Long Term Public Housing Assistance (US Specific)
If you have decided that you want to apply for public housing assistance as your long term housing strategy, then you need to start looking in areas that are acceptable to you and that have public housing options available. Since subsidized housing is in high demand, applying for it typically involves getting on a waitlist and then waiting for your name to propagate to the top of the list. In many cases, this can take many months and sometimes years, so you need to have an interim housing solution available while you are on the waitlist.
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HUD Section 8 Housing
There are several types of public housing assistance in the US, but Section 8 is the most applicable to resting/transitioning workers and most survivors. As mentioned above, the wait times for section 8 can be long, the application process complicated and arduous, and Section 8 housing inventory is limited. The upside of Section 8 is that once you get a voucher, your housing costs don’t exceed 30% of your income, it is good for the rest of your life and it's transferrable to other sections of the country. The sections below provide Section 8 general information, Section 8 qualification criteria, the application process, and ways minimize wait times and chances of success. In addition Bridges & Balm will assign you an advocate to assist you throughout the application process to help ensure that you are adhering to the rules and best practices.
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Section 8 Housing Overview
Section 8 is an in-demand low-income housing program in the US and is administered by the U.S. Department of Housing and Urban Development (HUD). Once a Section 8 Housing Choice Voucher (HCV) is issued, it generally enables applicants to receive rental assistance for the rest of their life (unless their income increases and disqualifies them or they violate key sections of the Section 8 rules). Once a Housing Choice Voucher is issued for a certain jurisdiction (county or metropolitan area), it is usually transferable to other areas of the country after an initial period (usually one year).
While the process for applying for a Section 8 Housing Choice Voucher can be arduous and wait times are sometimes extremely long, methods to minimize wait times and increase your chances of success are outlined below.
Qualification Criteria for Section 8
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Income: In order to receive a voucher, a household's income may not exceed 50% of the median income (50% AMI) for the jurisdiction (county or metropolitan area) in which the family chooses to live. Income categories partially determine priorities for HCV’s.
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Very Low-income: 50% of area median income.
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Extremely Low-income: 30% of area median income. Resting/Inactive workers usually qualify for this unfortunately.
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Area Median Income (AMI) levels for PHA jurisdictions can be accessed here
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By law, a housing authority must provide 75% of their vouchers to applicants whose incomes do not exceed 30% of the area median income (30% AMI).
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Citizenship: You must be a U.S. citizen or have eligible immigration status.
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Family Status: Some local PHA’s prioritize single mothers with small children above other family situations but this is rare. Family size figures into the AMI calculation referenced above. The program considers a single person as a "family" for eligibility purposes.
How to Apply
You can apply for Section 8 through your local Public Housing Authority (PHA). Online applications are usually supported. To find your local housing authority, visit the Rental assistance section of the HUD.gov website and select your state from the list or use the map to find Public Housing Agency (PHA) contact information.
Ways to Increase Priority:
There are several reasons why a local public housing authority may choose to move some eligible families to the top of the waitlist so they can find housing faster than others. Several of these may apply to resting/transitioning workers or survivors.
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Have Extremely Low Income (30% of AMI)
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Have a Disability
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Be Over Age 62
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Be a Veteran
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Be Homeless
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Reside in a Shelter
A great website to help improve your priority and chances of success for obtaining Section 8 housing assistance is here. Households earning below 30% of the AMI (extremely low-income) often receive priority.
Applying for Section 8 Housing Choice Vouchers
The steps below detail how to apply for Section 8 HCV’s, specifically from the perspective of a resting/transitioning worker or survivor.
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​How To Apply
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To qualify for Section 8 rental assistance, you must apply for and receive a Housing Choice Voucher (HCV).
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Section 8 HCV applications must be submitted to a locally-based housing office called a Public Housing Agency (known as a housing authority) and are overseen by the U.S. Department of Housing and Urban Development (HUD).
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Because of the high demand for vouchers, housing authorities operate waitlists for applicants. Housing authorities routinely open and close their waitlists throughout the year.
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Housing authorities have flexibility to set their own rules for waitlist openings, but the general process is the same throughout all of the agencies.
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To find your local housing authority, visit the HUD.gov website and select your state from the list or use the map to find Public Housing Agency (PHA) contact information.
Find An Open Waitlist
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Applicants apply for vouchers at the PHA where they wish to live
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To apply for Section 8 HCV, a housing authority’s waitlist must be open for applications.
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You can check here for the waitlist status in a region where you wish to apply.
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Applicants may apply on multiple waitlists across the country but a HCV is only (initially) valid in in the PHA jurisdiction where it was awarded
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Applicants are not required to live in the area to apply to most PHA waitlists. Applications for nearly all PHA waitlists can be submitted online.
Considerations when applying to multiple PHA’s
To help find housing more quickly, many applicants choose to apply with several PHAs to be on multiple waitlists at the same time. Below are considerations when applying to multiple PHA’s:
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Applying to multiple PHA’s simultaneously (state or nationwide) is a legitimate and approved procedure to find Section 8 housing more quickly, especially if PHA waitlists in your area are closed.
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Most PHA’s with open waitlists enable you to apply online.
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Once you are selected from a waitlist, you must attend an in-person eligibility interview and be approved before receiving your HCV (see Step 5 below).
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HCV’s issued in one jurisdiction are valid for that jurisdiction only but HCV’s are transferable to another area via HCV transfer process. The HCV transfer criteria usually requires that the applicant live in housing for at least one year where the HCV was issued.
Complete The Application
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Section 8 applications are most commonly available online, by mail or at an in-person location; but other means such as by email and phone may be used.
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This document is officially called the “preliminary application” (or pre-application)
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An application must be submitted directly to the PHA while their waitlist is open.
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Once the application is submitted, the housing authority will review it for wait list placement.​
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Some applications may be difficult to complete for some. If you need assistance filling out an application, please reach out to a friend, advocate, or Bridges & Balm (“Contact Us” on our website or email bridgesandbalm@gmail.com).​​
Housing Tip: Do not pay for an application. It is against HUD policy for housing authorities to charge for a Section 8 application. If anyone is charging a fee for an application, they are either violating federal law or a scammer.
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Information Needed for Application Form
Most applications require the applicant to provide their:
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First and last name
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Date of birth
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Social Security Number or Alien ID
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Total gross income of all household members (with exceptions).
An application may also have additional requirements, including:
• Current mailing and/or email address
• Phone number
• Gender
• Disability status
• Race and ethnicity
• Housing history
• Criminal history
• Proof of income
• Preference verification
Confirm Your Waitlist Placement
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It may take weeks or up to a couple of months for your application to be reviewed. Usually, online applications are processed more quickly than paper applications.
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If the application meets the preliminary qualifications, the applicant may be placed on the waitlist.
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When waitlists are open for only a brief period of time and there are limited spots available, a lottery system may be used to select waitlist placements.
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When an application is placed on the waitlist, it is sorted one of two ways:
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Date and time the application is received by the housing authority.
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Random lottery selection.
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Preferences may factor into waitlist placement as well, but not all waitlists have preferences. Applicants who do not qualify for preferences may have a longer wait to receive assistance.
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After sorting the waitlist, the housing authority will send confirmation. Applicants will typically be notified of their waitlist application approval by mail or email within 60 days of their application submission or the waitlist closing (whichever comes later).
Applicants who were not placed on the waitlist may not get any notice from the PHA. Some housing authorities only reach out to those who were placed on the waitlist.
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Stay In Contact While Waiting For A Voucher
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Depending on the area, it may take a housing authority months or years to get through all households on the waitlist. While waiting, applicants may get a notice that requires a response to stay on the waitlist.
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The housing authority will use contact information provided by the applicant in the application. Therefore It is important to give the housing authority valid and accessible contact information and keep contact information up to date and reply to all notices that require a response. If a notice from the housing authority is undeliverable or left unread, you may be taken off the waitlist.
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​​While waiting for a voucher, housing authorities allow applicants to check their status on a waiting list. Some housing authorities will tell applicants their exact spot on the waitlist, but others will only confirm if the household is still on the waitlist.
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Being placed on a waitlist is a great accomplishment, but it does not yet guarantee that the household will receive rental assistance. Applicants who do not pay attention to the rest of the process risk losing their spot on the waitlist
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Attend the Eligibility Interview.
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Once an application reaches the top of the waiting list, the household will get a notice from the housing authority. But there is one final eligibility screening before getting a voucher.
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The last requirement to get a Section 8 voucher is to complete the final application during an in-person meeting with the housing authority.
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Housing authorities will either require all household members, all adult household members, or only the applicant to be present.
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The required members must attend the interview at the scheduled date and time, so plan accordingly if the location is far away from home.
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When the interview is over, the housing authority will determine if the household is qualified to receive a Section 8 voucher.
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If the household meets all requirements, they will be given a voucher. However, if the household is denied, there is still one last chance to get a voucher.
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Process to Request an informal review (if denied).
If the household is denied after the eligibility interview, contact the housing authority to request an Informal Review.
An Informal Review is a hearing process for applicants who have been denied admission into the Section 8 Housing Choice Voucher program.
To prepare for this review, know that a housing authority must deny an application if anyone in the household:
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Has been evicted from HUD or federally assisted housing within a certain amount of years (usually 3-5) for drug related criminal activity.
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Has been convicted of the manufacture of methamphetamine on the premises of HUD or other federally assisted housing.
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Is registered as a lifetime sex offender.
If the household is denied again, the only further option is to continue applying to other waiting lists.
But, if the re-evaluation determines that the household is qualified, they will be given a voucher.
Find A Home That Accepts Vouchers
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After getting approved for Section 8 Housing Choice Voucher rental assistance, it’s important to start searching for a new home as soon as possible.
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There is a time limit to sign a lease with the voucher, and knowing which types of rentals accept Section 8 vouchers will help save time and frustration during your housing search.
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To start the search for a Section 8 apartment or house, first make sure that you’re looking for the right types of rental housing.
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Find a home that is either privately owned, or an affordable housing residence without subsidized rent.
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A Section 8 voucher can be used to rent homes and apartments that are owned by a private landlord or property manager.
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The search for a privately owned home can be difficult in some parts of the country. In many areas, private landlords and property managers can refuse tenants who have a Section 8 voucher. In response, many states and local governments passed laws to protect renters with a Housing Choice Voucher. However, a large part of the country does not have these protections.
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Vouchers are also accepted at affordable housing residences that do not have subsidized rent. These residences do not have income-based rent, so Section 8 vouchers are eligible.
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Residences that are affordable through the following housing programs must accept vouchers:
• Low-Income Housing Tax Credit (LIHTC)
• HOME Investment Partnerships Program (HOME)
• Section 515 Rural Rental Housing
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Note: Some of these rentals may have another housing program stacked onto them that makes the monthly rent income-based. These types of affordable housing are not eligible, because they already provide income-based rent.
Restrictions
Residences where a Section 8 Voucher cannot be used in any circumstance include:
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College or other school dormitories.
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Penal, reformatory, medical, mental, or similar rooms in a public or private institution.
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Any home occupied by tenants who are not part of the Section 8 household.
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Affordable housing properties that already provide income-based rent, including:
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Public or Indian Housing
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Section 8 Project-Based Rental Assistance
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Section 8 Project-Based Voucher
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USDA Section 521 Rural Rental Assistance
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Section 202 Supportive Housing for the Elderly
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Section 811 Supportive Housing for Persons with Disabilities
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Any other federal, state or local housing program that offers income-based rent.​​
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With an idea in mind for a type of home, there are a few different ways to find an available rental.
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Ask the housing authority for a list of landlords.
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Before searching local advertisements, first check if the housing authority has a list of participating landlords.
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Not every agency has a list like this, but it can help to greatly reduce the time it takes to find a unit.
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If the housing authority doesn’t have a list of landlords available, you must find an available rental on your own time.
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Search for available rental advertisements online or locally.
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Rentals can be found online, and through local means like newspapers or organizations that help low-income households.
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While looking for available rentals, keep the search within the housing authority’s service area. Commonly known as the jurisdiction, this is the only area where the agency can provide rental assistance. Any rental located outside of the housing authority’s jurisdiction will be denied.
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After finding an advertisement for a suitable home, an application must be submitted and approved by the landlord.
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Submit an application for tenancy.
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Once an available rental has been found, submit an application to the landlord or property manager.
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The amount of household information required in the application will vary by each landlord. An application fee may be required as well. Landlords, and even housing authorities are allowed to charge their own application fee to become a tenant.
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In many cases, the landlord will also do a credit and criminal background check.
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When a landlord approves your application for tenancy, there’s just one more requirement before moving in.
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Have the housing authority inspect the home.
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After getting approved by a landlord, report this back to the housing authority as soon as possible to get it inspected.
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Any apartment or house that accepts Housing Choice Vouchers must pass HUD’s health and safety inspection. The inspection checks for standards like heat, water, and structural damage.
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Following the housing authority’s approval of the unit, the household can now move in.
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Move in !!
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Now that everything is approved, it’s time to finally move into your new home!
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During the move-in process, households have to cover their own moving expenses. However, some local organizations may have programs that assist renters in need. Keep this in mind, especially when looking for housing away from your current residence.
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Now, the household will have to pay only a portion of their monthly income for rent.
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What’s Next?
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About once a year, the housing authority will re-examine the household’s income for continued eligibility. The voucher will stay with the household as long as everyone is still qualified.
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Transferring Vouchers to a Different Location
A newly approved HCV is usually only initially honored in the PHA jurisdiction where was issued. However, vouchers can be transferred to another area in the country after a period of time (exceptions-see below) subject to the following guidelines and considerations.
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Moving Restrictions:
You may not be able to move immediately after receiving your voucher. You may need to live in the jurisdiction of the initial PHA for a year before you can port. -
Exceptions to the One-Year Rule:
Initial PHAs may allow moves during this one-year period, especially if the move is necessary for a job offer or medical treatment outside normal commuting distance. -
Finding Housing:
Your HCV allows you to look for housing anywhere within the United States where a voucher program exists. -
Contacting Your PHA:
To initiate the portability process, you should contact your current PHA and inform them of your intention to move. -
Receiving PHA:
The PHA in the new location will be responsible for administering the voucher assistance. -
Porting Process:
The process involves notifying your current PHA, requesting portability, and then working with the new PHA to transfer your voucher. Click here for the detailed process steps for transferring your voucher -
Important Considerations:
Before moving, it is important to discuss the desired effective date of the change with your current housing authority.
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Initiating the Transfer to Another State
To initiate the transfer of your housing benefits, it is essential to establish clear communication with your current PHA. They are responsible for guiding you through the initial steps and can provide critical information on the portability process. In addition to compiling the required documents, you'll need to submit a formal request for portability to your current PHA. This request should ideally be made well before your planned move date to allow ample time for processing and to address any potential issues that may arise.
It's also important to keep in mind that your current PHA must approve your eligibility to move based on the program's rules, and only then can the process move forward to the next phase, where the receiving Public Housing Authority steps in to continue your housing assistance.
Preparing for Your Move to Another State
To smoothly transfer low-income housing to another state, a resident must be in good standing with the current program and usually must have lived there for a certain amount of time. The new PHA may also require additional screenings, such as income re-examination and background checks.
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Timing Your Transfer of Low-Income Housing
The timeframe for transferring low-income housing to another state can vary. Delays can arise from document processing or a high demand in the new location. To mitigate delays, provide all required information accurately and stay in contact with the involved PHAs.
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Adjusting Benefits When Transferring Low-Income Housing
When transferring low-income housing benefits to another state, your voucher value might change. This is because each state has its own payment standards, which are influenced by the local cost of living and housing market rates. By researching these differences and speaking with the housing authorities involved, you can get a clearer picture of how your benefits may adjust. This preparation allows you to budget accordingly and ensures that the change in your housing subsidy aligns with your finances for your new living situation.
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Choosing Your New Home in Another State
As you explore the possibility of transferring your low-income housing voucher to another state, be mindful that not every neighborhood or type of housing might accept your voucher. It's essential to consult with the new Public Housing Agency to understand their specific rules and the range of housing options they offer. They can provide a list of eligible properties or direct you to resources to help your search.
Knowing what housing is available and allowed will help you make informed decisions and select a new home that meets your needs while staying within the program's guidelines.
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Moving Before Transferring Your Low-Income Housing
Moving to a new state before your low-income housing transfer is fully approved but can be a gamble. It might seem like a way to get a head start on your relocation, but this premature move could lead to complications with your housing assistance. Without the green light from both your current and future Public Housing Agencies, you could find yourself without housing benefits in your new location.
It's crucial to have all the necessary permissions and paperwork finalized to ensure your housing assistance continues seamlessly. Only after receiving confirmation from both PHAs that your voucher is ready to transfer should you begin the process of moving. Patience in securing these approvals can help you avoid a problematic move.
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Seeking Assistance Throughout the Process
Finding out how you can transfer low-income housing to another state involves seeking help when needed. While the Department of Housing and Urban Development (HUD) provides comprehensive guides and directories on its website to assist you, its local offices also serve as a resource for personal guidance.
Additionally, leveraging the knowledge and experience of community organizations in the housing sector can be highly beneficial. These local groups often have insights into the nuances of the transfer process and can offer personalized assistance and advocacy. Reaching out to such organizations can also connect you with counseling services, legal advice, and even financial planning assistance to help manage the costs associated with moving.
Completing the Transfer of Low-Income Housing to Another State
Successfully transferring low-income housing vouchers across state boundaries is a detailed process that requires thorough preparation and a clear understanding of the necessary steps. However, it can be possible with the correct information. For additional low-income housing resources, rely on Affordable Housing Hub to help ensure your transition to a new home and community is as smooth as possible.
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Section 8 Voucher Transfer Process & Paperwork​
