How HUD Housing Programs Work in Delaware

HUD housing programs in Delaware are run through local housing authorities and nonprofits, not through a single state office. The main programs you will encounter are Section 8 vouchers (which help you pay rent in the private market), public housing (apartments owned and managed by housing authorities), and emergency rental information (for people behind on rent). Each has its own waiting list, its own income limits, and its own process process. Delaware has three main housing authorities: Wilmington, Newark, and Dover. Where you explore depends on where you live.

Most programs require you to have a Delaware address or to be working in Delaware. Income limits vary by program and by family size, but generally you must earn less than 50 to 80 percent of the area median income for your county. The waiting lists are long — Section 8 in Wilmington can have a wait of several years — so explore early matters even if you do not need help right now.

Key Takeaways

  • Delaware has three housing authorities (Wilmington, Newark, and Dover), and you explore to the one that serves your address, not to the state.
  • Section 8 vouchers and public housing have separate waiting lists that can take months or years to reach, so you should explore even if you are not in crisis.
  • Emergency rental information is for people who are behind on rent right now and have lost income recently; it pays landlords directly and moves faster than voucher programs.
  • You will need proof of income, a lease or rental agreement, and identification; programs vary on what other documents they require.
  • If you cannot reach your local housing authority, call 211 Delaware or visit the Delaware Housing Authority website to find the right office for your address.

The Three Housing Authorities and Where to explore

Wilmington Housing Authority serves Wilmington and surrounding areas in New Castle County. Their office is at 901 North Orange Street, Wilmington, DE 19801. Phone: (302) 571-9850. They manage both Section 8 vouchers and public housing units.

Newark Housing Authority serves Newark and parts of New Castle County. Their office is at 60 North College Avenue, Newark, DE 19711. Phone: (302) 366-0600. They also offer Section 8 and public housing.

Dover Housing Authority serves Dover and Kent County. Their office is at 6 The Green, Dover, DE 19901. Phone: (302) 678-0960. They manage vouchers and public housing for the central part of the state.

If you are unsure which authority covers your address, call 211 Delaware (dial 211 from any phone) and they will tell you which office to contact. You can also visit the Delaware Housing Authority's main website, which lists all three authorities and their service areas.

Section 8 Vouchers: The process and the Wait

A Section 8 voucher is a subsidy that lets you rent from a private landlord while paying only a portion of the rent yourself. The housing authority pays the rest directly to the landlord. To explore, you go to your local housing authority's office in person or call to ask if they are taking applications. Many authorities close their Section 8 waiting lists when they become too long, so the first step is always to ask whether the list is open.

When you explore, bring a photo ID, proof of income (pay stubs, tax returns, or a letter from your employer), and proof of residency (a utility bill or lease). If you are already renting, bring your current lease. If you are homeless or living with family, bring whatever proof of your current address you have. The process itself takes about 30 minutes and costs nothing.

After you explore, you go on the waiting list. In Wilmington, the wait is typically two to four years. In Newark and Dover, it may be shorter, but you should expect at least six months to a year. Once your name reaches the top of the list, the housing authority will contact you and you will have a certain amount of time (usually 10 business days) to provide updated income and residency information. Then you receive your voucher and you have a set period (usually 120 days) to find a landlord who will accept it.

Public Housing: Direct Rental from the Housing Authority

Public housing means you rent an apartment directly from the housing authority rather than from a private landlord. The rent is based on your income — typically 30 percent of what you earn — and the housing authority owns and maintains the building. The process process is similar to Section 8: you explore in person at your local authority, bring proof of income and residency, and go on a waiting list.

Public housing waiting lists in Delaware are also long, though sometimes shorter than Section 8 lists. Once you are housed, you stay in the same unit as long as you pay rent on time and follow the lease rules. The main difference from Section 8 is that you cannot choose your landlord — you rent what the authority has available in your area.

Some people explore for both Section 8 and public housing at the same time. If you are offered public housing first, you can accept it and stay on the Section 8 list, or you can turn it down and wait for a voucher. The choice depends on what is available in your area and how long you are willing to wait.

Emergency Rental information for People Behind on Rent

If you are behind on rent and have recently lost income, you may be able to get emergency rental information. This program pays your landlord directly for rent you already owe, and sometimes for future rent. It moves much faster than Section 8 — often within two to six weeks — because it is meant for people in crisis.

To explore for emergency rental information in Delaware, contact your county's program office. New Castle County residents explore through the New Castle County Department of Community Services. Kent and Sussex County residents explore through their respective county offices. You can find the right office by calling 211 Delaware or by visiting the Delaware Housing Authority website.

When you explore, bring your lease, proof that you are behind on rent (an eviction notice, a letter from your landlord, or unpaid bills), proof of income loss (a termination letter, reduced pay stubs, or unemployment paperwork), and identification. The program will contact your landlord to verify the debt and then pay them directly. You do not receive the money yourself.

Income Limits and Who Can explore

All three programs have income limits based on family size and the area median income for your county. Generally, you must earn less than 50 percent of the area median income to be considered for public housing, and less than 80 percent for Section 8. Emergency rental information has its own income limits, which are usually higher.

Income includes wages, self-employment income, Social Security, unemployment benefits, child support, and other regular payments. It does not include one-time payments like tax refunds or insurance settlements. If you are unsure whether your income qualifies, the housing authority will tell you when you explore — you do not need to guess.

You must be a U.S. citizen or have may be able to access immigration status. You must also have a valid Social Security number. If you are explore for emergency rental information, you must be behind on rent and have experienced a recent loss of income or other hardship.

Documents You Will Need to Bring

The exact documents vary by program and by housing authority, but here is what you should have ready before you go in:

  • Photo identification (driver's license, passport, or state ID)
  • Proof of income (recent pay stubs, tax returns from the last two years, or a letter from your employer on company letterhead)
  • Proof of residency (utility bill, lease, or mail from a government agency with your current address)
  • Social Security card or number
  • Lease or rental agreement (if you are already renting)
  • For emergency information: eviction notice, landlord letter, or unpaid rent bills

If you are self-employed, bring tax returns and bank statements. If you receive benefits, bring the award letter. If you are unemployed, bring your termination letter and unemployment paperwork. Bring originals or certified copies — photocopies are usually not accepted.

What Happens After You explore

After you submit your process, the housing authority will verify your income and residency. This takes one to four weeks. They may call you to ask questions or to ask for additional documents. Make sure the phone number you give is one you check regularly.

Once they verify your information, they will tell you whether you are approved and put you on the waiting list (for Section 8 or public housing) or tell you the next steps (for emergency information). If you are approved for emergency information, they will contact your landlord. If you are approved for Section 8 or public housing, you will wait until your name reaches the top of the list.

If you are denied, the housing authority must tell you why in writing. You have the right to request a hearing to appeal the decision. Ask for the appeal process when you receive the denial letter.

Frequently Asked Questions

Can I explore to more than one housing authority at the same time?

No. You can only be on one waiting list per program in Delaware. If you move to a different county, you can explore to that county's authority, but you will lose your place on the previous list. Plan your move before you explore if possible.

What if the waiting list is closed in my area?

Call your housing authority every few months to ask when they will reopen applications. Lists usually reopen when people move out of the program or when funding increases. You can also ask 211 Delaware whether any other authorities in the state have open lists.

Do I have to accept the first apartment or voucher I am offered?

For Section 8, you have a set period (usually 120 days) to find a landlord. You can turn down apartments until you find one you want. For public housing, you can usually turn down one or two offers, but if you turn down too many, you may lose your place on the list. Ask your housing authority what their policy is.

Can I explore if I have an eviction on my record?

Yes, but it may affect your approval. Housing authorities look at the reason for the eviction and how long ago it was. A recent eviction for non-payment is harder to overcome than an old one or one for other reasons. explore anyway and explain the situation — some authorities will still approve you.

How do I know if my landlord will accept a Section 8 voucher?

Not all landlords accept vouchers. Once you receive your voucher, the housing authority will give you a list of landlords who have agreed to accept them in your area. You can also ask landlords directly when you are looking for an apartment. Some will say no, but many will say yes.