What income-based housing programs are available in Tennessee

Tennessee has several programs that help people with lower incomes pay for housing. The main ones are Section 8 Housing Choice Vouchers, Public Housing, and Low-Income Housing Tax Credit (LIHTC) apartments. Each works differently, covers different costs, and has its own waiting list. Section 8 lets you choose any rental property that meets standards and pays part of your rent directly to the landlord. Public Housing means you live in a building owned and managed by a local housing authority. LIHTC apartments are privately owned but built with tax incentives that keep rents lower — you pay a set percentage of your income, usually 30 percent.

Tennessee also runs Emergency Rental information for people facing eviction or behind on rent, and some areas have Rapid Rehousing programs for people experiencing homelessness. The programs you can reach depend on where you live — some are statewide, others are run by individual cities or counties. Your income, family size, and housing situation all affect which programs you can explore.

Key Takeaways

  • Section 8 Housing Choice Vouchers are administered by local housing authorities across Tennessee, and most have waiting lists that can be years long.
  • Public Housing and LIHTC apartments require you to pay roughly 30 percent of your income toward rent, with the program or landlord covering the rest.
  • Emergency Rental information is available through your county or city and covers back rent or future rent if you meet income and hardship requirements.
  • Waiting lists, income limits, and program availability vary by county, so contacting your local housing authority is the first step to learn what is open.
  • Tennessee's housing programs do not charge process fees, and you should never pay money upfront to explore for any of them.

How Section 8 Housing Choice Vouchers work in Tennessee

A Section 8 voucher is a monthly payment from the government to your landlord, covering part of your rent. You find your own apartment (within the program's rent limits for your area), and the voucher pays the difference between 30 percent of your income and the actual rent. If your income is $1,500 a month, you pay $450 and the voucher pays the rest — up to the program's limit for your area. You keep the voucher as long as you stay under the income limit and follow program rules.

Every Tennessee county has a housing authority that runs Section 8. You can find yours by searching "[your county] housing authority" online or calling 211 Tennessee. Most housing authorities have waiting lists because demand is high. Some lists are closed — meaning they are not taking new names — and reopen periodically. When you call, ask whether the list is open, how long the wait typically is, and what documents you need to bring to explore in person. You will need proof of income, a Social Security number, and identification.

Once you are on the waiting list and your name comes up, the housing authority will contact you. You then have a set time (usually 30 to 60 days) to find an apartment. The landlord must agree to accept the voucher, and the unit must pass a housing inspection. After that, you can stay in the apartment as long as you pay your share of rent on time and follow lease rules.

Public Housing and LIHTC apartments in Tennessee

Public Housing means you rent directly from a housing authority. The authority owns the building, sets the rent at 30 percent of your income, and handles maintenance. Public Housing units are scattered across Tennessee — some in cities, some in rural areas. To explore, contact your local housing authority and ask about Public Housing availability. Like Section 8, Public Housing has waiting lists, and some are closed. The process process is similar: you bring proof of income, ID, and Social Security information.

Low-Income Housing Tax Credit (LIHTC) apartments are privately owned but built with federal tax credits that keep rents affordable. You pay roughly 30 percent of your income, and the landlord receives a tax credit instead of higher rent. LIHTC apartments are not managed by housing authorities — each landlord runs their own process process. To find them, search "LIHTC apartments near [your city]" or ask your housing authority for a list of properties in your area. Income limits vary by property and family size, so you will need to check each one. LIHTC apartments do not have the long waiting lists that Section 8 and Public Housing do, but availability changes frequently.

Emergency Rental information if you are behind on rent

If you are behind on rent or facing eviction, Emergency Rental information can pay your landlord directly. The program covers back rent (what you already owe) and sometimes future rent or utilities. You must meet income limits — usually 50 to 80 percent of your area's median income — and show that a recent hardship (job loss, illness, reduced hours) caused you to fall behind. The hardship must be recent, usually within the last 12 months.

Emergency Rental information is run by counties and cities, not by a single statewide office. To find your local program, call 211 Tennessee or search "[your county] emergency rental information." When you call, ask whether the fund is currently open — many run out of money and reopen later in the year. If it is open, ask what documents you need: typically a lease, proof of income, proof of the hardship, and landlord contact information. You will explore in person or by phone, and the program will contact your landlord to confirm the debt and arrange payment.

Approval usually takes two to six weeks. During that time, tell your landlord you have applied and ask them to hold off on filing for eviction. If you already have an eviction notice, bring it to your process — most programs prioritize active cases.

Income limits and how they are calculated

Every housing program in Tennessee has income limits based on family size and area. The limits are set as a percentage of the Area Median Income (AMI) for your county. Section 8 and Public Housing typically serve households at or below 50 percent AMI. LIHTC apartments may serve households at 50, 60, or 80 percent AMI depending on the property. Emergency Rental information usually covers households at 50 to 80 percent AMI.

Income includes wages, Social Security, disability payments, child support, and unemployment benefits. It does not include one-time payments like tax refunds or stimulus checks. When you explore, bring recent pay stubs (usually the last 30 days), tax returns, and letters from any benefits programs you receive. If you are self-employed, bring tax returns and bank statements. The housing authority will add up all income sources and compare it to the limit for your family size and area.

Income limits change yearly and vary by county. A family of three might have a limit of $28,000 in one county and $32,000 in another. Always ask the specific limit for your family size when you call — do not assume based on another program or another area.

How to find and contact your local housing authority

Your local housing authority is the starting point for Section 8, Public Housing, and information about other programs. To find it, call 211 Tennessee (dial 2-1-1 from any phone) and say your county name. They will give you the housing authority's phone number and address. You can also search online for "[your county] housing authority" or "[your city] housing authority."

When you call, have these questions ready: Is the Section 8 waiting list open? How long is the wait? Is the Public Housing waiting list open? What documents do I need to bring to explore? Are there LIHTC apartments available in my area? Is there Emergency Rental information if I am behind on rent? Write down the answers and any process important date or office hours. Most housing authorities require you to explore in person, though some accept phone or mail applications — ask which method they use.

If you cannot reach your housing authority by phone, visit their office in person during business hours. Bring a list of questions and any documents you have (ID, proof of income, lease). Staff can tell you on the spot whether you meet income limits and what the next step is.

What happens after you explore

After you submit an process, the housing authority or program will review it to confirm your income, family size, and may be able to access. This usually takes two to four weeks. They may call you with questions or ask for additional documents. Respond quickly — if you miss a important date or do not return documents, your process may be denied.

If you are approved for Section 8 or Public Housing, you go on the waiting list. The authority will contact you when your name comes up. For Emergency Rental information, approval means the program will contact your landlord and arrange payment. For LIHTC apartments, each landlord makes their own decision and will contact you within one to two weeks.

If you are denied, ask why. Common reasons are income too high, income too low, or a criminal history or eviction record. Some programs have rules about past evictions or criminal convictions — ask whether you can reapply later or whether there are other programs you might may have access to for. You have the right to request a hearing to appeal a denial.

Frequently Asked Questions

Do I have to pay to explore for housing programs in Tennessee?

No. Section 8, Public Housing, LIHTC apartments, and Emergency Rental information do not charge process fees. If someone asks you for money to explore, it is a scam. Housing authorities and legitimate landlords never charge upfront fees.

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

It depends on your housing authority. Some have waiting lists of one to two years; others have lists of five years or more. A few have closed lists and are not taking new names. Call your local housing authority to ask the current wait time. While you wait, you can explore Public Housing, LIHTC apartments, or Emergency Rental information.

Can I use a Section 8 voucher in a different county?

Yes, but you need permission from your housing authority first. Most allow you to move within Tennessee after you have held the voucher for a certain time (often one year). Some allow moves sooner. Ask your housing authority about their transfer policy before you move.

What if my income goes up after I get housing information?

For Section 8 and Public Housing, your rent will increase if your income rises above the program limit. You may be asked to leave the program if your income stays too high for too long. For LIHTC apartments, the same rule applies — rent adjusts with income. Ask your program what the income limit is and what happens if you exceed it.

Can I explore for Section 8 and Public Housing at the same time?

Yes. You can be on both waiting lists at once. If you are approved for one before the other comes through, you can usually stay on the second list or remove yourself. Ask your housing authority whether being approved for one program affects your place on the other list.