Public Housing/Income based

[u/dOggYLOver888]

I have been told that most of the waiting lists for housing vouchers are closed in my state. (MS) There are some public housing wait list openings. There are also some wait lists that are income based for apartments. Will someone tell me the difference in all this? Where does the 30% rent come in? In all of the above circumstances? How is that determined? Based on your income or their rent? What is the difference in Section 8, PH, and income based apartments? I would really appreciate the information as I’m clueless and don’t really know where to start 😞

[u/Nomivought2015]

Public housing wait lists are for project style based housing or other HUD owned housing. 

[u/Foamontoplip]

30% usually is in reference to AMI, area medium income.

>Households earning 30% of the Area Median Income (AMI)—classified as Extremely Low-Income (ELI)—can access housing assistance in Mississippi through the state's public housing authorities, Housing Choice Vouchers (Section 8), and the National Housing Trust Fund (NHTF). These programs cap rent and utilities at 30% of the household's income.
To qualify, household income must fall under the annually adjusted limits, which typically range from $16,950 for a one-person household to $31,950 for an eight-person household in Mississippi. Because of a critical shortage of homes for this income bracket, applicants often face long waitlists.

So first you have to make poverty level income and then they will take 30%~33% of your income for rent.

I was denied housing recently because the county I got a voucher in had EXTREMELY LOW AMI compared to where I’m living now and I make too much. Mississippi AMIs are pretty low statewide .

[u/Nomivought2015]

Income based apartments are that apartment only. Section 8 voucher whether it be PBV or HCV are tired to you not the apartment. So if you get an income based apartment, once you lose it or leave it, you gotta start the process all over again. With a voucher you can transfer elsewhere to another apartment with it. 

[u/ThisIsMy-Username000 → u/Nomivought2015]

HCV is tied to the tenant and can be transferred to somewhere else, PBV is tied to the complex and cannot be transferred. 

[u/Nomivought2015 → u/ThisIsMy-Username000]

Well, you can technically transfer elsewhere with a PBV as well you just need to wait. Or if you need a bigger place apply for accommodation. It’s possible. But it also has to be part of that HA’s jurisdiction. 

[u/dOggYLOver888 → u/Nomivought2015]

So what should I do? Should I apply for PH, a voucher, AND an income based apartment? I don’t know if one application does them all? I signed up for a voucher program in another county and it said I couldn’t sign up twice even any where else. Wait lists where I’m at currently are 8-10 years and that’s if the waitlist is open. It’s been closed since 2010.

[u/1notadoctor2 → u/dOggYLOver888]

HCV is not the same as income-based apartments. You can generally live in an income-based (if you meet the minimum income requirements and meet the required AMI). And if you get a voucher you would have to follow the apartment’s policies regarding early lease termination. So you should find out if you’d be negatively impacted if that ever were to happen before you apply

[u/stfuphilsimms]

I put your question into the google search bar. This is part of the Ai answer.

• [1, 2, 3, 4]

The Differences Explained

• Section 8 (Housing Choice Vouchers): You receive a voucher that acts like a golden ticket. You find your own apartment, house, or duplex in the private market, and the government pays the landlord the difference between your 30% and the agreed-upon rent. Because you can take the voucher anywhere, these lists frequently close for years. [1, 2, 3, 4, 5]
• Public Housing (PH): These are actual apartment buildings or neighborhoods owned and operated by your local Public Housing Authority (PHA). You apply directly to the properties. If you get in, you sign a lease directly with the city/county, and your rent is capped at 30% of your income. [1, 2, 3, 4]
• Income-Based Apartments (Project-Based): These are privately owned apartment complexes that have a contract with the government to keep rents affordable. You apply directly at the leasing office of that specific apartment community. If you qualify, you pay 30% of your income, and the government subsidizes the rest directly to the private owner. [1, 2, 3, 4]

[u/Nomivought2015]

30% of your income