What income-based housing programs exist in Maine

Maine has three main paths to income-based housing: Section 8 Housing Choice Vouchers run by local housing authorities, public housing owned and managed directly by those same authorities, and Low-Income Housing Tax Credit (LIHTC) properties that are privately owned but built with tax incentives to keep rents low. Section 8 is the largest program statewide. Public housing exists in most Maine cities but has long waitlists. LIHTC apartments are scattered throughout the state and often have shorter waitlists than Section 8, though they are harder to find because they are not listed in one central place.

Maine also runs HOME Program funds for rental information and homeownership, though these are typically distributed through local nonprofits and community action agencies rather than directly to tenants. The state housing authority, Maine State Housing Authority (MaineHousing), oversees many of these programs and can point you toward the right local office for your area.

Key Takeaways

  • Section 8 vouchers are available through your local housing authority, but waitlists are long and often closed; you can call to ask when yours will reopen.
  • Public housing has separate waitlists from Section 8 and sometimes moves faster, though it still requires you to meet income limits based on your household size.
  • LIHTC apartments charge reduced rent but are not advertised in one place; you find them by calling landlords or searching local rental sites for properties that mention tax credits.
  • MaineHousing and your local Community Action Partnership can tell you which programs are currently open in your county and what documents you will need.
  • Income limits vary by program and by county, so a household that does not may have access to for one program may may have access to for another in the same area.

Section 8 Housing Choice Vouchers in Maine

Section 8 vouchers are administered by housing authorities in Portland, Bangor, Lewiston, Augusta, and several smaller cities. Each authority maintains its own waitlist. The voucher covers the difference between 30 percent of your income and the fair market rent for your area, and you pay the landlord the 30 percent portion directly. You then find a private landlord willing to accept the voucher; the housing authority pays the rest to the landlord.

Income limits for Section 8 in Maine depend on your household size and the county you live in. A single person in Cumberland County (Portland area) might have a limit around $28,000 to $32,000 per year, while the same person in a rural county could have a slightly different limit. You can call your local housing authority to ask the exact figure for your situation. Waitlists are typically closed, meaning you cannot add your name right now. Call the authority serving your area and ask when they expect to reopen; some reopen annually in spring, others less predictably.

Once you are on the waitlist and your name is called, you will have a limited time (usually 30 to 60 days) to provide proof of income, residency, and identity. The authority then issues you a voucher, which is valid for a set period (often 120 days). During that time, you find a landlord, negotiate a lease, and the authority inspects the unit. Approval usually takes two to four weeks after inspection.

Public housing in Maine

Public housing is owned and operated by the same local housing authorities that run Section 8. Unlike a voucher, you rent directly from the authority, not from a private landlord. The rent is set at 30 percent of your income, with a minimum rent (usually $25 to $50 per month). Public housing units are concentrated in Portland, Bangor, Lewiston, and Augusta, though smaller towns have a few units.

Public housing has its own separate waitlist from Section 8. In some areas, the public housing waitlist moves faster because fewer people know about it or because turnover is higher. Call your local housing authority and ask for the public housing waitlist; you can be on both the Section 8 and public housing lists at the same time. Income limits are the same as Section 8, and the process process is similar: you provide proof of income, identity, and residency, and the authority conducts a background check.

One difference: public housing has stricter lease terms and the authority can evict you more quickly for lease violations than a private landlord can. This is worth understanding before you explore. Ask the authority for a copy of the lease and house rules when you call.

Low-Income Housing Tax Credit properties in Maine

LIHTC properties are apartment buildings or complexes where the developer received a federal tax credit in exchange for keeping rents low for 30 years. They are privately owned and operated, so the experience is similar to renting from any landlord, but the rent is capped based on area median income. A one-bedroom LIHTC apartment in Portland might rent for $700 to $900, while the same unit in a rural area could be $550 to $700. These are rough figures and vary by property.

LIHTC properties are not listed in one central database. You find them by calling local property management companies, searching Craigslist and Facebook Marketplace for "affordable housing" or "tax credit", or contacting your local Community Action Partnership, which often maintains a list. MaineHousing also publishes a directory of LIHTC properties on its website, though it is not always current. When you call a property, ask if they have income-restricted units and what the current rent is.

Income limits for LIHTC are usually 50 to 60 percent of area median income, which is higher than Section 8 in many cases. This means you may may have access to for LIHTC even if you do not may have access to for Section 8. Waitlists for LIHTC properties are typically shorter than Section 8 waitlists, sometimes just a few months. process requirements are similar to private rentals: proof of income, references, and a background check.

How to find your local housing authority

Maine has five main housing authorities: Portland Housing Authority, Bangor Housing Authority, Lewiston Housing Authority, Augusta Housing Authority, and several smaller regional authorities. If you live in one of these cities, contact that authority directly. If you live in a smaller town or rural area, call MaineHousing at 207-626-4600 and ask which authority serves your town, or contact your local Community Action Partnership.

When you call, have your household size, current income, and zip code ready. Ask three things: whether Section 8 and public housing waitlists are open, when they expect to reopen if closed, and whether there are LIHTC properties in your area. Write down the names and phone numbers of any properties they mention. If the authority cannot help, ask for the Community Action Partnership contact for your county; they often know about all programs in the area.

Income limits and how they are calculated

Income limits in Maine are set as a percentage of area median income (AMI) and vary by county and household size. Section 8 typically uses 50 percent AMI as the upper limit, meaning a single person in Portland might have a limit of around $30,000 to $32,000 per year, while a family of four could have a limit around $48,000 to $52,000. These figures change annually, usually in April.

Income includes wages, Social Security, disability payments, child support, and unemployment benefits. It does not include food stamps, housing vouchers, or certain one-time payments. If you are self-employed, the authority will ask for tax returns for the past two years. If your income is seasonal or variable, they typically average it over 12 months.

Different programs use different income limits. LIHTC might use 60 percent AMI, making it easier to may have access to. HOME Program funds might use 80 percent AMI. This is why it is worth checking multiple programs even if you do not may have access to for Section 8. Call each program and ask the specific limit for your household size; do not assume you know based on another program.

What documents you will need

When you explore for any income-based housing program in Maine, have these documents ready: two recent pay stubs or a letter from your employer stating your income, your most recent tax return or a statement from Social Security or disability, a photo ID, and proof of residency (a utility bill or lease). If you are unemployed, bring a letter from the unemployment office or a statement of benefits. If you receive child support or alimony, bring the court order and recent bank statements showing deposits.

For LIHTC properties, the requirements are the same as private rentals: proof of income, references (usually two previous landlords or employers), and permission for a background check. For Section 8 and public housing, the authority will also run a criminal background check and may ask about your rental history. If you have an eviction on your record, be honest about it; some authorities will still work with you, especially if it was more than a few years ago.

Frequently Asked Questions

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

If the waitlist is open and your name is called, the process from process to receiving a voucher usually takes four to eight weeks. After you receive the voucher, finding a landlord and getting approved takes another four to twelve weeks. Total time from process to moving in is often six months to a year, but this varies by area and how quickly you find a landlord.

Can I explore for Section 8 and public housing at the same time?

Yes. They have separate waitlists, and being on both does not hurt your chances. If public housing calls you first and you accept, you can ask the Section 8 authority to remove your name, or you can stay on the Section 8 list as a backup. Some people do both and choose whichever becomes available first.

What if my income goes up after I get a Section 8 voucher?

Section 8 allows your income to rise up to 120 percent of area median income before you lose the voucher. After that, you have a grace period (usually one year) to find other housing or reduce your income. Your rent payment will increase as your income increases, but you will not lose the voucher when ready.

Are there programs for people who have been evicted?

Yes. An eviction does not automatically disqualify you from Section 8, public housing, or LIHTC. Some authorities will not work with you if the eviction was recent (within one to three years), but others will, especially if you can explain what happened. Call your local housing authority and ask; they can tell you whether your situation disqualifies you or just makes you lower priority.

How do I know if a rental property is a tax credit property?

Call the property and ask if they have income-restricted units or if they participate in the Low-Income Housing Tax Credit program. You can also search MaineHousing's LIHTC directory online, though it is not complete. If a property advertises rent significantly below market rate and asks about income, it is likely a tax credit property.