What the Palm Beach County Housing Authority does

The Palm Beach County Housing Authority (PBCHA) is a public agency that runs housing programs for low-income residents in Palm Beach County, Florida. It does not build or own most of the housing itself. Instead, it administers vouchers that tenants use to rent from private landlords, manages public housing properties it does own, and runs other information programs funded by the federal government and the state.

The Housing Authority's main job is to hold the money, verify who qualifies, issue vouchers, and inspect properties to make sure they meet housing standards. When you rent with a voucher, the Housing Authority pays part of your rent directly to the landlord; you pay the rest. The Authority also maintains waiting lists for its programs, which can be years long depending on the program and the current demand.

PBCHA is located in West Palm Beach and serves the entire unincorporated county plus some municipalities that have contracts with it. If you live in a city that runs its own housing authority — such as the City of West Palm Beach — you may need to contact that city's authority instead, though PBCHA can tell you which applies to your address.

Key Takeaways

  • PBCHA administers Section 8 vouchers, public housing, and other federal programs; it does not provide emergency rental aid or homelessness services directly.
  • Waiting lists for vouchers and public housing are typically years long and often closed to new applicants; you can call to ask whether a list is open.
  • To use a voucher, you must meet income limits (usually 50% or 80% of the area median income, depending on the program), pass a background check, and find a landlord willing to accept the voucher.
  • PBCHA's office is in West Palm Beach, and you can reach it by phone or mail; many transactions require in-person visits.
  • If you are homeless or in crisis, PBCHA does not run emergency programs; contact your local homeless services provider or call 211 for referrals.

Section 8 vouchers and how they work

The Section 8 Housing Choice Voucher Program is PBCHA's largest program. The federal government gives the Authority a fixed amount of money each year, and the Authority uses it to subsidize rent for low-income tenants. When you hold a voucher, you find a rental unit on the private market (any apartment, house, or condo), and the Housing Authority pays a portion of the rent to the landlord. You pay the rest, usually 30% of your household income or the difference between the voucher amount and the rent, whichever is less.

To be considered for a voucher, your household income must fall below a certain threshold. In Palm Beach County, this is typically 50% of the area median income for initial selection, though the exact limit varies by program year. A household of one person earning more than roughly $35,000 per year would likely exceed the limit, but income limits change annually and depend on family size. You must also pass a criminal background check and a credit check, though PBCHA considers the nature and age of any issues rather than automatically denying anyone with a record.

The waiting list for Section 8 vouchers in Palm Beach County is typically closed and has thousands of names. When it opens, it fills quickly. You can call PBCHA to ask whether the list is currently accepting new names. If it is closed, you can ask to be notified when it reopens, though notification is not may provide.

Public housing properties managed by PBCHA

PBCHA owns and manages several public housing developments throughout Palm Beach County. These are apartment complexes where the Housing Authority is the landlord. Public housing rent is also set at 30% of household income, and income limits are the same as for Section 8 vouchers. The waiting list for public housing is separate from the Section 8 list and is also typically closed.

Public housing units are inspected regularly by PBCHA staff to may support they meet federal housing quality standards. Tenants in public housing must follow lease rules and can be evicted for lease violations, just as in private rentals. The main difference is that rent is always income-based, and there is no private landlord to negotiate with.

If you are interested in public housing, contact PBCHA directly to ask whether the waiting list is open and what the current wait time is. Some developments may have shorter waits than others.

Income limits and how PBCHA verifies them

PBCHA uses income limits set by the U.S. Department of Housing and Urban Development (HUD) each year. These limits vary by family size and are based on the area median income for Palm Beach County. A single person's limit is lower than a family of four's limit. The limits also change every year, usually in April.

When you explore, PBCHA will ask for recent pay stubs, tax returns, or other proof of income. If you receive Social Security, unemployment, child support, or other benefits, you must document those too. Self-employment income requires tax returns and sometimes additional paperwork. PBCHA staff will calculate your total household income and compare it to the current year's limit for your family size.

If your income is above the limit, you will not be considered for a new voucher or public housing unit. If you are already receiving information and your income rises above the limit, PBCHA will typically allow you to stay in your unit but may adjust your rent contribution or eventually terminate your information when you move.

Background checks and criminal history

PBCHA conducts criminal background checks on all household members age 18 and older as part of the screening process. A criminal record does not automatically disqualify you. PBCHA considers the nature of the offense, how long ago it occurred, and whether you have rehabilitated. Violent crimes, drug manufacturing, and sex offenses are treated more seriously than other offenses. Recent crimes are treated more seriously than old ones.

You have the right to dispute information in your background check if you believe it is inaccurate. PBCHA will give you a copy of the report and a chance to respond before making a final decision. If you are denied, you can request a hearing to challenge the decision.

Eviction history is also reviewed. If you have been evicted for nonpayment of rent or lease violations, PBCHA may deny your process, though it depends on how recent the eviction was and the circumstances.

How to contact PBCHA and what documents to bring

The Palm Beach County Housing Authority's main office is located in West Palm Beach. You can reach them by phone to ask about waiting list status, program rules, or to request an process. Many transactions require an in-person visit, including submitting your process, providing documents, and signing your lease after a voucher is issued.

When you visit or call, bring or be ready to provide: a photo ID, proof of income (recent pay stubs or tax returns), proof of residency in Palm Beach County, Social Security numbers for all household members, and documentation of any benefits you receive. If you are explore for a voucher, you will also need to show that you have looked at rental units and understand how the program works.

Processing times vary. Initial screening can take several weeks. If you are selected from the waiting list and move forward, the full process from process to receiving a voucher can take two to four months or longer, depending on how quickly you provide documents and find a rental unit.

Waiting lists: how they work and what to expect

PBCHA maintains separate waiting lists for Section 8 vouchers and public housing. When a list is open, applicants are added in the order they explore. When a voucher or unit becomes available, PBCHA contacts the next person on the list. Some lists give preference to people with certain circumstances — such as homelessness, disability, or being a victim of domestic violence — which can move you higher on the list.

Waiting lists can be closed for months or years at a time. When a list is closed, PBCHA is not accepting new applications. You can call to ask when it might reopen, but there is no may provide. Some people wait five to ten years or longer for a voucher.

If you are on a waiting list, PBCHA may ask you to update your information periodically. If you do not respond to a request for an update, you may be removed from the list. Keep your contact information current with the Housing Authority so they can reach you when a unit or voucher becomes available.

Other programs and services PBCHA administers

In addition to Section 8 and public housing, PBCHA may administer other federal programs depending on funding and local need. These can include programs for people with disabilities, elderly residents, or other special populations. PBCHA also works with local nonprofits and government agencies on housing-related initiatives.

PBCHA does not run emergency rental information, homelessness services, or rapid rehousing programs. If you need emergency help with rent or are experiencing homelessness, contact your local community action agency, a nonprofit housing provider, or call 211 for a referral to the right service in your area.

Frequently Asked Questions

How do I know if the Section 8 waiting list is open?

Call PBCHA directly and ask whether the Section 8 waiting list is currently accepting new applications. The status changes periodically. If the list is closed, ask whether you can be notified when it reopens, though notification is not may provide. You can also check PBCHA's website or visit the office in person.

What happens if I find a rental unit but the landlord won't accept a voucher?

Landlords are not required to accept vouchers. If a landlord refuses, you must find a different unit. PBCHA staff can sometimes help you identify landlords in the area who accept vouchers, but the search is ultimately your responsibility. This is one of the biggest challenges voucher holders face, especially in tight rental markets.

Can I use my Section 8 voucher to move to a different county?

Yes, but you need PBCHA's permission and the receiving housing authority must have available funding. This is called a "portability move." Contact PBCHA to ask about the process and whether it is possible at the time you want to move. The receiving authority will take over your voucher once you relocate.

What if my income increases after I receive a voucher?

PBCHA will recalculate your rent contribution based on your new income. Your rent may increase, but you will not lose your voucher when ready. However, if your income stays above the limit for a certain period (usually two years), PBCHA may terminate your information when you move or at lease renewal. The exact rules depend on the program and your circumstances.

How long does it take to get a voucher after I am selected from the waiting list?

After you are selected, PBCHA will contact you to schedule an orientation and begin the process process. You will need to provide documents, pass a background check, and find a rental unit. The entire process typically takes two to four months, though it can be faster or slower depending on how quickly you complete your part and find a landlord willing to accept the voucher.