What the San Mateo Housing Authority Does

The San Mateo Housing Authority (SMHA) is a public agency that runs housing programs in San Mateo County. It administers Section 8 vouchers, manages public housing properties, and handles emergency rental information. The Authority does not build or own most of the housing itself — it pays landlords on behalf of tenants who meet income requirements, and it processes applications for people facing eviction or homelessness.

SMHA serves renters in unincorporated San Mateo County and several incorporated cities within the county, though some cities run their own housing authorities. The programs are funded by federal money, which means the rules and income limits are set by the U.S. Department of Housing and Urban Development (HUD), but SMHA decides how to spend that money locally and how quickly to process your paperwork.

Key Takeaways

  • SMHA runs Section 8 vouchers, public housing, and emergency rental information, but the programs it offers depend on which city you live in within San Mateo County.
  • Section 8 vouchers usually have a waiting list that is closed or years long, so you need to call or visit SMHA's website to find out whether applications are being taken.
  • Emergency rental information is available through SMHA when funds are open, and you must have a lease, proof of income loss, and landlord contact information to explore.
  • SMHA requires proof of income, residency, and citizenship or legal immigration status for all programs.
  • You can reach SMHA by phone, mail, or in person at their office in San Mateo, and wait times vary by program and season.

Section 8 Vouchers Through SMHA

A Section 8 voucher pays part of your rent directly to your landlord. You pay the difference between what the voucher covers and the actual rent. To get on the waiting list, you must live in San Mateo County, have a household income below 50% of the area median income (the exact limit changes yearly and depends on household size), and be a U.S. citizen or have legal immigration status.

SMHA's Section 8 waiting list is usually closed. When it opens, it typically closes again within days or weeks. You can call SMHA at (650) 802-5000 or check their website to find out whether the list is currently taking applications. If it is closed, ask when it is expected to reopen — some years it does not reopen at all.

If you are accepted onto the waiting list, you will wait months or years before SMHA contacts you. Once you are near the top of the list and SMHA calls you in, you have a limited time to find a landlord who accepts Section 8 and sign a lease. SMHA then inspects the unit and issues the voucher. The whole process from acceptance to receiving your first voucher payment can take six months to over a year.

Public Housing Managed by SMHA

SMHA owns and manages public housing apartments in several locations across San Mateo County. These are different from Section 8 vouchers — you rent directly from SMHA, not from a private landlord. Rent is set at 30% of your household income, so it is lower than market rent if your income is low.

Public housing has its own waiting list, which is also usually closed. Income limits are the same as Section 8: 50% of area median income or below. You can ask SMHA whether the public housing waiting list is open when you call about Section 8. If you are accepted, you will be placed in an available unit based on your family size and SMHA's current openings.

Emergency Rental information From SMHA

When SMHA has emergency rental information funds available, it pays landlords to cover rent you already owe or rent coming due. The program is meant for people who have lost income recently due to job loss, illness, or other hardship. You must have a signed lease, proof that your household income is below 80% of area median income, and documentation of the hardship.

SMHA's emergency rental information fund opens and closes depending on how much money is available. When it is open, you can explore by mail, phone, or in person. You will need to provide your lease, recent pay stubs or proof of income, proof of the hardship (such as a termination letter or medical bill), and your landlord's name and contact information. SMHA will contact your landlord to verify the lease and the amount owed.

Processing time is usually two to six weeks, though it can be longer if SMHA needs more information from you or your landlord. SMHA pays the landlord directly, not you. If the fund runs out of money before your process is processed, SMHA will put you on a waitlist and process your process when more money arrives.

Documents You Will Need for Any SMHA Program

All SMHA programs require proof of identity, proof of residency in San Mateo County, and proof of immigration status. Acceptable documents include a driver's license or state ID, a recent utility bill or lease, and a passport or birth certificate. If you do not have these, ask SMHA what alternatives they will accept.

For Section 8 or public housing, you will also need to provide proof of income for the past 30 days — pay stubs, a letter from your employer, or a benefit statement. If you are self-employed, SMHA will ask for tax returns. If you receive no income, you will need to document that as well.

For emergency rental information, you need the same documents plus your lease, proof of the hardship, and your landlord's information. Bring originals or certified copies; SMHA will not accept photos or faxes of some documents.

How to Contact SMHA and Where to explore

The San Mateo Housing Authority office is located at 1221 Broadway, Suite 200, San Mateo, CA 94402. You can reach them by phone at (650) 802-5000. Office hours and phone availability vary, so call ahead or check their website to confirm when they are open. Some programs allow you to explore by mail or online, but you will need to call first to find out which programs are currently accepting applications.

If you are homeless or at when ready risk of eviction, ask SMHA whether they have emergency funds or can refer you to a local shelter or rapid rehousing program. Some cities in San Mateo County also run their own housing programs separate from SMHA, so if you live in an incorporated city, ask whether that city has its own housing authority.

Income Limits and Rent Calculations

SMHA uses area median income (AMI) to set income limits for its programs. Section 8 and public housing limit households to 50% AMI. Emergency rental information typically allows up to 80% AMI. The exact dollar amount depends on your household size and changes every year.

For a rough idea, in 2024 the San Mateo County AMI for a family of four was approximately $160,000 per year. Fifty percent of that is $80,000, which is the income limit for Section 8. Your actual limit depends on whether you have one person, two people, or more in your household. Call SMHA to ask what the current limit is for your household size.

If you are accepted for Section 8 or public housing, your rent will be 30% of your gross household income, or the actual rent, whichever is less. So if your income is $2,000 per month, your rent would be $600 per month. SMHA calculates this when you are approved.

Frequently Asked Questions

How long is the Section 8 waiting list in San Mateo County?

SMHA's Section 8 waiting list is usually closed, so there is no current wait time to report. When the list is open, it typically closes within days. Call (650) 802-5000 to find out whether applications are being taken right now. If the list is closed, ask when it might reopen.

Can I explore for Section 8 if I am not a U.S. citizen?

You can explore if you have legal immigration status, such as a green card or valid visa. You will need to provide proof of your status. Undocumented immigrants are not able to receive Section 8 through SMHA, but some cities in California offer local rental information programs that do not have citizenship requirements — ask SMHA whether your city has one.

What happens if I am on the Section 8 waiting list and my income goes up?

If your income rises above the limit while you are waiting, you may be removed from the list. SMHA will ask you to report income changes. If you are already receiving a voucher, your rent will increase, but you will not lose the voucher unless your income stays above the limit for a long time. Ask SMHA about their income recertification rules.

Can SMHA help me if I have an eviction notice?

Emergency rental information can help if you have an eviction notice, and in many cases it moves your process up in the queue. Bring the notice with you when you explore. SMHA may contact the court on your behalf to ask for more time while your process is being processed.

What if I live in a city within San Mateo County — do I explore to SMHA or to my city?

It depends on which city you live in. Some cities like Palo Alto and Mountain View run their own housing authorities. Others contract with SMHA. Call your city's housing department or SMHA to find out which one serves your address.