Texas Housing Choice Voucher Program: Eligibility, Application, and Rent Assistance

The Texas Housing Choice Voucher Program, widely known as Section 8, offers a critical lifeline to low-income families, the elderly, and persons with disabilities, enabling them to afford safe and sanitary housing in the private market. This federally funded, locally administered program provides rental assistance that empowers participants with the freedom to choose their own home, whether it be a single-family house, a townhouse, or an apartment. The subsidy is paid directly to the landlord, bridging the gap between what a family can afford and the actual market rent. Understanding how this system works is the first step toward securing stable housing.

The Texas Housing Choice Voucher Program Explained

The program's success hinges on a collaborative effort between federal, state, and local entities. For applicants, grasping this structure is essential, as the entire process—from application to housing search—is managed at the local level.

Core Mission: Affordable Housing in the Private Market

The fundamental goal of the Housing Choice Voucher (HCV) program is to promote housing choice in the broader community. Assistance is tied to the family, not the building.

This means participants are not limited to specific properties but can search for a suitable home in the private rental market wherever a landlord agrees to participate. This approach aims to deconcentrate poverty and provide families with access to neighborhoods that may offer better schools, job opportunities, and amenities.

The Administrative Structure: A Federal, State, and Local Partnership

The program is a tiered system of governance. At the top, the U.S. Department of Housing and Urban Development (HUD) provides the funding and establishes the national regulations that all local administrators must follow.

The day-to-day operation, however, is handled by local Public Housing Agencies (PHAs). It is a common misconception that there is a single, statewide "Texas" program. In reality, Texas is served by a network of individual PHAs, each responsible for a specific city, county, or region. An applicant's experience is determined entirely by the rules and procedures of their local PHA.

The Texas Department of Housing and Community Affairs (TDHCA) acts as one of these PHAs, administering the HCV program for a specific 34-county service area, primarily in rural regions. TDHCA does not have oversight over other PHAs in the state. For issues concerning other housing authorities, individuals must contact those agencies directly or a regional HUD office.

Who Qualifies for Housing Assistance in Texas

Eligibility for a housing choice voucher is determined by a strict set of criteria established by HUD and administered by the local PHA. These standards ensure that assistance is directed to the households with the greatest need.

Income Eligibility: The Primary Requirement

The most significant factor for eligibility is a household's total annual gross income relative to its size. PHAs use income limits defined by HUD, which are based on the Area Median Income (AMI). Generally, a family's income may not exceed 50% of the AMI, a category known as "Very Low-Income".

Furthermore, HUD requires PHAs to provide 75% of their vouchers to families whose incomes are at or below 30% of the AMI, defined as "Extremely Low-Income". During the application process, the PHA will verify all sources of income for the household, including wages, child support, and Social Security benefits.

Texas Housing Choice Voucher Program Income Limits

Income limits are updated annually by HUD and vary substantially across the state. The figures below represent the Very Low-Income (50% AMI) and Extremely Low-Income (30% AMI) limits for major metropolitan areas in Texas. Applicants should compare their total household gross income to the limit corresponding to their family size and location.

Additional Eligibility Criteria

Beyond income, applicants must meet several other key requirements to qualify for assistance.

• Citizenship/Immigration Status: The program is available to U.S. citizens and certain categories of non-citizens who have eligible immigration status.
• Social Security Numbers: The head of household must have a valid Social Security number. Most PHAs also require documentation of Social Security numbers for all other household members.
• Family Composition: The PHA collects information on the size and composition of the family to determine the appropriate voucher size and to verify the household qualifies as a "family" under program rules.
• Background Screening: PHAs conduct criminal background checks on all adult household members. A history of certain criminal activities can lead to a denial of assistance. Federal regulations specifically prohibit assistance for individuals who are subject to a lifetime sex offender registration or have been convicted of manufacturing methamphetamine in federally assisted housing.

Applying for a Housing Choice Voucher in Your Area

The application process is not a single action but a series of steps, often separated by long waiting periods due to high demand.

Step 1: Locating Your Local Public Housing Agency (PHA)

Because the program is administered locally, the first step is to identify the correct PHA for the area where you wish to live. The most reliable tool for this is the official PHA Contact Information directory on the HUD website, which provides contact details and service areas for each agency.

The Application Process: From Pre-Application to Full Screening

The journey from initial interest to receiving a voucher is a multi-stage process.

1. The Pre-Application: Most PHAs begin with a simplified "pre-application," typically an online form that collects basic household information to get your name into the system.
2. Waiting List or Lottery: After submitting a pre-application, the household is either placed on a waiting list or entered into a lottery for a chance to be selected as vouchers become available.
3. The Full Application: If selected, the PHA will invite you to complete a full application. This is a much more comprehensive process requiring extensive documentation to formally verify eligibility.
4. Required Documentation: Applicants should be prepared to provide copies of numerous documents for all household members. Common requirements include:

• Birth certificates
• Valid, government-issued photo IDs for all adults
• Social Security cards
• Proof of all income sources (e.g., pay stubs, benefit award letters)
• Recent bank statements
• Proof of citizenship or eligible immigration status

Navigating Waiting Lists and Checking Your Status

For many applicants, the most challenging part of the process is the long and uncertain wait. Understanding how these lists work is crucial.

The Reality of Waiting Lists in Texas

The demand for housing assistance in Texas far exceeds the available funding. As a result, PHA waiting lists are frequently closed and can be thousands of families long, with waits that can last several years. Some PHAs have projected that their closed lists may not reopen for seven years or more.

To manage these lists, PHAs often establish local preferences. These policies give priority to certain applicants, such as families experiencing homelessness, living in substandard housing, or paying more than 50% of their income toward rent.

How to Check Your Application Status with Major Texas PHAs

Most major PHAs in Texas provide online portals for applicants to check their status on the waiting list.

• Houston: The Houston Housing Authority (HHA) offers an online lookup tool. The Harris County Housing Authority (HCHA) uses the national portal at   www.waitlistcheck.com.
• Dallas: The Dallas Housing Authority (DHA) utilizes its Rent Cafe applicant portal. The separate Dallas County Housing Agency provides a phone number for inquiries.
• Tarrant County/Fort Worth: The Tarrant County Housing Assistance Office (TCHAO) directs applicants to www.waitlistcheck.com. Fort Worth Housing Solutions (FWHS) maintains its own applicant portal.
• San Antonio/Bexar County: Opportunity Home San Antonio and the Housing Authority of Bexar County (HABC) both provide dedicated applicant portals on their websites.
• Austin/Travis County: The Housing Authority of the City of Austin (HACA) manages its waitlist status through its portal at www.hacaapply.org.

Your Responsibility While Waiting

It is the applicant's sole responsibility to keep their information current with the PHA. If the PHA cannot contact you by mail, your name will be removed from the waiting list. You must promptly report any changes to your mailing address, phone number, or family composition.

Using Your Voucher to Secure Housing

Being approved and issued a voucher marks the beginning of the housing search and the final steps to securing a lease.

Receiving Your Voucher and Attending the Briefing

Once a family is approved, all adult members must attend a "voucher briefing" hosted by the PHA. This mandatory meeting provides essential information about program rules. At the conclusion, the family is officially issued their housing choice voucher.

The Housing Search: Finding a Suitable Home

With voucher in hand, the family is responsible for finding a rental unit in the private market.

• Timeframe: The voucher comes with an expiration date, typically 60 to 120 days. The family must find a unit and submit the required paperwork before this deadline. Extensions may be granted but are not guaranteed.
• Finding Landlords: PHAs may provide lists of participating landlords. Families can also use online resources like AffordableHousing.com, which specializes in listings for voucher holders.
• Request for Tenancy Approval (RFTA): When a family finds a willing landlord, they and the landlord must complete and sign a Request for Tenancy Approval (RFTA) packet. Submitting this to the PHA officially starts the approval process for that unit.

Portability: Moving with Your Voucher

A key feature of the HCV program is "portability," which allows a family to use their voucher to move to a different city or state.

The process begins with the family notifying their current PHA (the "initial PHA") of their intent to move. The initial PHA then coordinates with the agency in the new location (the "receiving PHA"), transferring the family's file. Some PHAs require a family to live within their jurisdiction for the first 12 months before they can "port out".

Landlord Participation and Property Requirements

The success of the program depends on the voluntary participation of private property owners. The program is a three-way partnership between the PHA, the tenant family, and the landlord.

Becoming a Housing Choice Voucher Landlord

Landlords who participate in the HCV program gain access to a large pool of tenants and benefit from reliable housing assistance payments (HAP) from the PHA. The process is straightforward:  

1. Advertise: Landlords can list their properties on various platforms, including specialized sites like GoSection8.com (now part of AffordableHousing.com).
2. Screen Tenants: The landlord is responsible for screening HCV tenants just as they would any other renter, including checking references and credit history.
3. Complete Paperwork: The landlord and tenant complete the RFTA packet and submit it to the PHA.
4. Inspection and Contract: After the unit passes a PHA inspection, the landlord signs a lease with the tenant and a separate HAP contract with the PHA.

Housing Quality Standards (HQS): Ensuring Safe and Decent Housing

Before any HAP contract can be signed, the rental unit must pass a physical inspection to ensure it meets HUD's Housing Quality Standards (HQS). These standards guarantee that the housing is decent, safe, and sanitary. Inspections are conducted before move-in and at least annually thereafter.

Common HQS Inspection Items Checklist

• Sanitary Facilities: A private bathroom with a working flush toilet, sink, and shower or tub, all with hot and cold running water.
• Kitchen: A working oven and stove, a working refrigerator, and a sink with hot and cold running water.
• Safety and Security:
• Working smoke detectors on each level.
• A carbon monoxide detector if the unit has gas appliances or an attached garage.
• Secure, working locks on all exterior doors.
• Working locks on all accessible windows.
• Quick-release mechanisms on security bars in bedrooms.
• Electrical and Plumbing: No exposed wiring, all outlets and switches must have cover plates, and plumbing must be free of leaks.
• Heating System: A safe, permanently installed, and operable primary heat source.
• Structural Integrity: The roof must not leak, and walls, floors, and ceilings must be structurally sound. Stairs with four or more risers must have a secure handrail.
• Lead-Based Paint: For units built before 1978, there can be no chipping or peeling paint on any surface.

How Rent and Subsidies Are Calculated

The financial mechanics of the program involve a careful calculation that balances the tenant's income, the local housing market, and the landlord's requested rent.

The Tenant's Portion: The 30% Rule of Thumb

The foundation of the rent calculation is the tenant's contribution, known as the Total Tenant Payment (TTP). A family is generally required to contribute approximately 30% of its monthly adjusted income toward rent and utilities.

A household's adjusted income is its gross income minus certain HUD-approved deductions, such as allowances for dependents, elderly or disabled household members, and certain medical or childcare expenses.

The PHA's Role: Payment Standards and Housing Assistance Payments (HAP)

The PHA's contribution is determined by several factors.

• Payment Standard: Each PHA establishes a Payment Standard, which is the maximum subsidy the PHA can provide for a unit of a given size.
• Rent Reasonableness: The PHA must certify that the landlord's proposed rent is "reasonable" compared to similar, unassisted units in the same neighborhood.
• Housing Assistance Payment (HAP): The HAP is the amount the PHA pays the landlord. In the simplest calculation, it is the Payment Standard minus the family's TTP.
• Renting Above the Payment Standard: A family can choose a unit with rent higher than the Payment Standard, but they must pay the difference. A critical affordability rule applies: at move-in, the family's total share of rent and utilities cannot exceed 40% of their adjusted monthly income.

Ongoing Responsibilities for Tenants and Landlords

To ensure the program runs smoothly, all parties—the tenant, the landlord, and the PHA—have ongoing obligations.

Tenant Obligations to Remain in Good Standing

A family's participation is contingent upon fulfilling several key responsibilities:

• Report Changes Promptly: Notify the PHA immediately of any changes in household income or family composition.
• Comply with the Lease: Abide by all terms of the lease, including paying their rent portion on time and maintaining the unit.
• Permit Inspections: Allow the PHA access to the unit for annual HQS inspections.
• Complete Annual Recertification: Each year, complete a recertification with the PHA to verify their income and household information.

Landlord Obligations Under the HAP Contract

Landlords also have continuing duties after a tenant moves in:

• Maintain the Property: Maintain the unit in accordance with HQS and make necessary repairs.
• Enforce the Lease: Manage the property and enforce the lease agreement fairly.
• Communicate with the PHA: Comply with the HAP contract and notify the PHA if the tenant vacates or violates the lease.
• Adhere to Fair Housing Laws: Comply with all federal, state, and local fair housing laws.

Specialized Vouchers for Veterans and Persons with Disabilities

Beyond the standard HCV program, HUD funds specialized voucher programs that pair rental assistance with supportive services to meet the needs of specific vulnerable populations.

HUD-VASH Program for Homeless Veterans

The HUD-Veterans Affairs Supportive Housing (HUD-VASH) program combines an HCV rental subsidy with case management and clinical services provided by the VA. The program is specifically for military veterans who are experiencing homelessness.

Veterans cannot apply directly to a PHA for a VASH voucher. Instead, they must first be deemed eligible by the VA, which then refers them to a partner PHA for voucher issuance.

Mainstream Voucher Program for Persons with Disabilities

The Mainstream Voucher program is designed to assist non-elderly persons with disabilities (ages 18-61). The primary goal is to help individuals transition out of institutional settings and live independently within the community.

These vouchers are administered under the same general rules as standard vouchers, but they are specifically targeted. PHAs often partner with local social service agencies that can provide ongoing support to the participants.

The Appeals Process for Denied Assistance

Applicants and participants have due process rights. If a PHA decides to deny an application or terminate a family's voucher, the family has the right to appeal.

Your Right to an Informal Hearing

Federal regulations grant families the right to request an informal hearing to dispute the PHA's determination.

• Strict Timelines: When a PHA sends a notice of denial or termination, the family must submit a written request for a hearing within a short timeframe, often just 10 to 30 days. Missing this deadline can mean forfeiting the right to appeal.
• The Hearing Process: The hearing is conducted by an impartial officer who was not involved in the original decision. The family has the right to see the evidence, present their own evidence, and be represented by legal counsel.
• Continuation of Benefits: If a current participant requests a hearing to appeal a termination before the scheduled termination date, their housing assistance payments are typically continued until the hearing officer makes a final decision.

Frequently Asked Questions