What Murfreesboro Housing Authority Does

The Murfreesboro Housing Authority (MHA) is a local government agency that manages public housing and rental vouchers in Rutherford County, Tennessee. It does not build or own most of the housing itself — instead, it pays private landlords to rent units to low-income residents, and it owns and operates a smaller number of public housing apartments directly. The agency's main job is to process applications, verify income, inspect properties, and send monthly payments to landlords on behalf of tenants.

MHA serves residents of Murfreesboro and unincorporated Rutherford County. It is separate from the city's planning or zoning departments and does not handle homelessness services, emergency shelter, or rapid rehousing — those are run by other nonprofits and county agencies. If you are looking for emergency rental help or eviction prevention, you will need to contact your county's emergency information program or a local nonprofit, not MHA directly.

Key Takeaways

  • MHA runs two main programs: public housing (apartments it owns) and Housing Choice Vouchers (payments to private landlords), each with separate waiting lists and income limits.
  • Income limits vary by household size and are set annually by the U.S. Department of Housing and Urban Development; a single person typically cannot earn more than roughly $35,000 to $40,000 per year, but this changes each year.
  • Waiting lists for both programs are usually closed or have multi-year waits, so you should contact MHA to confirm whether applications are being taken before you gather documents.
  • You will need proof of income, Social Security numbers for all household members, a photo ID, and proof of residency to explore.
  • Once approved and housed, you pay a portion of your rent (usually 30 percent of your income) and MHA or the landlord covers the rest.

Public Housing vs. Housing Choice Vouchers

MHA operates two separate programs, and they work differently. Public housing means MHA owns the building and you rent directly from the authority. You pay a portion of your income as rent, and MHA covers maintenance, utilities, and property management. Public housing apartments in Murfreesboro are older, scattered across the city, and typically smaller — usually one or two bedrooms. The waiting list for public housing is often closed.

Housing Choice Vouchers (also called Section 8) work the opposite way: you find a private landlord willing to accept the voucher, and MHA pays the landlord a portion of the rent each month. You pay the difference out of pocket, usually 30 percent of your income. You have more choice in where you live — any rental property in Rutherford County where the landlord agrees to participate. The voucher waiting list is also typically closed, but the wait time is often shorter than for public housing.

Both programs have the same income limits and require the same verification documents. The main difference is who owns the building and who you pay each month. If you are on a waiting list for one program, you can also be on the waiting list for the other.

Income Limits and Household Size

MHA sets income limits based on guidelines from the U.S. Department of Housing and Urban Development (HUD). These limits change every year, usually in April. For 2024, a single person in Rutherford County could earn no more than approximately $35,000 to $40,000 per year to be considered low-income; a family of four could earn roughly $55,000 to $65,000. These numbers are examples only — the actual limits shift annually and depend on how HUD calculates the area median income.

Income includes wages, Social Security, disability payments, child support, and unemployment benefits. It does not include one-time payments like tax refunds or insurance settlements. If you are self-employed, MHA will ask for tax returns from the past two years. If your income is above the limit, you do not meet the basic requirement, and you cannot be approved.

To find the current year's exact income limits for your household size, contact MHA directly at their office or visit their website. Do not assume last year's limits still explore.

how the process works and What Documents You Need

Before you explore, confirm that MHA is accepting applications. Both waiting lists are frequently closed. Call or visit the MHA office to ask whether they are taking new applications for public housing, vouchers, or both. If the list is closed, ask when it might reopen and whether you can request to be notified.

If applications are open, you will need to bring or submit the following:

  • A completed process form (provided by MHA)
  • Photo identification for the head of household
  • Social Security cards or numbers for all household members
  • Proof of income for the past 30 days (pay stubs, benefit statements, or tax returns)
  • Proof of residency in Rutherford County (utility bill, lease, or mail from a government agency)
  • Birth certificates or proof of citizenship for all household members
  • Proof of any child support or alimony payments you receive or owe

MHA will verify your information by contacting your employer, your bank, and previous landlords. This process typically takes 30 to 60 days. You will be notified in writing of the decision. If you are approved, you move to the waiting list for housing to become available.

Waiting Lists and How Long It Takes to Get Housing

After approval, you join a waiting list. How long you wait depends on the program and current demand. For public housing, waits in Murfreesboro have ranged from two to five years or longer, depending on the size unit you need and how many units become available. For Housing Choice Vouchers, waits are often shorter — sometimes one to three years — but this varies. Some years MHA opens the list and closes it within weeks because demand is so high.

While you are on the waiting list, your approval remains valid for a set period (usually one to two years). If your circumstances change — your income increases, you move out of the county, or you are convicted of certain crimes — you may be removed from the list. MHA will ask you to recertify your information periodically.

When a unit or voucher becomes available, MHA will contact you. For public housing, you must accept the unit offered or you may lose your place on the list. For vouchers, you have more flexibility — you can search for a property and the landlord must agree to participate.

Monthly Rent and How Much You Pay

In both public housing and voucher programs, you pay approximately 30 percent of your gross monthly income as rent. The rest is covered by MHA (public housing) or the voucher payment (Section 8). If your income is very low, you may pay a minimum rent set by MHA — usually $50 to $100 per month.

Your rent is recalculated every year during recertification, when you report your current income. If your income goes up, your rent goes up. If your income drops, your rent drops. You must report changes in income, household size, or employment within 30 days, or you may owe back rent.

In public housing, you pay MHA directly. In a voucher program, you pay the landlord, and the landlord receives a separate check from MHA. If the market rent for the unit is higher than the voucher amount, you pay the difference — this is called "rent burden" and can happen if you find a unit in a more expensive area.

Reasons You May Be Denied or Removed

MHA will deny your process or remove you from housing if you have certain criminal convictions, owe money to a previous housing authority, or have a history of serious lease violations. Convictions for drug manufacturing, violent crime, or sex offenses are automatic disqualifiers. Evictions for nonpayment or lease violations in the past three to five years are also grounds for denial, though MHA may make exceptions on a case-by-case basis.

If you are already housed and you stop paying rent, allow unauthorized people to live in the unit, damage the property, or violate lease terms, MHA or the landlord can evict you. You have the right to a hearing before removal in most cases. If you are removed, you can reapply after a waiting period, which varies depending on the reason for removal.

If you have a criminal record or eviction history and are concerned about denial, contact MHA before explore to ask whether you may be considered. Some agencies have policies that allow for rehabilitation or time-based exceptions.

Contact Information and Next Steps

The Murfreesboro Housing Authority office is located in Murfreesboro, Tennessee. You can reach them by phone, mail, or in person to ask about current waiting list status, income limits, or process requirements. Their website may also list office hours and contact details.

If you are denied or removed from the program, you have the right to request a hearing. MHA must provide written notice of the decision and explain how to request a hearing within a set timeframe (usually 10 to 14 days).

If you need help with your process or have questions about your case, you can also contact a local legal aid organization or housing counselor. Many nonprofits in Rutherford County offer free housing counseling and can help you understand your options.

Frequently Asked Questions

What if I am homeless or about to be evicted?

MHA waiting lists are long, so public housing or vouchers will not help you when ready. Contact your county's emergency rental information program, a local homeless services nonprofit, or 211 to find emergency shelter or rapid rehousing. Once you are stably housed, you can explore to MHA for long-term information.

Can I use my voucher outside Rutherford County?

Housing Choice Vouchers are portable in some cases, meaning you can move to another county or state if your voucher is approved for portability. You must request this from MHA and the receiving housing authority must agree. Not all vouchers are portable, so ask MHA about your specific situation.

What happens if my income increases after I am approved?

Your rent will increase during your next annual recertification. If your income rises above the program limit, you may be asked to leave the program after a transition period (usually six months to one year). You will receive written notice before this happens.

How do I report a change in my household or income?

Contact MHA in writing or by phone within 30 days of the change. Changes include a new job, a household member moving in or out, a birth or adoption, or a change in benefits. Failure to report changes can result in overpayment of rent or removal from the program.

Can I appeal a denial or removal decision?

Yes. MHA must give you written notice of the decision and instructions for requesting a hearing. You have the right to present your side of the case and bring documents or witnesses. The hearing is usually held within 30 to 60 days of your request.