What income-based housing programs operate in Utah
Utah has three main paths to income-based housing: the Section 8 Housing Choice Voucher program, which pays part of your rent to a private landlord; public housing owned and managed by local authorities; and Low-Income Housing Tax Credit (LIHTC) properties, which are privately owned but built with tax incentives to keep rents low. Each program has different income limits, different waiting lists, and different rules about what you pay each month.
The largest program by far is Section 8, run by housing authorities in Salt Lake City, Ogden, Provo, and smaller cities across the state. Public housing is smaller and concentrated in a few areas. LIHTC apartments are scattered throughout Utah's cities and towns, and you do not go through a waiting list — you contact the property directly and they check your income against their limits.
All three programs use Area Median Income (AMI) to set income limits. In Utah, AMI varies by county. Salt Lake County's AMI is higher than rural counties, so the same household income might may have access to in one place and not another. You need to know which county you want to live in before you can find your actual limit.
Key Takeaways
- Section 8 vouchers are available in most Utah cities, but waiting lists are closed in Salt Lake City and Ogden and may take years to open again.
- Income limits depend on household size and the county where you want to live, and they change each year based on federal calculations.
- Public housing and LIHTC properties have their own income limits, which may be lower or higher than Section 8 in the same area.
- You must provide recent pay stubs, tax returns, or a letter from your employer to prove income, and the program will count all household members' earnings.
- Once you are in a program, you typically pay 30 percent of your gross monthly income toward rent, and the program covers the rest up to the local rent limit.
Section 8 waiting lists and how to get on them
Section 8 is run by local housing authorities, not by the state. Each authority manages its own waiting list and sets its own rules about how long it takes to reach the top. In Utah, the Salt Lake City Housing Authority and Ogden Housing Authority have closed their waiting lists because demand is so high. The Provo Housing Authority and smaller authorities in Weber, Davis, and other counties may have open lists, but you need to contact each one directly to find out the current status.
Waiting lists open and close without warning. Some authorities announce openings on their websites; others do not. The fastest way to know if a list is open is to call the housing authority in the county where you want to live. Ask specifically: "Is the Section 8 waiting list open right now?" If it is closed, ask when it last opened and whether they expect it to open again. Some authorities open their lists for a few weeks every two to three years.
If you are on a waiting list, you will wait anywhere from a few months to several years before you reach the top, depending on the authority and how many people are ahead of you. During that time, you do nothing — the authority will contact you when it is your turn. Do not pay anyone to move you up a list. That is a scam.
Income limits for Section 8 and public housing in Utah counties
Section 8 income limits in Utah are set at 50 percent of Area Median Income for most households. Public housing limits are sometimes lower — often 30 percent of AMI. Both change every year on April 1. The limits below are examples from recent years, but you must check the current limits with the housing authority in your county, because they shift annually.
| County | Household Size | Section 8 Limit (approximate) | Public Housing Limit (approximate) |
|---|---|---|---|
| Salt Lake | 1 person | $32,000–$34,000 | $19,000–$21,000 |
| Salt Lake | 4 people | $45,000–$48,000 | $27,000–$29,000 |
| Weber/Ogden | 1 person | $28,000–$30,000 | $17,000–$18,000 |
| Weber/Ogden | 4 people | $40,000–$42,000 | $24,000–$25,000 |
| Rural counties | 1 person | $24,000–$26,000 | $14,000–$16,000 |
| Rural counties | 4 people | $34,000–$37,000 | $20,000–$22,000 |
These numbers are examples only. The actual limits for your household and county are published by each housing authority and updated every April. Contact the authority directly or visit their website to find the current limits. If you are over the limit by a small amount, ask the authority anyway — some programs have exceptions for people with disabilities or elderly members.
Income includes wages, self-employment earnings, Social Security, unemployment benefits, child support, and alimony. It does not include food stamps, Medicaid, or most other benefits. If you have a job that pays cash or under the table, you still have to report it — the program will ask for proof, and lying disqualifies you.
How to find and contact housing authorities in your county
Utah has a housing authority in most counties. The main ones are Salt Lake City Housing Authority, Ogden Housing Authority, Provo Housing Authority, and smaller authorities in Weber, Davis, Box Elder, and other counties. You can find the authority for your county by searching "[your county name] housing authority" or by calling your city or county government office and asking for the housing authority phone number.
When you call, have ready: your household size, your current monthly income (or a recent pay stub), and the county where you want to live. Ask these questions in this order: Is the Section 8 waiting list open? If not, when did it last open? Is there public housing available? What documents do I need to bring if I want to explore? Some authorities have online applications; others require you to come in person.
If the waiting list is closed and you cannot wait, ask the authority about LIHTC properties in the area. They may not manage them, but they often know which ones exist and have current income limits.
Low-Income Housing Tax Credit (LIHTC) properties as an alternative
LIHTC properties are apartments and townhouses built with federal tax credits to keep rents affordable. They are privately owned and managed, not by the government. You do not go on a waiting list — you contact the property directly, and if your income is within their limit, you can move in when a unit is available. Income limits for LIHTC properties are usually 50 or 60 percent of AMI, similar to Section 8, but some properties set their own limits.
The challenge is finding them. Utah does not have a single searchable list of all LIHTC properties. Your best options are to call the housing authority and ask which LIHTC properties are in your area, search the National Housing Preservation Database online, or contact the Utah Housing Finance Agency, which administers the tax credit program. The agency can tell you which properties exist in your county and their current income limits and rent amounts.
When you contact a property, ask: What is your current income limit for my household size? What is the rent? What documents do you need to verify my income? Most properties ask for recent pay stubs, tax returns, or a letter from your employer. Some ask for a credit check or background check. Unlike Section 8, there is no may provide they will accept you — they can turn you down for credit or background reasons even if your income qualifies.
What documents you need and how income is verified
All three programs — Section 8, public housing, and LIHTC — require proof of income. The most common documents are recent pay stubs (usually the last two months), federal tax returns from the past two years, and a letter from your employer on company letterhead stating your job title, hourly rate or salary, and start date. If you are self-employed, bring tax returns and a profit-and-loss statement.
If you receive Social Security, bring your Social Security statement or a letter from the Social Security Administration. If you receive unemployment, bring your most recent benefit statement. If you receive child support or alimony, bring the court order and proof of recent payments (bank statements or cancelled checks). If you have no income, bring a letter from a social worker or case manager stating that you are receiving benefits.
The program will also ask about all household members — everyone living in the apartment, including children and adults who are not on the lease. You must report their income too. If a household member refuses to provide income information, you may not be able to get into the program.
Expect the verification process to take two to four weeks. The program may contact your employer directly to confirm your income. If information does not match — for example, your pay stub shows a different income than what you told them — they will ask you to explain. Do not guess or round numbers. Use the exact amounts from your documents.
What you pay each month and how rent is calculated
In Section 8 and public housing, you pay 30 percent of your gross monthly income toward rent. The program pays the landlord the rest, up to a limit set by the local housing authority. That limit is called the payment standard or rent ceiling. If the rent is higher than the payment standard, you pay the difference out of pocket on top of your 30 percent.
Example: Your gross income is $2,000 per month. You pay 30 percent, which is $600. The payment standard for a two-bedroom in your area is $1,200. The program pays the landlord $600 (the difference between $1,200 and your $600). If the rent is $1,400, you pay $600 plus $200 extra, for a total of $800.
In LIHTC properties, you pay whatever rent the property sets, as long as it is within their affordability limit. There is no 30 percent rule. The property owner decides the rent, and you either pay it or look elsewhere. LIHTC rents are usually lower than market rate, but they are not subsidized the way Section 8 is.
Your rent payment obligation changes if your income changes. If you get a raise, your 30 percent goes up. If you lose a job, your 30 percent goes down. You must report income changes to the program, usually within 30 days. Some programs recalculate rent annually; others do it more often.
Frequently Asked Questions
Can I get Section 8 if I am not a U.S. citizen?
You must be a U.S. citizen or have a green card (permanent resident status). Refugees and asylees may also be may be able to access. Undocumented immigrants do not may have access to for Section 8. Public housing and LIHTC have the same citizenship requirement.
What happens if I lose my job while I am on Section 8?
Report the job loss to the housing authority within 30 days. Your rent will be recalculated based on zero income or whatever income remains in the household. You will pay a lower amount. The program does not kick you out for losing a job. However, if your income stays zero for a long time, some authorities may ask you to look for work or participate in a work program.
Can I own a car and still get Section 8?
Yes. Section 8 does not have a car limit. You can own a car, a truck, or multiple vehicles. The program only counts income, not assets. However, if you own a home or have significant savings, some programs may count that as an asset and deny you. Ask the housing authority about their asset limits.
How long does it take to get Section 8 after I am approved?
Once you reach the top of the waiting list and are approved, the housing authority issues you a voucher. You then have a set amount of time (usually 60 to 120 days) to find a landlord who will accept Section 8. Finding a landlord can take weeks or months. Once you find one and sign a lease, the program takes another two to four weeks to inspect the unit and process the lease. Total time from approval to move-in is usually two to six months.
What if my income goes over the limit after I am already in the program?
You do not lose your voucher when ready. Most programs allow you to stay in Section 8 even if your income exceeds the limit, but your rent will increase. You will pay a higher percentage of your income, or you will pay the full market rent if it exceeds the payment standard. Eventually, if your income stays high, the program may ask you to leave, but this usually takes a year or more. Ask your housing authority about their over-income policy.