What Low Income Housing Options Exist in West Virginia

West Virginia has three main paths to affordable housing: Section 8 vouchers (federal rent information), public housing (properties owned and managed by local housing authorities), and tax-credit apartments (private buildings that receive federal tax breaks in exchange for keeping rents low). Section 8 is the largest program statewide, but waiting lists are long in most counties. Public housing is faster to access in some areas but has fewer units. Tax-credit apartments are scattered throughout the state and often have shorter waits because they operate separately from the Section 8 system.

The West Virginia Housing Development Fund also runs programs for people with specific needs — farmworkers, people experiencing homelessness, and those with disabilities. These are smaller and more specialized, but they can move faster if you meet their criteria. Your county's housing authority is the starting point for Section 8 and public housing; a 211 call (dial 2-1-1 from any phone) will tell you which authority covers your area and whether their waiting list is open.

Key Takeaways

  • Section 8 vouchers are available through your county housing authority, but most counties have closed waiting lists that reopen unpredictably, so calling 211 is the fastest way to learn the current status.
  • Public housing in West Virginia has fewer units than Section 8 but sometimes shorter waits; your local housing authority manages both programs and can tell you which is faster in your county.
  • Tax-credit apartments (marked as "affordable" or "low-income" in listings) do not use the Section 8 waiting list and often have when ready or short-term availability.
  • Income limits vary by county and household size, but most West Virginia counties set the limit for a family of four between $28,000 and $32,000 per year.
  • The West Virginia Housing Development Fund runs specialized programs for farmworkers, people experiencing homelessness, and those with disabilities that may have different rules and shorter waits.

Section 8 Vouchers: How the Waiting List Works

Section 8 vouchers let you rent from any landlord who accepts the program and pay 30 percent of your income toward rent; the voucher covers the rest up to a limit set by your county. To get on the waiting list, you contact your county housing authority directly — not a state office. The authority will give you an process, ask for proof of income and residency, and add you to the list if you meet income limits. Most counties in West Virginia have closed waiting lists, meaning they are not taking new applications right now. When a list closes, there is no way to know when it will reopen; some reopen within months, others within years.

If your county's list is closed, call 211 every few months to check the status, or ask the housing authority to put you on a notification list so they contact you when applications reopen. Do not wait passively — authorities are not required to announce reopenings widely, and word-of-mouth is often how people find out. In the meantime, explore tax-credit apartments and public housing, which may have current availability.

Public Housing: Direct Rental from Your Housing Authority

Public housing means you rent an apartment or house owned by your county housing authority. The rent is based on your income (usually 30 percent of what you earn), and you deal directly with the authority as your landlord. Public housing has fewer units than Section 8 — West Virginia has roughly 6,000 public housing units statewide — but waiting times can be shorter because the list is separate from Section 8. Some counties have no wait at all; others have waits of one to three years.

To get on the public housing waiting list, contact your county housing authority with proof of income and residency. The authority will tell you how long the wait is and whether they are taking new applications. Public housing is not "better" or "worse" than Section 8 — it depends on your situation. If you need to move soon and your county's Section 8 list is closed, public housing may be faster. If you want to choose your own apartment and landlord, Section 8 gives you that freedom (though fewer landlords accept it in rural West Virginia).

Tax-Credit Apartments: A Separate Path with Shorter Waits

Tax-credit apartments are privately owned buildings that receive federal tax breaks in exchange for renting to low-income households. They are not part of the Section 8 or public housing systems, so they have their own waiting lists and income limits. Many tax-credit properties in West Virginia have when ready or short-term availability because they operate independently and do not have the massive backlogs that Section 8 has.

To find tax-credit apartments, search online for "affordable housing" or "low-income apartments" in your county, or call 211 and ask for a list. When you find a property, call the management office directly and ask about income limits and current availability. You will need proof of income and residency, just as you would for Section 8 or public housing. Income limits at tax-credit properties are often the same as Section 8 in your county, but some properties set their own limits, so always ask.

Income Limits and Household Composition Rules

West Virginia uses area median income (AMI) to set income limits for low-income housing. Most counties set the limit at 50 to 60 percent of AMI, which means a family of four typically cannot earn more than $28,000 to $32,000 per year. The exact limit depends on your county and household size. A single person usually has a lower limit than a family; a family of eight has a higher limit than a family of four.

Income includes wages, Social Security, unemployment, child support, and most other money coming in. It does not include food stamps, Medicaid, or some other benefits. If you are self-employed, the housing authority will ask for tax returns to verify income. If your income is seasonal (farmwork, construction), they will average it over 12 months. Household composition matters: only people who live with you and are related to you (or are guardians of children in your care) count toward the limit. A roommate who is not related does not count.

To find the exact income limit for your household size and county, call your county housing authority or search the HUD website for "income limits" and your state. Do not guess — being over the limit disqualifies you, and being under it is a major advantage.

Documentation You Will Need to Provide

Every program — Section 8, public housing, and tax-credit apartments — requires the same core documents. Bring proof of income (recent pay stubs, tax returns, or a letter from your employer), proof of residency (utility bill or lease in your name), and a photo ID. If you receive Social Security or unemployment, bring the award letter or benefit statement. If you are self-employed, bring your last two years of tax returns.

You will also need to pass a background check and credit check (though low credit scores do not automatically disqualify you). If you have an eviction history, disclose it — some programs will still work with you, especially if the eviction was years ago or caused by circumstances beyond your control. If you have a criminal record, tell the housing authority upfront; they have specific rules about what does and does not disqualify you, and it varies by program.

Bring originals or certified copies, not photocopies. If a document is more than 30 days old, bring a fresh one. If you do not have a document (for example, no recent pay stub because you just started a job), bring a letter from your employer on company letterhead stating your hire date and wage. Housing authorities see this all the time and know how to work with incomplete paperwork.

Specialized Programs for Specific Populations

The West Virginia Housing Development Fund runs programs beyond the standard Section 8 and public housing. The Farmworker Housing Program helps agricultural workers and their families find affordable housing; it has different income limits and may move faster than regular Section 8. The Homeless Housing Program provides transitional and permanent supportive housing for people experiencing homelessness, often with wraparound services like case management and mental health support.

There is also a Housing for Persons with Disabilities Program that prioritizes people with physical, mental, or developmental disabilities. These programs often have shorter waits because they serve smaller populations. To learn whether you meet the criteria for any of these, call the West Virginia Housing Development Fund at 304-345-6475 or ask your county housing authority for a referral. If you do not meet the criteria, you can still pursue Section 8 or public housing at the same time.

What Disqualifies You and What Does Not

Income over the limit is the most common reason for disqualification. If you earn too much, you are out, and there is no exception. Citizenship or legal residency is required for Section 8 and public housing; tax-credit apartments sometimes have different rules, so ask. Outstanding fraud or owing money to a housing authority can disqualify you, but a single late rent payment years ago usually does not.

A criminal record does not automatically disqualify you. Housing authorities use a case-by-case review: they look at the type of crime, how long ago it happened, and whether you have been stable since. Violent crimes and drug manufacturing are treated more seriously than other offenses. If you have a record, be honest about it on the process — lying is grounds for when ready rejection and possible prosecution.

An eviction history is not automatic disqualification either. If you were evicted years ago and have paid rent on time since, most programs will work with you. If you were evicted recently or multiple times, you will have a harder time, but it is not impossible. Disclose it and explain the circumstances. Housing authorities understand that people face hardship, and they are often willing to give you a chance if you show you are stable now.

Frequently Asked Questions

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

If your county's waiting list is open, you can get on it when ready, but the wait to receive a voucher is typically two to five years, depending on the county. Some rural counties move faster. If the list is closed, there is no timeline — you wait for it to reopen, which can take months or years. Call 211 to find out your county's current status.

Can I have a roommate if I am in Section 8 or public housing?

No. Section 8 vouchers and public housing are for you and your household members only. A roommate who is not related to you and not a guardian of your children is not allowed. If you need to share costs, tax-credit apartments sometimes allow roommates, but you must disclose this to management and they must approve it.

What happens if my income goes up after I get a voucher or public housing?

Your rent will increase. Housing authorities recalculate your rent annually based on your income. If you earn more, you pay more (still capped at 30 percent of your income). If your income rises above the program limit, you may lose your voucher or housing, though most programs give you a grace period to adjust. Report income changes to your housing authority right away — hiding an increase can result in overpayment demands or program termination.

Are there programs that help with a deposit or first month's rent?

Some nonprofits and local governments in West Virginia offer emergency rental information or move-in cost help, but these are not may provide and funding changes. Call 211 and ask what programs are currently available in your county. The West Virginia Housing Development Fund may also have resources. These programs are separate from Section 8 and public housing.

What if I have a disability and need an accessible apartment?

Section 8, public housing, and tax-credit apartments are all required to provide reasonable accommodations and accessible units when available. Tell your housing authority about your disability and what you need (wheelchair access, ground floor, etc.) when you explore. If no accessible units are available, you may be prioritized for the next one that opens. The Housing for Persons with Disabilities Program may also be an option.