HUD Public Housing Program

Quick Facts

• Housing type: Apartment complexes, townhomes, and single-family developments owned by local Public Housing Agencies (PHAs).
• Cost to tenants: Families typically pay 30% of adjusted monthly income toward rent and utilities, ensuring affordability.
• Who qualifies: Low-income families, seniors, and people with disabilities who meet citizenship, income, and background requirements set by the PHA.
• Availability: Approximately 1.2 million households live in public housing nationwide. Waiting lists vary by location and may open periodically.
• Key resources: HUD Public Housing information and local PHA websites.

Program Overview

Public housing is one of HUD’s oldest rental assistance programs, designed to provide safe and sanitary housing for low-income households. Unlike the Housing Choice Voucher program, public housing units are owned by PHAs, which are responsible for maintenance, rent collection, and resident services. PHAs receive federal funding to operate developments, maintain properties, and provide supportive services such as job training and youth programs.

Eligibility Criteria

• Income limits: HUD sets income thresholds based on Area Median Income (AMI). Families must fall within low-income (80% AMI), very low-income (50% AMI), or extremely low-income (30% AMI) categories. PHAs prioritize extremely low-income households.
• Family composition: Includes individuals, families with children, seniors, or people with disabilities. Some developments cater to specific populations (e.g., elderly-only buildings).
• Citizenship status: At least one household member must be a U.S. citizen or eligible noncitizen. Mixed-status families receive prorated assistance.
• Background screening: PHAs review criminal history, rental references, and credit reports. Lifetime registered sex offenders and individuals convicted of producing methamphetamine on federally assisted property are ineligible. PHAs may deny applicants with recent drug or violent criminal activity.

Application Process

1. Locate PHAs: Use HUD’s PHA contact directory.
2. Submit pre-application: When waiting lists are open, complete an application with household information, income details, and documentation (IDs, Social Security numbers, birth certificates).
3. Verification and interviews: PHAs verify income, assets, and background. Applicants may need to attend an in-person interview.
4. Waiting list placement: Due to high demand, applicants are placed on waiting lists, often for months or years. Preferences (e.g., local residency, veterans, homelessness) can affect position.
5. Unit offer: When a unit becomes available, the PHA contacts the applicant. Applicants may accept or decline a limited number of offers before returning to the list.

Rent Calculation

• Total Tenant Payment (TTP): Generally the highest of 30% of adjusted monthly income, 10% of gross monthly income, or a minimum rent (often $25–$50). PHAs can also use welfare rent when applicable.
• Utility allowances: If tenants pay utilities separately, PHAs subtract an allowance from the TTP to determine the tenant rent portion.
• Flat rent option: Tenants may choose a flat rent based on market value, reviewed every three years, which can benefit households with higher incomes within program limits.

Resident Responsibilities

• Pay rent and utilities on time.
• Maintain the unit in good condition and report maintenance issues promptly.
• Comply with lease terms, including occupancy limits and rules regarding guests.
• Participate in recertification interviews annually (or when household income or composition changes).
• Allow PHA staff to inspect the unit annually for health and safety standards.

PHA Responsibilities

• Maintain properties to HUD standards, conducting regular inspections and capital improvements.
• Respond to maintenance requests promptly.
• Offer resident services such as job training, financial literacy, and youth activities when funding allows.
• Provide grievance procedures for tenants to resolve disputes.
• Enforce lease provisions fairly and comply with fair housing laws.

Resident Opportunities and Self-Sufficiency (ROSS)

Many PHAs leverage ROSS grants to provide supportive services, including case management, employment assistance, and connections to community resources. Participation can help residents increase income, pursue education, or move toward homeownership.

Moving Out of Public Housing

• Graduation: Families whose income grows beyond income limits may transition to private housing. PHAs often provide counseling or connect residents with vouchers.
• Portability: Unlike vouchers, public housing units are tied to specific developments. To move to another PHA’s public housing, families must apply and join that agency’s waiting list.

Tips for Applicants

• Monitor waiting lists: Sign up for PHA newsletters or alerts to know when lists open.
• Apply to multiple PHAs: Widen your options by applying in neighboring jurisdictions where permissible.
• Keep documents updated: Maintain a folder with proof of income, IDs, and any court documents.
• Report changes: Notify the PHA if your address or phone number changes to avoid missing contact attempts.
• Prepare for inspections: Once housed, keep the unit clean, test smoke detectors, and report safety issues promptly.

Frequently Asked Questions

Can I transfer within the same PHA? Many PHAs allow transfers for medical needs, overcrowding, or under-occupancy. Submit a written request and supporting documentation.

What if I need reasonable accommodations? PHAs must provide accommodations for residents with disabilities, such as installing grab bars or providing accessible units. Submit requests in writing with supporting medical documentation if needed.

Can I own a pet? Policies vary. Many PHAs allow small pets with deposits and require registration. Service animals are permitted without extra fees.

What happens if I lose income? Contact the PHA immediately. Rent can be recalculated to reflect reduced income, preventing arrears.

Are there work requirements? Some PHAs implement community service requirements for adult non-elderly, non-disabled residents. Completing eight hours of community service per month may be required unless exempt.

References

• HUD Public Housing Program
• PHA Contact Information
• Public Housing Occupancy Guidebook