Section 8 in Delaware: What You Need to Know

Delaware has two main Public Housing Authorities that administer Section 8 vouchers: the Delaware Housing Authority (DHA) in Wilmington, which covers New Castle County, and the Housing Authority of the City of Dover (HACD), which serves Dover and Kent County. Sussex County residents can work with either authority depending on where they live. Both operate the same federal program but maintain separate waiting lists, income limits, and processing timelines.

The program works the same way statewide: you receive a voucher that covers a portion of your rent based on your income, and you pay the difference. The voucher amount is set by the local authority and based on the Fair Market Rent for your area. In Delaware, Fair Market Rents vary between counties — New Castle County has higher limits than Sussex or Kent County because housing costs differ. You search for your own apartment, and the landlord must agree to accept the voucher.

Both authorities have waiting lists that are sometimes open and sometimes closed. When a list is closed, you cannot add your name until it reopens, which may not happen for months or years. Checking directly with your local authority is the only way to know the current status.

Key Takeaways

  • Delaware Housing Authority serves New Castle County, and the Housing Authority of the City of Dover serves Kent and Dover; both maintain separate waiting lists.
  • Fair Market Rent limits differ by county, so your voucher amount depends on where you want to live and which authority covers that area.
  • You must find your own apartment and convince the landlord to accept the voucher; the authority does not place you.
  • Waiting lists are frequently closed, and you must contact your local authority directly to learn whether you can add your name.
  • Income limits and rent-to-income ratios are set by federal rules but enforced locally, so the exact numbers depend on your household size and the authority.

Delaware Housing Authority (New Castle County)

The Delaware Housing Authority is based in Wilmington and covers New Castle County, which includes Wilmington, Newark, and surrounding areas. They maintain a waiting list for new voucher holders and also manage public housing properties. The DHA processes applications when their list is open, but they do not announce openings widely — you need to contact them directly or check their website periodically.

When you are on the waiting list, the DHA will contact you by phone or mail when a voucher becomes available. The timeline from process to receiving a voucher can range from several months to several years, depending on how many people are ahead of you and how many vouchers the authority receives from the federal government each year. Once you receive a voucher, you have a limited time to find an apartment and have it inspected before the voucher expires.

The DHA also conducts Housing Quality Standards inspections on any apartment you want to rent. The landlord's unit must pass this inspection before the authority will issue a voucher payment. Common reasons units fail include lead paint hazards, broken windows, plumbing problems, or electrical code violations. The landlord is responsible for repairs, not you.

Housing Authority of the City of Dover (Kent and Sussex Counties)

The Housing Authority of the City of Dover administers vouchers for Dover and the surrounding Kent County area, and also serves parts of Sussex County. Like the DHA, they maintain a waiting list and process applications when openings occur. Their Fair Market Rent limits are lower than New Castle County because housing costs in Dover and Kent County are generally lower.

HACD also requires Housing Quality Standards inspections and follows the same federal rules as the DHA. The main difference is geography and the specific rent limits they use. If you live in a border area between counties, confirm which authority covers your address before explore, because you cannot hold vouchers from both at the same time.

HACD's waiting list status and process process can be confirmed by calling their office or visiting their website. Like the DHA, they do not always accept new applications, so timing matters.

Income Limits and Rent Calculations

To hold a Section 8 voucher in Delaware, your household income must fall below a threshold set by the federal government and adjusted for your household size. The exact income limit varies by county and year. For example, a single person in New Castle County might have a different limit than a single person in Kent County, and both limits change annually based on area median income.

Once you have a voucher, you pay roughly 30 percent of your gross monthly income toward rent, and the voucher covers the rest up to the Fair Market Rent limit. If you find an apartment that rents for less than the Fair Market Rent, you pay 30 percent of your income and the voucher covers the difference. If the apartment rents for more than the Fair Market Rent, you must pay the difference out of pocket — the voucher will not cover it.

Your income is recertified every year. If your income rises above the limit, you may lose the voucher. If your income drops, your rent payment may decrease. The authority will ask for recent pay stubs, tax returns, or other proof of income at recertification.

Finding an Apartment and the Inspection Process

Once you have a voucher, you search for apartments on your own. The landlord must agree to accept the voucher and sign a lease with you. Not all landlords accept Section 8 — some refuse because of past experiences, discrimination, or straightforward because they prefer market-rate tenants. You may need to contact many landlords before finding one willing to work with you.

After you and the landlord agree on an apartment, the authority schedules a Housing Quality Standards inspection. An inspector visits the unit and checks for safety and livability issues: working heat, hot water, electricity, no lead paint hazards, no mold, no structural damage, and other basic standards. The landlord must fix any failures before the voucher can be issued. This process typically takes two to four weeks.

Once the unit passes inspection, the authority issues the voucher payment directly to the landlord each month. You pay your portion of the rent to the landlord as well. If you move, you can take the voucher with you to a new apartment, as long as the new unit passes inspection and the rent is within the Fair Market Rent limit.

Waiting List Status and how the process works

Both the Delaware Housing Authority and the Housing Authority of the City of Dover maintain waiting lists, but both lists are frequently closed. You cannot add your name when a list is closed. The only way to know whether a list is open is to contact the authority directly by phone or email, or to check their website for updates.

When a list is open, you typically submit an process in person, by mail, or online, depending on the authority's process. You will need to provide proof of identity, proof of income, and sometimes proof of residency. The process itself is free. Once you submit it, you are placed on the waiting list in the order applications were received.

Some authorities prioritize certain applicants — for example, people experiencing homelessness or those with disabilities may move higher on the list. Ask your local authority whether they have preferences and whether you may have access to for any of them.

Rent Increases and Lease Renewals

Your rent payment is recalculated each year based on your income at recertification. If your income stays the same, your rent payment stays the same. If your income rises, your rent payment rises. If your income drops, your rent payment drops. The voucher amount may also change if the Fair Market Rent for your area is adjusted by the federal government, though this happens less frequently than income recertification.

When your lease is up for renewal, you and your landlord can agree to renew it. The landlord can raise the rent, but the new rent cannot exceed the Fair Market Rent limit for your area, or you will have to pay the difference out of pocket. If the landlord wants to raise the rent above the Fair Market Rent, you can either pay the extra amount yourself or move to a different apartment.

If you want to move to a different apartment, you can request a new voucher from the authority. The new unit must pass inspection and the rent must be within the Fair Market Rent limit. You do not lose your voucher when you move; you straightforward use it at a new address.

Frequently Asked Questions

What is the difference between the Delaware Housing Authority and the Housing Authority of the City of Dover?

The Delaware Housing Authority covers New Castle County (Wilmington and surrounding areas), while HACD covers Dover and Kent County. They maintain separate waiting lists and use different Fair Market Rent limits based on local housing costs. You explore to the authority that covers your area.

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

The timeline depends on how many people are on the waiting list ahead of you and how many vouchers the authority receives each year. It can range from several months to several years. Once you receive a voucher, you typically have 60 to 90 days to find an apartment and have it inspected.

Can I use my Delaware voucher if I move to another state?

You can request a portability transfer, which allows you to move your voucher to another state. The new state's housing authority must agree to accept your voucher, and the new apartment must pass inspection and meet that state's rent limits. Contact your current authority to start the portability process.

What happens if my landlord refuses to make repairs the inspector found?

The authority will not issue a voucher payment until repairs are completed. If the landlord refuses to repair the unit, you cannot rent it with your voucher. You will need to find a different apartment. The authority cannot force a landlord to make repairs, but they can refuse to pay rent on an uninspectable unit.

Do I have to pay the full 30 percent of my income if I find a cheap apartment?

Yes. You always pay 30 percent of your gross income toward rent, regardless of the actual rent amount. If the apartment rents for less than the Fair Market Rent, the voucher covers the difference between your 30 percent and the actual rent. You cannot pocket the savings.