What income-based housing programs operate in West Virginia

West Virginia residents with low incomes can access Section 8 Housing Choice Vouchers, public housing, and Low-Income Housing Tax Credit (LIHTC) apartments. The state also runs Emergency Rental information for people behind on rent, and Homeownership Preservation Foundation programs for homeowners facing foreclosure. Each program has different income limits, wait times, and what you pay each month.

The largest program by volume is Section 8, managed by local housing authorities in each county. Public housing is less common in West Virginia than in larger states — the state has roughly 4,000 public housing units spread across the state. LIHTC apartments are privately owned but built with tax credits that require them to rent to low-income tenants for 30 years.

West Virginia does not have a statewide housing authority. Instead, each county or city runs its own housing authority, which means the program you access depends on where you live. A person in Kanawha County applies through Kanawha County Housing Authority; someone in Monongalia County applies through Monongalia County Housing Authority.

Key Takeaways

  • Section 8 vouchers are available through your county housing authority, and you pay 30 percent of your income toward rent while the program pays the rest to the landlord.
  • Public housing exists in West Virginia but in smaller supply than Section 8, and rent is also based on 30 percent of your income.
  • LIHTC apartments are privately owned and do not require a voucher; you explore directly to the landlord and pay rent based on the property's affordability level.
  • Wait times for Section 8 and public housing vary by county and can range from a few months to several years depending on local demand.
  • Emergency Rental information is available through your county if you are behind on rent, and the program pays your landlord directly.

How Section 8 works in West Virginia counties

To get a Section 8 voucher in West Virginia, you contact your county housing authority and ask to be placed on the waiting list. The housing authority will tell you whether the list is open — many counties close their lists when demand is high and reopen them later. If the list is open, you provide proof of income, residency, and Social Security numbers for everyone in your household.

Once you receive a voucher, you search for a rental property on your own. The landlord must agree to accept Section 8, and the property must pass a housing inspection. You then pay 30 percent of your gross monthly income as rent; Section 8 pays the landlord the difference between your payment and the fair market rent for that unit. Fair market rents are set by the U.S. Department of Housing and Urban Development and vary by county — a two-bedroom in Cabell County has a different limit than a two-bedroom in Berkeley County.

Wait times for Section 8 in West Virginia range widely. Some smaller counties have wait times of six months to two years; larger counties like Kanawha may have longer waits. During the wait, you remain on the list and can be called at any time if your contact information is current.

Public housing and LIHTC apartments as alternatives

Public housing in West Virginia is owned and managed by local housing authorities. You explore through the same housing authority as Section 8, and rent is also 30 percent of your income. The main difference is that you live in a property owned by the authority rather than a private landlord. Public housing units are concentrated in certain areas — Charleston, Huntington, and Wheeling have the largest inventories — while rural counties may have few or none.

Low-Income Housing Tax Credit apartments are privately owned but built with federal tax credits that require affordable rents for 30 years. You do not need a voucher to live in an LIHTC property. Instead, you explore directly to the landlord or property manager, and if your income is within the property's limit (usually 50 to 60 percent of area median income), you can rent there. Rent is set by the property, not by your income, so you pay the full amount rather than 30 percent of income.

LIHTC properties are scattered throughout West Virginia. You can search for them through the National Housing Preservation Database or by contacting your county housing authority, which often maintains a list of affordable properties in the area.

Emergency Rental information when you are behind on rent

If you have fallen behind on rent in West Virginia, your county may have Emergency Rental information funds. These programs pay your landlord directly to cover rent you already owe, and sometimes cover future rent or utilities. To find out whether your county has an active program, contact your county housing authority or call 211 West Virginia, which is a free referral line that connects you to local resources.

To explore for Emergency Rental information, you will need proof of income, a signed lease, and documentation that you are behind on rent (such as a notice from your landlord or court papers). The program pays the landlord, so you will need the landlord's contact information and mailing address. Processing typically takes two to six weeks.

Emergency Rental information funds are limited and vary by county. Some counties run out of money and reopen applications later in the year. If you are told the fund is closed, ask when it is expected to reopen and whether you can be contacted when it does.

Income limits and what you pay each month

Income limits for Section 8 and public housing in West Virginia are set at 50 percent of area median income for initial may be able to access, though you can stay in the program if your income rises above that level. Area median income varies by county — Monongalia County (home to Morgantown) has a higher median than rural counties, so the income limit is higher there. A family of four might have an income limit of $32,000 in one county and $38,000 in another.

For LIHTC apartments, income limits are set by the individual property and are usually 50 or 60 percent of area median income. Some LIHTC properties serve households at 30 percent of area median income, which is lower than Section 8 limits.

In Section 8 and public housing, you pay 30 percent of your gross monthly income as rent. If your income is $1,200 per month, you pay $360. The program pays the landlord the rest. In LIHTC apartments, you pay the full rent set by the property, regardless of your income.

How to find your county housing authority

West Virginia has a housing authority in each county. To find yours, search online for "[Your County Name] Housing Authority" or call your county government office and ask for the housing authority phone number. You can also call 211 West Virginia and ask for the housing authority in your area.

When you contact the housing authority, ask whether Section 8 and public housing waiting lists are open. If they are closed, ask when they are expected to reopen and whether you can request notification when they do. Also ask whether the authority has a list of LIHTC properties or other affordable rentals in your area.

If you are behind on rent, ask the housing authority about Emergency Rental information and whether your county currently has funds available. If not, ask for a referral to another county program or a nonprofit that may help.

Homeownership programs for people at risk of losing their home

If you own a home in West Virginia and are behind on mortgage payments or facing foreclosure, the Homeownership Preservation Foundation offers free counseling and may connect you to loan modification or forbearance programs. You can reach them at 1-888-995-HOPE (4673) or through their website.

West Virginia also has a Homeowner information Fund that provides grants to homeowners behind on mortgage payments, property taxes, or homeowners insurance. This fund is administered by the state and distributed through local nonprofits. Contact your county housing authority or 211 West Virginia to find out whether your county has an active program and how the process works.

These programs are different from rental information — they help you keep a home you own rather than rent. may be able to access and available funds vary by county and change throughout the year.

Frequently Asked Questions

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

Wait times vary by county. Some smaller counties have waits of six months to two years; larger counties may have longer waits. Contact your county housing authority to ask for the current wait time in your area. Some counties close their waiting lists when demand is high, so you may not be able to explore right now even if you meet the income requirement.

Can I use a Section 8 voucher in a different county than where I live?

You can use a voucher in a different county, but you must first receive the voucher from your home county's housing authority. Once you have it, you can search for housing in any county in West Virginia. The landlord must accept Section 8, and the rent must be within the fair market rent limit for that county.

What is the difference between Section 8 and public housing?

In Section 8, you find your own rental property and the program pays the landlord the difference between your 30 percent payment and the fair market rent. In public housing, you live in a property owned by the housing authority and also pay 30 percent of your income. Public housing has fewer units available in West Virginia and longer wait times in some areas.

Do I have to pay anything to explore for Section 8 or public housing?

No. Your county housing authority does not charge a fee to explore or to be on the waiting list. If someone asks you for money to explore, they are not legitimate. Contact your housing authority directly to report it.

What happens if my income goes up while I am in Section 8?

You can stay in Section 8 even if your income rises above the initial limit. Your rent payment will increase because it is based on 30 percent of your income. If your income becomes very high, the housing authority may eventually terminate your voucher, but this does not happen when ready. Ask your housing authority about their income recertification policy.