The process process depends on which program you choose, but most start with your local housing authority or a 211 call
There is no single process form for income-based housing. Each program — Section 8, public housing, LIHTC apartments, HOME programs — has its own intake process run by different agencies. The fastest way to start is to call 211 (available in most states) or contact your local public housing authority directly. They can tell you which programs are currently taking new residents in your area and what documents you will need to bring.
The real work is gathering paperwork before you walk in or call. Most programs ask for proof of income, proof of identity, proof of residency, and a list of household members. Having these ready means you can move through the process faster and avoid multiple trips back to the office.
Key Takeaways
- Your local public housing authority is the main entry point for Section 8 and public housing; call 211 or search online for "[your city] housing authority" to find their number.
- You will need documents showing your income (pay stubs, tax returns, benefit letters), identity (driver's license or state ID), and current address before you start.
- Section 8 and public housing often have waiting lists that can be months or years long, so you may be added to a list rather than housed when ready.
- LIHTC apartments and HOME programs are run by private landlords and nonprofits, so you explore directly to the building or property manager, not to a government office.
- Some programs charge an process fee (usually $25 to $50) and some do not; ask before you submit anything.
Where to start: the housing authority versus private programs
If you are interested in Section 8 or public housing, your first call should be to your local public housing authority (PHA). You can find it by searching "[your city] public housing authority" online or by calling 211. The PHA staff can tell you whether they are currently taking new residents, what the waiting list looks like, and what documents to bring to your first appointment.
If you are looking at LIHTC apartments, HOME programs, or other income-restricted rental buildings, you explore directly to the property manager or landlord. These buildings advertise openings on their websites, on Zillow, on Craigslist, or through local nonprofits. When you find a building you are interested in, call the leasing office and ask what their income limits are and what paperwork they need.
The distinction matters because government programs (Section 8 and public housing) move slowly but have long waiting lists, while private income-restricted buildings can move faster but may have fewer openings. Many people explore to both at the same time.
Documents you will need to gather
Most programs ask for the same core set of documents. Bring originals or certified copies — photocopies are usually not accepted. If you do not have one of these items, ask the program whether they will accept an alternative.
| Document Type | What Counts | Why They Need It |
|---|---|---|
| Proof of Income | Recent pay stubs (last 30 days), tax returns (last 2 years), benefit letters from Social Security or unemployment, bank statements showing regular deposits | To verify you meet the income limit for the program |
| Proof of Identity | Driver's license, state ID, passport, tribal ID | To confirm who you are and run a background check |
| Proof of Residency | Lease, utility bill, mail from a government agency, bank statement | To confirm you live in the area the program serves |
| Household Information | Names, dates of birth, and Social Security numbers of all household members | To calculate income limits and run background checks |
| Rental History | Names and phone numbers of previous landlords (usually last 2 years) | To verify you paid rent on time and did not damage property |
If you are currently homeless or do not have a lease, tell the program staff when you call. Many programs have different intake processes for people without stable housing, and some will accept alternative documents like a letter from a shelter or a social worker.
What happens after you submit your process
For Section 8 and public housing, you will usually be added to a waiting list. The PHA will contact you by phone or mail when your name reaches the top. This can take weeks, months, or years depending on how many people are ahead of you and how many units become available. Some PHAs have separate waiting lists for people with disabilities or people over 62, which can move faster.
For LIHTC and HOME programs, the timeline is shorter but less predictable. Some buildings fill vacancies within days; others take weeks. After you submit your process, the property manager will contact you to schedule a lease signing if you are chosen. They may also run a credit check and a criminal background check at this stage.
All programs will contact your previous landlords to verify your rental history. If you have evictions or late payments on your record, tell the program staff upfront. Some programs have policies that automatically disqualify you; others consider the circumstances and may still work with you.
Income verification and the calculation that matters
Programs use your income to determine whether you meet the income limit and how much rent you will pay. Most programs define income as gross income — what you earn before taxes — not take-home pay. This includes wages, self-employment income, Social Security, disability benefits, child support, and unemployment.
The program will ask for documents covering the last 30 days (for wages) or the last 2 years (for self-employment or benefits). If your income is irregular or seasonal, they may average it over time. If you are unemployed, some programs will count unemployment benefits; others will count zero income and place you in a lower-income category.
Once they have verified your income, they will calculate your rent. In Section 8, you typically pay 30 percent of your gross income, and the program pays the rest to your landlord. In public housing, the calculation is similar. In LIHTC buildings, the rent is set by the building and does not change based on your individual income, but you must be below the income limit to move in.
Background checks and what disqualifies you
Most programs run a criminal background check and check your rental history. Policies vary widely by program and by state, so ask what their specific rules are before you explore.
Common reasons programs may deny you: eviction in the last 3 to 5 years, felony conviction (though many programs consider the type of crime and how long ago it was), owing money to a previous landlord, or a pattern of late rent payments. Some programs will work with you if you can show you have addressed the problem — for example, if you paid back money you owed or completed a rehabilitation program.
If you are denied, ask for the reason in writing. You have the right to dispute inaccurate information on your background check. If the denial was based on a criminal record, some programs will reconsider if you can show rehabilitation or if the conviction is old enough.
process fees and what to expect to pay
Section 8 and public housing do not charge process fees. LIHTC buildings and private landlords sometimes do, usually between $25 and $50. Ask before you explore. If a program asks for a fee larger than that, or asks for payment before you have been approved, do not pay — that is a sign of a scam.
Once you are approved and move in, you will pay rent (usually 30 percent of your income for Section 8 and public housing) plus utilities unless they are included. Some programs help with utility costs; ask when you explore.
What to do if you are denied or placed on a waiting list
If you are denied, ask for the specific reason and request it in writing. You may have the right to appeal or request reconsideration, especially if the denial was based on incomplete information or a mistake. Ask the program staff what the appeal process is.
If you are placed on a waiting list, stay in touch with the program. Some PHAs require you to update your contact information every year or they remove you from the list. Call every few months to confirm you are still on the list and ask how many people are ahead of you.
While you wait, look at other options: LIHTC buildings, HOME programs, nonprofits that run affordable housing, or emergency rental information if you are behind on rent now. Many people are on multiple waiting lists at the same time.
Frequently Asked Questions
Do I have to explore in person, or can I do it by phone or mail?
It depends on the program. Some housing authorities accept phone or mail applications; others require you to come in. Call ahead and ask. If you have a disability or transportation barrier, tell them — many programs will accommodate you or send someone to meet you.
What if my income is below the program's minimum?
Most programs have no minimum income — they only have a maximum. If you have zero income, you can still explore. The program will calculate your rent based on what you do have, which may be very low or zero. Ask the program how they handle zero-income households.
Can I explore if I have a criminal record?
Yes, but policies vary. Some programs automatically deny anyone with a felony; others consider the type of crime, how long ago it was, and whether you have rehabilitated. Call the program and ask their specific policy before you explore. If you are denied, ask whether you can appeal.
How long does it take to hear back after I explore?
For Section 8 and public housing, you may wait weeks or months just to be added to the waiting list, then months or years more before an opening. For LIHTC and private programs, it usually takes 1 to 4 weeks. Ask the program for a timeline when you submit your process.
What if I do not have a Social Security number?
Most programs require a Social Security number for all household members. If you do not have one, contact your local Social Security office to explore. Some programs may accept an ITIN (Individual Taxpayer Identification Number) instead — ask before you explore.