with the program in the past.

What happens if my income goes above the limit?

You can stay in your unit, but your rent will increase. The Authority recalculates rent based on your new income at your annual lease renewal. If your income rises significantly, you may eventually pay market-rate rent. You will not be evicted for earning more money, but your housing will become less subsidized.

Can I transfer to a different public housing unit or neighborhood?

Transfer policies vary. Contact the Authority to ask whether transfers are available and what the process is. Some developments may have shorter wait times than others, and the Authority may prioritize transfers for certain reasons (accessibility needs, safety concerns, family size changes). You will likely need to reapply or go through a formal request process.

What should I do if my landlord is not making repairs?

Document the problem with photos and dates. Contact your property manager in writing (email or certified mail) and keep a copy. If the repair is not made within a reasonable time, file a formal complaint with the Authority's grievance office. You have the right to request a hearing if the Authority does not respond to your complaint.