What Michigan Housing Programs Cover and Who Runs Them

Michigan has two main paths to subsidized housing: Section 8 vouchers (which let you rent from a private landlord) and public housing (apartments owned and managed by local housing authorities). Both are federally funded but run by local agencies in your county or city. The Michigan State Housing Development Authority coordinates the system statewide, but you explore through your local Public Housing Authority (PHA), not through a state office.

Section 8 is the larger program in Michigan. It gives you a voucher that covers part of your rent—typically 30 percent of your income—and the program pays the rest directly to your landlord. Public housing is smaller; you pay rent to the housing authority itself, and your portion is also based on income. Both programs have long waiting lists in most Michigan cities, sometimes years long.

The key difference for your situation: Section 8 lets you choose where to live (within the program's payment limits), while public housing assigns you to available units. Section 8 also works across state lines if you move, though you need permission first. Public housing does not.

Key Takeaways

  • You explore through your local Public Housing Authority, not the state—find yours by city or county name on the Michigan SHDA website or by calling 211.
  • Section 8 waiting lists in Michigan range from a few months to several years depending on your city; some authorities close their lists when they are full.
  • Income limits vary by family size and by county, but generally a single person earning over $25,000 to $30,000 per year will not meet the threshold.
  • You must provide proof of income, citizenship or legal residency, Social Security numbers for all household members, and a background check covering criminal history and prior evictions.
  • If you are denied, you have the right to a hearing before the housing authority; request it in writing within a set time frame (usually 10 to 30 days).

Income Limits by Family Size in Michigan

Michigan uses Area Median Income (AMI) to set limits. The limit is typically 50 percent of AMI for public housing and 80 percent for Section 8, but the exact dollar amount depends on which county you live in. A family of four in Wayne County (Detroit area) has a different limit than a family of four in Kalamazoo County.

As a rough guide: a single person in most Michigan counties must earn under $24,000 to $28,000 per year; a family of four under $38,000 to $45,000. These numbers shift yearly and vary by location. Your local PHA has the exact limits for your county. Call them directly or visit their website—do not rely on a number you find online, because it may be outdated.

Income includes wages, self-employment earnings, Social Security, unemployment benefits, child support, and alimony. It does not include food stamps, Medicaid, or most one-time payments. If you are unsure whether something counts, bring documentation of it to your interview; the PHA will tell you.

What Documents You Need to Bring

Bring originals or certified copies. The PHA will ask for:

  • Photo ID for the head of household (driver's license, passport, or state ID).
  • Proof of income for the past 30 days: pay stubs, a letter from your employer, tax returns, or a benefits statement (Social Security, unemployment, child support).
  • Social Security cards or numbers for all household members, including children.
  • Proof of citizenship or legal residency: birth certificate, passport, green card, or an I-94 form.
  • Proof of address: a utility bill, lease, or mail from a government agency in your name.
  • If you are self-employed: tax returns for the past two years and a profit-and-loss statement.

The PHA will run a background check on all adults in the household. This covers criminal history, prior evictions, and drug-related convictions. A criminal record does not automatically disqualify you, but certain convictions (especially drug manufacturing or violent felonies) may. Prior evictions are reviewed case by case; owing back rent or being evicted for non-payment is a common reason for denial.

Bring more documents than you think you need. If something is missing, the PHA will ask you to come back, which delays your case. If you cannot find a document, ask the PHA what alternative proof they will accept.

How Long the Process Takes and What Happens Next

From the day you submit your process to the day you move in typically takes 2 to 6 months for Section 8 and 3 to 12 months for public housing, depending on how busy your PHA is and how long the waiting list is. If the waiting list is closed, you may not be able to explore at all until it reopens.

Here is the typical order: (1) You submit your process and documents. (2) The PHA verifies your income and runs a background check, usually within 2 to 4 weeks. (3) You are invited for an in-person interview. (4) The PHA makes a decision and notifies you in writing. (5) If you are approved for Section 8, you receive your voucher and begin looking for a landlord who accepts it. (6) Once you find a unit, the PHA inspects it and signs a lease with the landlord.

For public housing, step 5 and 6 are different: the PHA offers you available units, you view them, and if you accept one, you move in. You cannot choose the unit; you take what is offered or go to the back of the list.

If you are denied, the PHA must send you a written reason. You have the right to request a hearing (sometimes called an informal review or grievance hearing) within 10 to 30 days. Request it in writing and keep a copy. At the hearing, you can bring documents, witnesses, or a representative to argue your case.

Waiting Lists and When They Open or Close

Most Michigan PHAs maintain a waiting list because demand far exceeds available vouchers and units. Some lists are open year-round; others open for a few weeks each year and then close. A few large authorities (Detroit, Flint, Grand Rapids) have closed lists that have not reopened in years.

To learn about your local PHA's list is open, call them directly or check their website. Many post their status online. If the list is closed, ask when it typically reopens and whether you can call back to check. Some authorities maintain a "future applicants" list and contact people when the main list opens.

Waiting time varies dramatically. In some smaller Michigan cities, you may get a voucher within 6 months. In Detroit and other large cities, the wait can be 5 to 10 years or longer. This is not something the PHA can speed up; it depends on how many people are ahead of you and how many vouchers become available each year.

Reasons You Might Be Denied

The most common reasons for denial in Michigan are:

  • Income too high: You earn more than the limit for your family size and county.
  • Prior eviction: You were evicted in the past, especially for non-payment of rent or lease violations.
  • Criminal conviction: You have a felony conviction, especially for drug manufacturing, violent crime, or sex offenses. Misdemeanors and older convictions are reviewed individually.
  • Failure to pay utilities or other debts: Some PHAs deny applicants with a history of unpaid bills, though this is less common than eviction history.
  • Falsifying the process: You provided false information about income, household members, or citizenship status.
  • Not meeting citizenship requirements: You are not a U.S. citizen or legal permanent resident, and you do not have a valid work visa or other may have access to immigration status.

Denial is not permanent. If you were denied for income, you can reapply when your income drops. If you were denied for an eviction, you can reapply after a certain time has passed (often 3 to 5 years, depending on the PHA's policy). Ask the PHA what their timeline is.

How to Find Your Local Housing Authority

Michigan has over 40 Public Housing Authorities, one in most counties and some in major cities. To find yours:

  • Call 211 (dial 2-1-1 from any phone) and say your city and county. They will give you the PHA's phone number and address.
  • Visit the Michigan State Housing Development Authority website (michigan.gov/shda) and look for the list of local PHAs.
  • Search online for "[your city] Public Housing Authority" or "[your county] housing authority."

Call during business hours and ask three things: (1) Is the Section 8 waiting list open? (2) If it is closed, when does it usually reopen? (3) What documents do I need to bring to explore? Write down the answers and the name of the person you spoke to.

Frequently Asked Questions

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

Yes. If you live near the border of two counties or if you are willing to move, you can explore to multiple PHAs. Each maintains its own waiting list and makes its own decision. However, once you receive a voucher or are offered public housing from one PHA, you must accept or decline it; you cannot hold it while waiting for another authority's decision.

What if I have a criminal record or was evicted before?

A criminal record or prior eviction does not automatically disqualify you. The PHA reviews the details: how long ago it happened, what the conviction or eviction was for, and what you have done since. Violent felonies and drug manufacturing convictions are harder to overcome than misdemeanors or old convictions. Prior evictions for non-payment are common reasons for denial, but some PHAs will reconsider after 3 to 5 years. Ask the PHA directly what their policy is; do not assume you will be denied.

Can I use my Section 8 voucher if I move to another state?

Yes, but you must request a portability transfer from your current PHA before you move. The new state's PHA must agree to accept your voucher. The process takes several weeks. If you move without permission, your voucher will be terminated. Contact your PHA at least 30 days before you plan to move and ask about portability.

What if I cannot find a landlord who accepts Section 8?

This is a real problem in some Michigan areas. Landlords are not required to accept Section 8, and some refuse because of paperwork, inspections, or other reasons. If you cannot find a unit within a set time (usually 60 to 120 days), ask your PHA for an extension. Some PHAs also offer landlord incentive programs or can connect you with landlords who are willing to participate. Do not give up; keep searching and ask the PHA for help.

How do I know if I am on the waiting list?

After you submit your process, the PHA will give you a receipt or confirmation number. Keep this. Call the PHA every few months to confirm you are still on the list and ask your position (some will tell you, some will not). If you move or change your phone number, notify the PHA when ready so they can reach you when a voucher or unit becomes available.