Where Delaware's Subsidized Housing Programs Are Run

Delaware has three main housing authorities that administer subsidized housing: the Delaware Housing Authority (state level), the Wilmington Housing Authority (New Castle County), and the Housing Authority of the City of Dover (Kent County). Sussex County does not have its own authority, so residents there work through the Delaware Housing Authority directly. Each authority manages its own waiting lists and has different processing times, so the authority that serves your area depends on where you live and where you want to live.

The Delaware Housing Authority oversees the statewide program and handles applications for areas not covered by local authorities. Wilmington Housing Authority serves the northern part of the state, and Dover Housing Authority covers the central region. If you are unsure which authority covers your address, you can call the Delaware Housing Authority main office or visit their website to confirm your jurisdiction.

Key Takeaways

  • Delaware has three housing authorities: the state Delaware Housing Authority, Wilmington Housing Authority, and Dover Housing Authority, each with separate waiting lists and timelines.
  • Income limits vary by household size and are set annually; a single person in Delaware typically cannot exceed 50% of the area median income, though this figure changes each year.
  • You will need proof of income (pay stubs, tax returns, or benefit letters), a photo ID, proof of residency, and Social Security numbers for all household members.
  • Waiting lists in Delaware are often closed, and when they reopen, they fill quickly; contacting your local authority directly is the only way to know current status.
  • Once you are on a waiting list, it can take months to years before your name is called, depending on the authority and local demand.

Income Limits and Household Composition Rules

Delaware sets income limits based on the area median income (AMI) for each county. For most subsidized housing programs, the income limit is 50% of AMI, though some programs allow up to 60% AMI. These limits change every year, usually in April, so the exact dollar amount you cannot exceed depends on when you check and which county you live in. A household of one person has a different limit than a household of four, and the limits are higher in New Castle County (where Wilmington is) than in Kent or Sussex counties.

Your household includes anyone living with you who is related by blood, marriage, or adoption, plus any unborn children you are expecting. Foster children and live-in aides may be counted differently depending on the program. If your income is at or below the limit for your household size and county, you meet the income requirement. If you are over the limit, you do not meet it, and you cannot move forward with that program.

To find the exact income limits for your situation, contact the housing authority that serves your area and ask for the current year's income limits for your household size and county. Do not assume last year's limits still explore.

Documents You Need to Gather Before You Contact an Authority

Have these documents ready before you call or visit:

  • A photo ID (driver's license, passport, or state ID card) for the head of household
  • Proof of income for the past 30 days (pay stubs, Social Security benefit letter, unemployment letter, or child support documentation)
  • Last year's tax return or a letter from your employer stating your annual income
  • Social Security numbers for all household members
  • Proof of residency in Delaware (a utility bill, lease, or mail from a government agency with your current address)
  • Birth certificates or custody papers for any children in your household
  • A list of any prior evictions or lease violations in the past five years

If you receive benefits (TANF, SNAP, SSI, or disability), bring the benefit letter showing your monthly amount. If you are self-employed, bring tax returns for the past two years and a profit-and-loss statement. If you are unemployed, bring documentation of your job search or a letter from a workforce program.

How Waiting Lists Work in Delaware

Most Delaware housing authorities maintain closed waiting lists, meaning they are not accepting new names at any given time. When a list opens, it typically fills within days or weeks. There is no way to know when a list will open except by calling the authority directly or checking their website regularly. Some authorities send email notifications when a list reopens, so ask if you can sign up for that alert.

Once your name is on a waiting list, you are ranked by date and time of process, with some priority given to people experiencing homelessness, people with disabilities, or families with very low income. The wait time varies widely: in Wilmington, it can be two to five years; in Dover or Sussex County areas, it may be shorter or longer depending on turnover. You must keep your contact information current with the authority, or you may be removed from the list.

If a waiting list is closed when you call, ask the authority when they expect to reopen it and whether you can be added to a pre-process list. Some authorities will take your information informally so they can contact you when the official list opens.

The process and Approval Process

When your name is called from the waiting list, the housing authority will contact you to schedule an appointment. At that appointment, you will complete a formal process and provide all the documents listed above. The authority will verify your income, check your background, and contact previous landlords or property managers to ask about your rental history.

Background checks typically look for evictions, criminal convictions, and lease violations. A criminal record does not automatically disqualify you, but certain convictions (particularly drug-related or violent crimes) may. An eviction within the past five years can be a barrier, though some authorities consider the circumstances. If you have concerns about your background, ask the authority what their specific policies are before you submit your process.

Approval usually takes four to eight weeks after you submit your process, though this varies by authority. Once you are approved, you move to a housing search list, and the authority will help you find a landlord who accepts the subsidy. You then have a set time (usually 60 to 90 days) to locate a unit and sign a lease. The authority inspects the unit to may support it meets housing standards before the subsidy begins.

What Disqualifies You or Delays Your process

You will be denied if your income is above the limit for your household size, if you do not have a valid Social Security number for all household members, or if you owe money to a previous housing authority. A recent eviction (within the past five years) is a common barrier, though not always absolute. Drug-related convictions or convictions for crimes of violence can result in denial, depending on how recent they are and the authority's policies.

Your process may be delayed if documents are missing, if the authority cannot reach you for an appointment, or if they need clarification on your income. If you have gaps in your rental history, the authority may take longer to verify your background. If you move or change your phone number while your process is pending, notify the authority when ready or your case may be closed.

Fraud — providing false information about income, household members, or background — is grounds for permanent denial and possible legal action. Be honest on your process, even if you think something might disqualify you. The authority has heard most situations before and may have options you do not know about.

Contact Information for Delaware Housing Authorities

Delaware Housing Authority (statewide) Phone: 302-577-5000 Website: delhousing.org Serves: Sussex County and areas not covered by local authorities

Wilmington Housing Authority Phone: 302-571-9200 Website: wilmingtoncorp.org Serves: New Castle County (Wilmington, Newark, and surrounding areas)

Housing Authority of the City of Dover Phone: 302-736-5781 Serves: Kent County (Dover and surrounding areas)

Call the authority that serves your area to ask about current waiting list status, income limits for your household size, and what documents to bring. Many authorities have online portals where you can check waiting list status or submit pre-applications.

Frequently Asked Questions

Can I be on multiple waiting lists at the same time?

Yes. You can explore to the Delaware Housing Authority and also to Wilmington Housing Authority or Dover Housing Authority if you are willing to live in multiple areas. Each authority maintains its own list, and being on one does not affect your standing on another. However, once you are offered a unit by one authority, you typically must accept it or be removed from all lists.

What if I have a criminal record?

A criminal record does not automatically disqualify you. Delaware housing authorities consider the nature of the crime, how long ago it occurred, and your conduct since. Drug-related convictions and crimes of violence are more likely to result in denial, but you should still explore and explain your situation. Ask the authority about their specific policies before you submit your process.

How long does it take from process to moving into a unit?

If you are already on a waiting list and your name is called, the process from process to move-in typically takes three to four months. However, the wait to get on a list in the first place can be months or years. Once you are approved and begin your housing search, you have 60 to 90 days to find a unit and sign a lease.

What happens if my income increases after I move in?

Your rent will increase, but you will not be evicted. Subsidized housing programs recalculate your rent annually based on your current income. If your income rises significantly, your rent may eventually reach market rate, at which point you may choose to leave or continue paying the higher amount. The authority will notify you of any rent changes.

Can I transfer between authorities if I move?

No. If you move to a different county, you would need to explore to the housing authority that serves your new area. Your approval from one authority does not transfer to another. However, you can ask your current authority about portability options, which allow you to use your subsidy in a different jurisdiction under certain circumstances.