Differences Between Public Housing and Subsidized Housing

Housing programs are designed to provide affordable rental options for low-income individuals and families. While these programs share the common goal of making rent more affordable, there are key differences between public and subsidized housing. It is important to understand these differences in order to choose the program that best suits your needs. To help you navigate through the different options, it is recommended to consult with your local housing authority or community action program. Here are some important points to consider:

1. Who your landlord is:

- Public Housing: In public housing, the housing authority owns the building and serves as the landlord. In some cases, a private company may manage the building, but overall control remains with the housing authority.

- Subsidized Housing: In subsidized housing, the housing authority is not your landlord. Subsidized housing is owned and operated by private owners who receive subsidies from the government in exchange for renting to low- and moderate-income individuals. These owners can be individual landlords or for-profit/nonprofit corporations.

2. Eligibility:

To qualify for both public and subsidized housing, your income must fall below certain income limits. Each program also has additional eligibility requirements. Income limits for public housing and vouchers are set by the government and change annually. Multifamily subsidized housing may have varying income limits from development to development.

3. Application Process:

- Public Housing: To apply for public housing, you need to submit an application to the housing authority in the city or town where you wish to live.

- Section 8 Vouchers: To apply for a Section 8 voucher, you can submit an application to any housing authority running a Section 8 program. You can apply to any of the nine regional nonprofit housing agencies offering Section 8 vouchers.

- Multifamily Subsidized Housing: Application for multifamily subsidized housing needs to be done at each development or management company you are interested in.

4. Housing Location:

- Public Housing: If approved for public housing, you must live in the community where you applied.

- Section 8 Vouchers: Section 8 vouchers can be used anywhere within the state, and for Section 8 vouchers, you can also use them outside of the state.

- Multifamily Subsidized Housing: If approved for multifamily subsidized housing, you must live in the specific development where you applied.

5. Priority and Preferences:

Due to the high demand for public and subsidized housing, different programs may provide certain groups with priority or preference. These preferences vary depending on whether the housing receives federal or state funding. It is crucial to know the priorities of specific programs, housing authorities, or owners to increase your chance of securing housing.

6. Waiting Lists:

Waiting lists for public housing are generally shorter than those for vouchers. While some waiting lists may be closed, many housing authorities accept public housing applications year-round. The centralized Section 8 waiting list is open indefinitely, along with waiting lists at regional nonprofit housing agencies. Waiting lists can be competitive, so it is advisable to check how waiting lists work and plan accordingly.

7. Rent Calculation:

- Public Housing: In public housing, tenants typically pay about 30% of their income for rent, with or without utilities included. However, state family public housing may have a slightly higher percentage. Each year, the housing authority determines your rent based on your income and eligible deductions or exclusions. Reported changes in income or deductions can lead to adjustments in rent.

- Section 8 Vouchers: Tenants with Section 8 vouchers may end up paying up to 40% of their income for rent, especially after the first year when market rent can exceed the maximum subsidy the housing authority can provide. The housing authority must ensure that the rent charged by landlords is reasonable by comparing it with similar apartments' rents.

- Multifamily Subsidized Housing: Rent calculation methods vary depending on specific programs. Some programs set rents as a percentage of income similar to public housing, while others use fixed amounts based on the number of bedrooms. It is essential to ask landlords about rent calculations and how they change in response to income fluctuations.

8. Rights and Protections:

Once you are in a housing program, you have certain rights concerning evictions, grievances, tenant participation, and other issues. Familiarize yourself with these rights by referring to the relevant resources provided by the housing authority or owner.

9. Changes in Family Size:

It is important to promptly report any changes in your family size to the housing authority or owner. Depending on the program, you may be able to transfer to a more appropriately sized unit if you are in public or multifamily housing. Voucher holders may see changes in their subsidy based on family size during annual recertification.

10. Evictions and Loss of Subsidy:

Public and subsidized housing can only evict tenants for lease or program rule violations. Losing your housing due to eviction also means losing your subsidy. In voucher programs, landlords may choose not to renew leases after the first year, with valid reasons that are not the tenant's fault. Evictions for tenant-caused lease violations may lead to the loss of the subsidy. It is important to consult with local legal services if facing an eviction.

By understanding the differences between public and subsidized housing, you can make informed decisions when applying for affordable rentals. Always consult with the relevant housing authorities or community action programs to ensure you have the most up-to-date and accurate information.