What New York's Subsidized Housing Programs Cover

New York has three main subsidized housing programs that reduce what you pay for rent: Section 8 Housing Choice Vouchers, public housing operated by the New York City Housing Authority (NYCHA), and Mitchell-Lama housing, which is older affordable stock built with state and city funding decades ago. Each one works differently, pays different amounts, and has its own waiting list.

Section 8 vouchers let you rent from any private landlord who accepts the program — you pay a portion of rent (usually 30 percent of your income), and the voucher covers the rest up to a limit set by HUD. Public housing means you live in a building owned and managed by NYCHA, and your rent is also based on income. Mitchell-Lama buildings are private but operate under affordability agreements, so rents are capped below market rate.

All three programs have income limits, and all three have waiting lists that can be years long in New York City. The waiting list for Section 8 in New York City has been closed since 2009, though some smaller cities and counties in New York State still accept new applicants. NYCHA's waiting list is open but the wait is typically five to ten years.

Key Takeaways

  • New York City's Section 8 waiting list is closed, but you can still search for Mitchell-Lama apartments or explore to NYCHA public housing, both of which have open waiting lists.
  • Your income cannot exceed 50 percent of the area median income for NYCHA or 80 percent for Mitchell-Lama, and these limits vary by county.
  • You must be a U.S. citizen or have may be able to access immigration status, have a valid Social Security number, and pass a background check that looks at criminal history and prior evictions.
  • Rent in all three programs is based on your household income — typically 30 percent of what you earn — so your payment changes if your income changes.
  • Getting onto a waiting list is free and takes minutes, but moving into housing can take months or years depending on the program.

Income Limits by Program and County

Each program sets income limits as a percentage of the area median income (AMI) for your county. NYCHA public housing uses 50 percent AMI, meaning your household income cannot exceed half of what the median household in your area earns. Mitchell-Lama uses 80 percent AMI. Section 8 uses 80 percent AMI as well, though some vouchers go to households earning up to 100 percent AMI in high-cost areas.

The actual dollar amounts change every year and differ by county. In New York County (Manhattan), the 2024 median income for a family of four is roughly $120,000, so 50 percent AMI is around $60,000 and 80 percent AMI is around $96,000. In rural counties upstate, the median income is lower, so the income limits are lower too. You can find your county's current limits on the HUD website or by calling your local housing authority.

Income includes wages, Social Security, disability payments, child support, and unemployment benefits. It does not include food stamps, Medicaid, or most tax credits. If you are self-employed, programs will look at your last two years of tax returns to calculate average income.

Who Does Not Meet the Basic Requirements

You will not be accepted into any of these programs if you do not have U.S. citizenship or an may be able to access immigration status. may be able to access statuses include lawful permanent resident (green card), refugee, asylee, Cuban/Haitian entrant, victim of human trafficking, or certain other categories. Undocumented immigrants are not may be able to access for these federal and state programs.

A criminal history does not automatically disqualify you, but certain convictions will. NYCHA and Section 8 both deny housing for drug-related convictions within the past three years, violent felonies, and sex offenses. Some programs also look at eviction history — if you were evicted for non-payment or lease violation within the past three to five years, you may be denied. Each program has its own rules, so one program might accept you while another does not.

You must also have a valid Social Security number. If you do not have one, you can explore for one through the Social Security Administration before you explore for housing.

How Rent Is Calculated in Each Program

In all three programs, your rent payment is based on your household income, not the market rent of the apartment. The standard formula is 30 percent of your gross monthly income. If your household earns $2,000 per month, you pay $600 in rent. If you earn $3,000, you pay $900.

In Section 8, the voucher covers the difference between what you pay and the fair market rent (FMR) set by HUD for your area. If the FMR for a one-bedroom in your neighborhood is $1,500 and you pay $600, the voucher pays $900. If you find an apartment that rents for $1,200, you still pay $600 and the voucher pays $600. You cannot be charged more than the FMR, and landlords cannot charge you extra fees to make up the difference.

In NYCHA public housing, your rent is 30 percent of income with no upper limit based on the building's actual cost. In Mitchell-Lama, your rent is capped by the affordability agreement, which is usually lower than 30 percent of income for lower-earning households.

If your income changes, your rent payment changes. You must report income changes to your housing program within 30 days. If you earn more, your rent goes up. If you earn less, your rent goes down.

How to Get on a Waiting List

For NYCHA public housing in New York City, go to the NYCHA website or call 718-935-3000 to request an process. You can also visit a NYCHA office in person. The process asks for your household composition, income, immigration status, and Social Security number. You submit it by mail or in person, and NYCHA sends you a letter confirming you are on the waiting list. There is no cost.

For Section 8 in New York City, the waiting list is closed and has been for over a decade. However, some counties outside the city still accept Section 8 applications — check with your county's housing authority or call 211 to learn about your area is accepting new voucher holders. If you are in a county with an open list, the process is similar to NYCHA: you fill out an process with income and household information and submit it to the local housing authority.

For Mitchell-Lama apartments, there is no single waiting list. Instead, you search for available apartments in Mitchell-Lama buildings and explore directly to the building's management. The New York State Division of Housing and Community Renewal (DHCR) maintains a list of Mitchell-Lama buildings and their contact information. When you find an apartment, you submit an process to that building's office, and they review your income and background.

Getting on a waiting list does not cost money and does not commit you to anything. You can be on multiple waiting lists at the same time.

What Happens After You Are Approved

Approval does not mean you move in when ready. After NYCHA or a Section 8 program approves you, you go on an active list and wait for an apartment to become available. For NYCHA, this wait is typically five to ten years in New York City, though it varies by building and neighborhood. For Section 8 in counties with open lists, the wait is usually one to three years.

When an apartment becomes available, the program calls you and gives you a limited time — usually 10 to 30 days — to view it and decide whether to take it. If you refuse, you stay on the waiting list but may move down in priority. If you accept, you sign a lease with the landlord (or with NYCHA if it is public housing), and the program pays the landlord directly.

Before you move in, the program conducts a housing inspection to make sure the apartment meets safety and quality standards. The landlord must fix any violations before you can move in. You also pay a security deposit, which is usually one month's rent or less.

Once you move in, you stay in the program as long as you follow the lease, pay your portion of rent on time, and report income changes. If your income rises above the program's limit, you may have to leave, though some programs allow you to stay and pay market rent for a period of time.

Documents You Will Need to Provide

When you explore, bring proof of identity (driver's license, passport, or state ID), proof of Social Security number (Social Security card or tax return), and proof of income. Proof of income can be recent pay stubs, a letter from your employer, tax returns if you are self-employed, or a benefits statement if you receive Social Security or unemployment.

If you are explore for NYCHA or Section 8, you will also need to provide information about everyone in your household, including their names, dates of birth, and Social Security numbers. If anyone in your household is not a U.S. citizen, you will need to provide immigration documents.

For Mitchell-Lama apartments, the building's management will tell you what documents they need. Most ask for the same income and identity documents, plus references from previous landlords.

You do not need to provide documents when you first get on the waiting list. You provide them later, when an apartment becomes available and the program is ready to process your approval.

Frequently Asked Questions

Can I be on the waiting list for both NYCHA and Mitchell-Lama at the same time?

Yes. There is no rule against being on multiple waiting lists. Many people explore to both because NYCHA's wait is longer but the rent is lower, while Mitchell-Lama apartments may become available sooner. You can also search for Mitchell-Lama apartments while waiting for NYCHA.

What if my income goes above the limit after I move in?

NYCHA and Section 8 both allow you to stay in your apartment even if your income rises above the program limit, but your rent will increase. In NYCHA, your rent stays at 30 percent of your new income. In Section 8, you may eventually have to pay market rent or leave. The exact rules depend on your program and how much your income increased.

Do I have to accept the first apartment the program offers me?

No, but refusing an apartment can affect your position on the waiting list. Most programs allow you to refuse one or two apartments without penalty, but if you refuse too many, you may be removed from the list. Ask your program how many refusals are allowed before you are affected.

Can I transfer to a different apartment if I am already in the program?

Yes, but the process varies. In NYCHA, you can request a transfer, though the wait for a transfer apartment is usually long. In Section 8, you can move to a different apartment as long as the new apartment meets program standards and the landlord accepts Section 8. You do not have to go back on the waiting list.

What if I have a criminal record or an eviction history?

It depends on what the conviction or eviction was for and how long ago it happened. Drug-related convictions within the past three years usually disqualify you, but older convictions may not. Evictions for non-payment within the past three to five years are often a barrier, but evictions for other reasons may not be. Contact your local housing authority to ask about your specific situation — they can tell you whether you are likely to be approved.