What the Tulare Housing Authority does

The Tulare Housing Authority (THA) is a public agency that manages affordable housing programs across Tulare County, California. It administers public housing — apartments it owns and operates — and the Housing Choice Voucher program, which lets tenants rent from private landlords while the authority pays part of the rent. The authority also runs other local programs tied to housing stability.

THA is not a landlord you call to find an apartment. It is the government body that decides who gets into its programs, how much tenants pay, and how the money flows. If you live in Tulare County and are looking for affordable housing or have questions about an existing lease through THA, understanding how the authority works will help you know what to expect and who to contact.

Key Takeaways

  • The Tulare Housing Authority runs public housing developments and the Housing Choice Voucher program, which are two separate paths to affordable rent.
  • Public housing is owned and managed by THA directly; Housing Choice Vouchers let you rent from any private landlord who agrees to participate.
  • Income limits explore to both programs, and they vary by family size — you must fall below the threshold to be considered.
  • Wait lists for both programs can be long and may open and close depending on funding; contact THA directly to learn the current status.
  • THA's main office is in Visalia, and you can reach them by phone or visit in person to ask about programs and next steps.

Public housing versus Housing Choice Vouchers

THA owns and operates public housing complexes in several Tulare County communities. When you live in public housing, THA is your landlord. You pay rent based on your income — typically 30 percent of your gross monthly income — and THA covers the rest of the cost to maintain the building. Public housing is the most affordable option for very low-income households, but the wait list can be years long depending on the development.

The Housing Choice Voucher program works differently. THA gives you a voucher (a subsidy) that you take to a private landlord. The landlord must agree to accept the voucher, and THA pays the landlord directly for most of the rent. You pay the difference out of pocket, usually 30 percent of your income. This gives you more choice in where you live, but you have to find a landlord willing to participate, and not all do.

Both programs require you to meet income limits and other conditions. The income thresholds change yearly and depend on family size. Contact THA to learn the current limits for your household.

Income limits and who can participate

To be considered for either THA program, your household income must fall below the area median income (AMI) threshold set for Tulare County. These limits are adjusted each year by the U.S. Department of Housing and Urban Development. A family of four, for example, may have a different limit than a single person or a family of six.

THA will ask you to provide proof of income — pay stubs, tax returns, or a letter from your employer — to verify that you meet the limit. If your income is too high, you will not be considered. If your income changes after you move in, THA will recalculate your rent, which may go up or down.

Other factors also matter: you must be a U.S. citizen or have may be able to access immigration status, you cannot have certain criminal convictions, and you must pass a background check. THA staff can tell you whether your specific situation meets the rules.

How to contact the Tulare Housing Authority

The Tulare Housing Authority's main office is located in Visalia. You can reach them by phone during business hours to ask about current programs, wait list status, and how to move forward. The authority also accepts visits in person if you prefer to speak face-to-face.

When you call or visit, have your household size and approximate income ready. Staff can tell you whether you likely meet income limits, what the current wait list looks like, and what documents you will need to bring if you decide to pursue an process. They can also explain the difference between public housing and vouchers and which might be the better fit for your situation.

THA's website also lists the programs it runs, though the most current information about wait lists and openings comes directly from the office. Phone lines can be busy, so calling early in the morning or mid-week often means shorter wait times.

Wait lists and how long the process takes

Both public housing and Housing Choice Vouchers operate on wait lists. When a unit or voucher becomes available, THA moves down the list in order. Wait times vary widely — some programs have lists of hundreds of people, and it can take years to reach the top. Other programs may have shorter waits or may even be closed to new applications temporarily if funding is limited.

The authority prioritizes certain households, such as those experiencing homelessness or those with disabilities, which can move them higher on the list. Ask THA whether your household qualifies for priority placement.

Once you are called from the wait list, the process moves faster. THA will verify your income, conduct a background check, and inspect any unit you will occupy. For public housing, this typically takes a few weeks. For vouchers, you have a set time to find a landlord and get the lease signed before the voucher expires.

What happens after you move in

If you are in public housing, THA is your landlord. You pay your rent to THA each month, and THA handles maintenance and repairs. If something breaks, you contact THA's maintenance line. Your lease is with THA, and the rules are set by federal housing policy and THA's own policies.

If you have a Housing Choice Voucher, you are a tenant of the private landlord, not THA. You pay your portion of rent to the landlord, and THA pays its portion directly to the landlord. The landlord handles repairs and maintenance. Your lease is with the landlord, though it must meet certain standards for THA to continue paying.

In both cases, THA will recertify your income annually. If your income changes, your rent may change. If you move or your household size changes, you must notify THA. Staying in the program requires following the lease terms and keeping THA informed of any changes in your situation.

Other programs and services THA may offer

Beyond public housing and vouchers, THA may administer other affordable housing programs depending on funding and local partnerships. These can include project-based vouchers (where the subsidy is tied to a specific building rather than following you), family self-sufficiency programs that help tenants increase income and move toward independence, or emergency information for people at risk of homelessness.

The programs available and their details change as funding comes and goes. When you contact THA, ask what other options exist for your situation. Staff can point you toward programs you might not have heard of.

Frequently Asked Questions

How long is the wait list for public housing or vouchers?

Wait times vary by program and change as people move in and out. Some programs have wait lists of several years; others may be shorter. Contact THA directly — they can tell you the current wait time for each program and whether the list is open to new names.

What if my income is too high for THA programs?

If you exceed the income limit, you will not be considered for THA's subsidized programs. Ask THA staff about other affordable housing options in Tulare County, or contact your local community action agency or 211 for referrals to other resources.

Can I use a Housing Choice Voucher at any apartment?

No. The landlord must agree to accept the voucher and meet THA's housing quality standards. Not all private landlords participate. THA can provide a list of landlords who have worked with the program, or you can search for apartments and ask the landlord whether they accept vouchers.

What happens if I lose my job while I am in a THA program?

Contact THA right away to report the change. Your income will be recalculated at your next annual recertification, and your rent may go down. THA may also have resources or referrals to help you find work or access other support services.

Can I be evicted from public housing?

Yes. If you violate the lease — by not paying rent, causing damage, or breaking house rules — THA can start eviction. You have the right to a hearing before eviction. If you are having trouble paying rent or following lease terms, contact THA as soon as possible to discuss your situation.