What Tennessee Public Housing Authority does

Tennessee Public Housing Authority (TPHA) is the state agency that runs public housing programs across Tennessee. It does not operate housing directly in every city — instead, most Tennessee communities have their own local housing authority that manages public housing in that area. TPHA sets policy, oversees funding, and coordinates between local authorities and the federal government.

If you live in Tennessee and are looking for public housing, you will contact your local housing authority, not TPHA itself. TPHA's role is behind the scenes: it ensures local authorities follow federal rules, distributes federal money to them, and handles appeals or complaints that local authorities cannot resolve.

Public housing in Tennessee includes traditional apartment complexes owned by housing authorities, as well as Housing Choice Vouchers (formerly Section 8), which let you rent from a private landlord and the authority pays part of your rent.

Key Takeaways

  • You explore for public housing through your local housing authority, not through TPHA — find yours by searching "[your city] housing authority" or calling 211.
  • Most local authorities have waiting lists that can be months or years long, and some close their lists when they are full.
  • Public housing rent is based on your income, typically 30 percent of what you earn, and you must report income changes within 30 days.
  • If you have a dispute with your local housing authority, you can file a complaint with TPHA, which oversees all local authorities in the state.
  • Housing Choice Vouchers work differently from traditional public housing — you find your own rental unit and the voucher covers part of the rent.

Finding your local housing authority

Tennessee has dozens of local housing authorities, each serving a specific city or county. The authority for your area depends on where you live, not where you want to live. If you move, you will need to explore to the authority in your new location.

The fastest way to find your local authority is to call 211 (a free referral line) and ask for the housing authority in your city or county. You can also search online for "[city name] housing authority" — for example, "Nashville Housing Authority" or "Memphis Housing Authority." Larger cities have their own authority; smaller towns may be served by a county-level authority.

Once you find the right authority, call or visit their office to ask about current waiting lists and what documents you will need to bring. Some authorities accept applications year-round; others open and close their lists depending on how many people are waiting.

How waiting lists work in Tennessee

Most Tennessee housing authorities maintain waiting lists because demand for public housing far exceeds the number of units available. When you explore, your name goes on the list in the order it was received, though some authorities give priority to people in certain situations — such as those experiencing homelessness, people with disabilities, or families with very low income.

Wait times vary widely. In some smaller towns, you might be housed within months. In Nashville, Memphis, and other large cities, waiting lists can stretch several years. Some authorities close their lists entirely when they reach capacity and do not reopen them for months or years.

You should ask your local authority directly: How long is the current wait? Is the list open or closed? Does the authority give priority to any groups? Some authorities will tell you your position on the list; others will not. Once you are called, you will typically have a limited time — often 10 to 14 days — to complete your process and move-in process, or you lose your spot.

Income limits and rent calculation

To live in public housing in Tennessee, your household income must fall below the area median income limit set by the federal government. These limits change yearly and vary by family size and location. A family of four in Nashville, for example, has a different limit than a family of four in a rural county.

Once you are accepted, your rent is calculated as 30 percent of your gross monthly household income, with a minimum rent (usually $25 to $50 per month). If your income is $1,000 per month, you would pay roughly $300 in rent. The housing authority covers the rest of the cost.

You must report any income change — a new job, a raise, a household member moving in or out — within 30 days. If you do not report, and the authority discovers the change during a recertification, you may owe back rent or lose your housing. Recertifications happen annually, and the authority will contact you to update your income and household information.

Housing Choice Vouchers versus traditional public housing

Tennessee housing authorities offer two main programs. Traditional public housing means you live in a unit owned and managed by the authority. Housing Choice Vouchers mean you find your own rental unit in the private market, and the authority pays the landlord a portion of the rent.

Vouchers offer more choice — you can live anywhere in the authority's jurisdiction (and sometimes beyond, if the authority allows portability). However, not all landlords accept vouchers, and you will need to find a unit that meets the authority's standards and rent limits. With traditional public housing, the authority provides the unit, but you have less choice about location and amenities.

Both programs have waiting lists, and they are usually separate. You can be on both lists at the same time. Some authorities prioritize vouchers because they serve more people with the same budget; others have more traditional housing available. Ask your local authority which program has shorter wait times and which might suit your situation better.

What happens if you have a problem with your local authority

If you believe your local housing authority has treated you unfairly — denied you housing based on discrimination, failed to maintain your unit, or violated your lease without cause — you have options. First, try to resolve it directly with the authority. Most have a tenant services office or ombudsman who can address complaints.

If the local authority does not resolve your complaint, you can file a grievance with TPHA, the state agency. TPHA can investigate and order the local authority to correct the problem. You can also file a complaint with the U.S. Department of Housing and Urban Development (HUD) if you believe discrimination occurred based on race, color, national origin, disability, familial status, sex, or religion.

Keep records of all communications — emails, letters, dates you called, and what was said. If you are facing eviction or lease termination, ask the local authority about your right to a hearing before the decision becomes final. Federal rules require housing authorities to give you notice and a chance to respond before ending your tenancy.

Frequently Asked Questions

How do I know if I make too much money for public housing?

Income limits are set by the federal government and change yearly. Your local housing authority can tell you the current limit for your family size and location. Generally, if your household income is below 50 to 80 percent of the area median income, you may be within range. Call your local authority and ask — they can answer in one conversation.

Can I be denied public housing because of my criminal record?

Housing authorities can deny you for certain criminal convictions, but not all. Federal rules prohibit housing anyone convicted of manufacturing methamphetamine. Authorities have discretion on other crimes and must consider how long ago it happened and whether you have rehabilitated. Ask your local authority about their specific policy before explore.

What if I am currently homeless — do I get priority?

Many Tennessee housing authorities give priority to people experiencing homelessness, but policies vary. Some have dedicated vouchers or units for homeless applicants. Contact your local authority and ask whether homelessness qualifies you for priority status. If you are homeless, 211 can also connect you to emergency shelter and other services while you wait.

Can I transfer to a different housing authority if I move to another city?

No. You must explore to the housing authority in your new location. Your time on a waiting list in one city does not carry over. However, if you have a Housing Choice Voucher, some authorities allow "portability," meaning you can move to another authority's area and keep your voucher — but you must request this and the new authority must agree.

How often does the housing authority inspect my unit?

Housing authorities inspect public housing units at least annually to may support they meet housing quality standards. If you report a maintenance problem, the authority must respond within a set timeframe — usually 24 hours for emergencies like no heat or water, and 14 to 30 days for other repairs. Document all requests in writing and keep copies.