What income-based housing programs are available in New Hampshire

New Hampshire has three main paths to income-based housing: Section 8 vouchers through local housing authorities, public housing owned and operated by those same authorities, and Low-Income Housing Tax Credit (LIHTC) apartments run by private developers. Section 8 is the largest program statewide but has waiting lists in most areas. Public housing exists in smaller supply. LIHTC properties are scattered across the state and do not require a voucher — you rent directly from the owner at a reduced rate based on your income.

New Hampshire also runs Emergency Rental information through the state Department of Health and Human Services when funds are available, though this covers arrears and future rent during hardship rather than permanent subsidized housing. The state does not operate its own public housing authority; instead, 13 separate local authorities manage programs in their own towns or regions.

Key Takeaways

  • Section 8 vouchers in New Hampshire are administered by 13 separate local housing authorities, each with its own waiting list and timeline.
  • Public housing in New Hampshire is limited and concentrated in certain towns; availability depends entirely on which authority serves your area.
  • LIHTC apartments do not require a voucher and you can rent directly from the owner, but income limits and rent levels vary by property.
  • Waiting lists for Section 8 and public housing are often closed in New Hampshire; calling your local authority is the only way to know current status.
  • Emergency Rental information covers past-due rent during temporary hardship but is not permanent housing subsidy and depends on fund availability.

How Section 8 works in New Hampshire

Section 8 in New Hampshire works the same way as in other states: you receive a voucher from your local housing authority, find a landlord willing to accept it, and the authority pays the landlord a portion of the rent while you pay the rest based on your income (usually 30 percent of your gross monthly income). The landlord must agree to accept the voucher and the unit must pass a housing quality inspection.

The catch is that New Hampshire's 13 separate housing authorities each run their own program. The authority that serves your town controls the waiting list, the timeline, and the income limits. Some authorities have closed their waiting lists entirely because the demand is so high. Others have waiting lists that are years long. You must contact the authority in your area directly — there is no single statewide process or phone number.

To find your local authority, search "New Hampshire housing authority" plus your town name, or call your town clerk's office. Once you reach the authority, ask whether they are currently accepting applications. If the list is closed, ask when it typically reopens and whether you can request notification when it does.

Public housing in New Hampshire

Public housing in New Hampshire is owned and operated by the same local authorities that run Section 8. The units are older, typically built in the 1970s and 1980s, and are concentrated in a handful of towns. Manchester, Nashua, Portsmouth, and Keene have the largest public housing stocks. Many smaller towns have none.

Rent in public housing is set at 30 percent of your income, the same as Section 8. You do not need a voucher; you rent directly from the authority. The process process is similar to Section 8, and many authorities maintain a single waiting list for both programs. Public housing waiting lists are also often closed, and when they are open, the wait can be several years.

Because public housing is limited, it is worth asking your local authority whether they have any units available before you assume you must wait for a Section 8 voucher. Some smaller authorities have a handful of units that turn over more frequently than their voucher lists move.

Low-Income Housing Tax Credit apartments in New Hampshire

LIHTC properties are private apartments built or renovated with federal tax credits in exchange for keeping rents affordable. In New Hampshire, these properties are scattered across the state, with concentrations in the larger towns. You do not need a Section 8 voucher to rent in an LIHTC apartment — you explore directly to the property owner or management company.

Income limits and rent levels vary by property. A two-bedroom LIHTC apartment might be limited to households earning 50 or 60 percent of the area median income, depending on the property's funding. You will pay a percentage of your income as rent, usually 30 percent, but the exact amount depends on the property's rules. Some LIHTC properties also accept Section 8 vouchers, which can lower your out-of-pocket cost further.

To find LIHTC properties in your area, contact your local housing authority and ask for a list, or search the New Hampshire Housing Finance Authority's website for properties by town. Many properties have their own websites with process information. Unlike Section 8, LIHTC waiting lists are usually shorter or nonexistent, though desirable properties in popular towns can fill quickly.

Income limits and rent calculations across programs

Income limits in New Hampshire vary by program and by family size. Section 8 and public housing typically use 50 percent of the area median income as the cutoff, though some authorities set it higher. LIHTC properties use either 50 or 60 percent of area median income depending on the property's funding source. Area median income itself varies by county — Strafford County has a lower median than Rockingham County, for example.

In all three programs, your rent is calculated as 30 percent of your gross monthly income. If your income is $1,500 per month, you pay $450 in rent. The subsidy (whether from Section 8, public housing, or the LIHTC property owner) covers the difference between your payment and the market rent. If you earn more, your rent payment goes up. If your income drops, your rent goes down.

To find the current area median income for your county, contact your local housing authority or search the New Hampshire Housing Finance Authority's website. Income limits change annually, so verify the current year's limits before you explore.

Waiting lists and how to get on them

Most New Hampshire housing authorities maintain waiting lists for Section 8 and public housing together. When a voucher or unit becomes available, the authority moves down the list in order. Some authorities prioritize certain groups — people experiencing homelessness, people with disabilities, or people being displaced by redevelopment — but the rules differ by authority.

To get on a waiting list, contact your local authority directly. They will ask for proof of income, citizenship or legal residency, and sometimes a background check. The process itself is usually short, but the wait can be years. Many authorities have closed their lists because they do not have the staff or funding to process new applications. If the list is closed, ask when it reopens — some authorities reopen annually, others only when funding increases.

If you are in a situation where you need housing urgently and the waiting list is closed, ask the authority about Emergency Rental information or whether they know of any LIHTC properties with when ready openings. Some authorities also maintain a list of private landlords who accept Section 8, which can be useful if you already have a voucher from another state.

Emergency Rental information in New Hampshire

New Hampshire's Emergency Rental information program is run by the Department of Health and Human Services and covers rent you already owe (arrears) plus up to three months of future rent if you are facing eviction or homelessness due to a recent hardship. The program pays the landlord directly. You must have a signed lease and proof that the hardship is recent — job loss, medical emergency, or unexpected expense.

Emergency Rental information is not permanent housing subsidy. It is a one-time payment to keep you housed during a crisis. Once the funds run out, the program closes until the state receives new federal money. Availability changes throughout the year. To find out whether the program is currently open, contact your local housing authority or call 211 (a statewide referral line) and ask about emergency rental help.

The process process usually takes two to six weeks. If you are facing eviction, tell your landlord that you have applied and ask them to pause the eviction process while you wait for a decision. Some landlords will agree; others will not. Having proof of process can help in court if the case reaches a judge.

Frequently Asked Questions

How long is the waiting list for Section 8 in New Hampshire?

It depends on which housing authority serves your town. Some have waiting lists of three to five years; others have closed their lists entirely. A few smaller authorities have shorter waits. Call your local authority directly — they are the only source for accurate information about their specific list.

Can I use a Section 8 voucher from another state in New Hampshire?

Yes, but you must contact your local New Hampshire housing authority first to ask whether they will accept a portable voucher. Not all authorities accept them, and those that do may have a waiting period or additional paperwork. Start by calling the authority in the town where you want to live.

What is the difference between LIHTC and Section 8?

Section 8 is a voucher you carry with you to any landlord who accepts it; LIHTC is a specific apartment building with affordable rents. LIHTC does not require a voucher and you explore directly to the property. LIHTC waiting lists are usually shorter, but the rent level and income limit depend on that specific property.

Do I have to live in the town where I explore for Section 8?

Yes, you must explore to the housing authority that serves the town where you want to live. Each authority has its own waiting list and program rules. If you want to move to a different town, you must explore to that town's authority separately.

What happens if my income increases while I am on a waiting list?

Income limits for Section 8 and public housing are usually set at the time you explore. If your income rises after you are on the list but before you receive a voucher, contact your local authority to ask whether you are still within the limit. Rules vary by authority, so ask directly rather than assuming.