What the Philadelphia Housing Authority does

The Philadelphia Housing Authority (PHA) is the city agency that runs public housing and rental information programs for Philadelphia residents. It owns and manages public housing developments across the city, administers the Housing Choice Voucher program (formerly called Section 8), and handles emergency rental information when funding is available. PHA does not build or finance homes for purchase — it provides rental housing and subsidies for people who meet income limits.

PHA serves roughly 80,000 people through public housing units and vouchers combined. The agency is separate from the city government, though it receives federal funding and operates under federal rules. If you rent from PHA or hold a PHA voucher, PHA is your landlord or your voucher administrator — the organization that approves your lease, sets your rent contribution, and handles disputes.

Key Takeaways

  • PHA runs two main programs: public housing (where PHA owns the building) and Housing Choice Vouchers (where you rent from a private landlord and PHA subsidizes part of your rent).
  • To get on a PHA waiting list, you must live or work in Philadelphia, meet income limits that vary by household size, and explore in person or online when the list is open.
  • Waiting times for both public housing and vouchers are measured in years, not months, because demand far exceeds available units.
  • PHA charges rent based on 30 percent of your household income, with a minimum rent that varies by program; you pay PHA or your landlord the difference between that amount and the market rent.
  • If you have a voucher and your landlord refuses to accept it, or if PHA denies your lease, you can file a complaint with PHA's Office of Inspector General or request a hearing.

Public housing versus Housing Choice Vouchers

PHA operates two distinct programs, and which one you end up in depends partly on availability and partly on your preferences. Public housing means PHA owns the building you live in. You pay rent to PHA, PHA maintains the building, and PHA enforces the lease. Public housing developments in Philadelphia include names like Richard Allen Homes, Tasker Homes, and Whitman Homes. These are concentrated in certain neighborhoods, and the buildings range from older mid-rise apartments to newer construction.

The Housing Choice Voucher program works differently. PHA gives you a voucher (a subsidy certificate) that you take to a private landlord. You find your own apartment anywhere in Philadelphia, the landlord agrees to accept the voucher, and PHA pays the landlord a portion of the rent while you pay the rest. You have more choice of where to live, but you also have to convince a landlord to accept the voucher — not all do. Both programs have long waiting lists, and both charge you 30 percent of your household income as rent, with a minimum that PHA sets.

How to get on the PHA waiting list

PHA opens its waiting lists periodically, not continuously. When a list is open, you can explore online through PHA's website or in person at a PHA office. You must be at least 18 years old, a U.S. citizen or may be able to access immigrant, and have a household income at or below the limit for your household size. Income limits change yearly; for a single person, the limit is usually around $35,000 to $40,000 annually, but this varies. You can call PHA at 215-684-4000 to ask the current limit for your household size and whether the list is currently open.

When you explore, bring proof of income (recent pay stubs, tax returns, or a letter from your employer), proof of identity, and proof of Philadelphia residency or employment. If you are explore for public housing, you can list preferences for which developments you want to live in, though PHA does not may provide you will get your first choice. If you are explore for a voucher, you do not choose a specific unit — you get the voucher and then search for a landlord who will accept it.

After you explore, PHA puts you on the waiting list in the order applications were received. The list does not move quickly. Waiting times for public housing can be five to ten years or longer depending on the development and your household type. Voucher waiting times are also years long. PHA will contact you when a unit or voucher becomes available, but you should not expect contact soon after explore.

How rent is calculated and what you pay

Both public housing and voucher tenants pay the same formula: 30 percent of your household's gross monthly income, or a minimum rent set by PHA, whichever is higher. If your household income is $1,500 per month, you pay $450 per month. If your household income is $800 per month, you still pay the minimum rent — currently around $50 to $100 per month depending on the program, though PHA adjusts this annually.

In public housing, you pay this amount directly to PHA each month. In the voucher program, you pay the difference between your 30 percent contribution and the actual rent to your landlord. For example, if the market rent is $1,200 and you owe $450, PHA pays the landlord $750 and you pay $450. If your income drops, your rent contribution drops. If your income rises, your rent contribution rises. PHA recertifies your income annually and adjusts your rent accordingly.

PHA also sets a payment standard — the maximum rent it will subsidize for a given unit size in a given area. If a landlord wants more than the payment standard, you have to make up the difference out of pocket, or you cannot rent that unit with your voucher. Payment standards vary by neighborhood and are updated yearly.

What happens if your landlord refuses your voucher

Landlords are not required to accept Housing Choice Vouchers, and some refuse. If a landlord will not accept your voucher, you cannot force them to. However, if a landlord refuses because of your race, national origin, disability, family status, or other protected characteristic, that is illegal discrimination. If you believe you were discriminated against, you can file a complaint with the U.S. Department of Housing and Urban Development (HUD) or with Philadelphia's Office of the Inspector General.

If a landlord accepts your voucher but PHA inspects the unit and finds it does not meet housing quality standards, PHA will not approve the lease. Common reasons for denial include code violations, missing smoke detectors, or unsafe conditions. The landlord must fix the problems and pass inspection before you can move in. If the landlord refuses to make repairs, you can look for a different unit.

Maintenance and repairs in public housing

If you live in PHA public housing, PHA is responsible for maintaining the building and making repairs. You report maintenance issues to PHA's maintenance office or through PHA's online portal. PHA aims to respond to emergency repairs (no heat, no water, electrical hazards) within 24 hours and routine repairs within a longer timeframe, though response times vary by development and current workload.

If PHA does not make repairs in a reasonable time, you can file a complaint with PHA's Office of Inspector General or contact a legal aid organization like Community Legal Services. In some cases, you may be able to withhold rent or break your lease if conditions become uninhabitable, but this is complicated and you should get legal information before doing it. Do not straightforward stop paying rent without understanding the consequences.

Frequently Asked Questions

How long does it take to get a PHA voucher or public housing unit?

Waiting times are typically five to ten years or longer, depending on the program and your household type. Some developments and voucher categories move faster than others. PHA will contact you when something becomes available, but you should not expect contact within the first few years of explore.

Can I use a PHA voucher outside Philadelphia?

No. Housing Choice Vouchers issued by PHA can only be used to rent in Philadelphia. If you move outside the city, you lose the voucher. Some other housing authorities may issue you a new voucher if you move to their jurisdiction, but that is a separate process.

What if my income goes up after I get a voucher or public housing?

Your rent will increase. PHA recertifies your income every year and adjusts your rent contribution to 30 percent of your new income. If your income rises significantly, you may eventually earn too much to stay in the program — income limits for continued occupancy are higher than the limits to get on the waiting list, but they do exist.

Can I be evicted from PHA public housing?

Yes. PHA can evict you for non-payment of rent, lease violations, or criminal activity. PHA must follow the eviction process in court, and you have the right to a hearing before eviction. If you are facing eviction, contact a legal aid organization when ready — they can help you understand your rights and may be able to negotiate with PHA.

Who do I call if I have a problem with PHA?

For maintenance issues or lease questions, contact PHA's main office at 215-684-4000. For complaints about discrimination, unfair treatment, or fraud, contact PHA's Office of Inspector General at 215-684-4622. For legal help, contact Community Legal Services at 215-981-3700 or call 211 for other legal aid organizations in Philadelphia.