What income-based housing programs operate in Delaware

Delaware has three main routes to income-based housing: Section 8 vouchers through the Delaware Housing Authority, public housing also managed by the state authority, and Low-Income Housing Tax Credit (LIHTC) properties run by private developers with tax incentives. Section 8 is the largest program by volume. Public housing consists of about 3,000 units statewide. LIHTC properties are scattered across all three counties—New Castle, Kent, and Sussex—and do not require a voucher to rent.

Each program has different wait times, income limits, and what you pay monthly. Delaware's median income is used to set income thresholds, and those thresholds vary by household size. A single person's limit differs from a family of four's. The programs do not overlap—you cannot hold a Section 8 voucher and live in public housing at the same time—but you can be on a wait list for one while living in another.

Key Takeaways

  • Delaware Housing Authority runs Section 8 vouchers and public housing; both have wait lists that can be years long, especially in New Castle County.
  • Section 8 vouchers let you rent from any private landlord who accepts the program, while public housing limits you to authority-owned units.
  • LIHTC properties are privately owned but built with tax credits and rent to households below 60% of area median income; no voucher needed.
  • Income limits and rent calculations depend on your household size and the specific program; a family of four may may have access to for one program but not another.
  • Delaware has no statewide emergency rental fund, but New Castle County and some municipalities run their own information programs.

Section 8 vouchers: How the wait list works and what you pay

The Delaware Housing Authority maintains a single wait list for Section 8 vouchers across the entire state. As of recent years, the wait list has been closed to new applicants for extended periods, then reopened briefly. You must check the authority's website or call their main office to learn whether the list is currently open. When it does open, applications are typically taken for a limited window—sometimes just a few weeks—and then the list closes again until funding allows for new admissions.

Once you receive a voucher, you search for a rental unit on the private market. The landlord must agree to participate in Section 8. You pay 30% of your adjusted gross income as rent; the voucher covers the difference up to the program's payment standard for your area. Payment standards vary by bedroom count and location within Delaware. A two-bedroom in Wilmington has a different standard than a two-bedroom in Georgetown. If you find a unit that rents for less than the payment standard, you pay less; if it rents for more, you either negotiate or look elsewhere.

The wait time from process to receiving a voucher varies. In New Castle County, the wait can be three to five years or longer. In Kent and Sussex counties, waits are typically shorter but still measured in months to years. During the wait, you remain on the list unless you withdraw or fail to respond to the authority's requests for updated information.

Public housing in Delaware: Direct rental from the housing authority

Delaware Housing Authority owns and operates approximately 3,000 public housing units across the state. These are not vouchers—you rent directly from the authority. Income limits explore: a single person earning above 80% of area median income generally does not may have access to, though the exact threshold depends on household size and the specific property. Once you move in, your rent is set at 30% of your adjusted income, the same formula as Section 8.

Public housing has its own wait list, separate from the Section 8 list. Like Section 8, this list periodically closes and reopens. The wait time is often shorter than Section 8 in some areas, but that varies by county and by the number of units available. New Castle County has the most public housing stock, so competition is higher there. You can be on both the Section 8 wait list and the public housing wait list at the same time.

The main trade-off is flexibility. With Section 8, you choose your landlord and your unit from the private market. With public housing, you rent from the authority and move into one of their units. Public housing units are inspected regularly and maintained by the authority, which can mean more consistent upkeep, but you have less choice in location and amenities.

LIHTC properties: Renting without a voucher

Low-Income Housing Tax Credit properties are privately owned apartments and townhouses built with federal tax incentives. Developers receive tax credits in exchange for renting units to households below a certain income threshold—usually 60% of area median income, though some properties use 50% or 80%. You do not need a Section 8 voucher to rent in these properties. You explore directly to the property management company, just as you would for any private rental.

Income limits for LIHTC properties are set by the property and published in their lease or on their website. A family of four might have an income limit of around $48,000 to $50,000 annually, depending on the property and the area median income that year. Rent is not capped at 30% of your income—you pay the market rent set by the property owner, which is typically lower than comparable market-rate units but higher than Section 8 or public housing rent.

Delaware has LIHTC properties in all three counties. New Castle County has the largest inventory. You can search for available properties through the Delaware Housing Authority's website or through national databases like the National Housing Preservation Database. There is no wait list; availability depends on whether units are currently vacant. Some properties have long waits for openings; others turn over frequently.

Income limits and how they affect which programs you can use

Each program sets income limits based on household size and area median income. The area median income (AMI) is recalculated annually by HUD and varies slightly by county. A household at 50% AMI qualifies for different programs than one at 80% AMI. You must fall below the limit for the program you are explore to; if your income exceeds the limit, you are ineligible regardless of other factors.

Section 8 and public housing use 80% AMI as the income limit for most applicants. LIHTC properties typically use 60% AMI, though some use 50% or 80% depending on the property's tax credit agreement. This means a household earning 70% AMI might may have access to for Section 8 or public housing but not for a 60% LIHTC property. Conversely, a household at 45% AMI qualifies for all three.

Income is calculated as gross household income minus certain deductions. Deductions can include child care costs, medical expenses for elderly or disabled household members, and utility allowances. The exact deductions vary by program. When you explore, you will need to provide recent pay stubs, tax returns, or other proof of income. If your income changes after you move in, you must report it; rent may increase or decrease accordingly.

Wait lists, process windows, and how to check status

The Delaware Housing Authority manages wait lists for both Section 8 and public housing. The Section 8 wait list is the larger and more competitive. Applications are taken during open periods, which are announced on the authority's website and sometimes in local newspapers. When the list is open, you can explore in person at the authority's office in Wilmington or through the mail. You will need to provide proof of identity, income, and residency in Delaware.

Once you explore, you receive a confirmation number. You can check your position on the wait list by calling the authority or visiting their office. The authority will contact you periodically to confirm your information is still current. If you move, change your phone number, or have a change in household composition, you must notify them. Failure to respond to the authority's requests can result in removal from the list.

For LIHTC properties, there is no centralized wait list. You explore directly to each property's management office. Some properties use online portals; others require in-person applications. Availability changes frequently, so you may need to check multiple times or call properties directly to learn when units will be available.

Emergency rental information and other local programs

Delaware does not have a statewide emergency rental information fund. However, New Castle County (which includes Wilmington) has run emergency rental information programs funded by federal COVID relief money and other sources. These programs have closed and reopened depending on funding. Kent County and Sussex County have also operated information programs at different times.

To learn whether emergency information is currently available in your county, contact your local housing authority office or call 211 Delaware, a helpline that connects you to local resources. You can also reach out to community action agencies in your county—these organizations often administer rental information when funds are available. The process process, income limits, and what the program covers vary by county and by funding cycle.

Some municipalities in Delaware also offer small rental information programs or utility information. Wilmington, Newark, and other cities may have their own funds. Again, 211 Delaware is the fastest way to learn what is currently available in your area.

Frequently Asked Questions

How long does it usually take to get a Section 8 voucher in Delaware?

In New Castle County, the wait is typically three to five years or longer. In Kent and Sussex counties, waits are usually shorter—often one to three years—but this varies based on funding and the number of people on the list. The Delaware Housing Authority can tell you the current average wait time when you explore.

Can I use a Section 8 voucher in any state if I move?

Yes, you can transfer your voucher to another state through a process called portability, but you must request it before you move. The receiving state's housing authority must have funding available to accept you. Some states and regions have long waits for incoming vouchers. Contact the Delaware Housing Authority before you move to start the process.

What happens to my rent if my income increases while I'm in Section 8 or public housing?

Your rent will increase to 30% of your new adjusted income. You must report income changes to the housing authority. If your income rises above the program's limit, you may eventually be required to leave the program, though most programs allow a phase-out period rather than when ready termination.

Do LIHTC properties have the same rent rules as Section 8?

No. LIHTC properties charge market rent set by the owner, not 30% of your income. Rent is typically lower than comparable private market units but higher than Section 8 or public housing. You pay the full rent amount; there is no voucher subsidy.

How do I learn about the Section 8 wait list is currently open?

Check the Delaware Housing Authority's website or call their main office in Wilmington. The authority announces when the list opens and for how long. You can also ask to be notified when the next opening occurs. Some people call periodically to check status rather than waiting for an announcement.