If you are renting and finding it harder to keep up with housing costs, there are federal programs designed specifically to help. They are not easy to access - waitlists are common and the process takes time - but they are real, and knowing how they work is the first step toward using them.
This article explains the main housing assistance options available to senior renters, what each one covers, and how to start the process.
Housing Choice Vouchers (Section 8)
The Housing Choice Voucher program, commonly called Section 8, is the primary federal rental assistance program for low-income households, including seniors. According to the U.S. Department of Housing and Urban Development (hud.gov), the program provides a rental subsidy that is paid directly to your landlord on your behalf, allowing you to rent in the private market rather than being limited to specific housing complexes.
Here is how it generally works:
- You apply through your local Public Housing Authority (PHA)
- If approved and a voucher becomes available, you find a participating landlord willing to accept the voucher
- HUD pays a portion of your rent directly to the landlord; you pay the remainder, which is typically set at around 30 percent of your adjusted income
- The housing must pass an inspection to meet HUD's basic health and safety standards
The waitlist reality. Demand for housing vouchers far exceeds supply in most areas. Waitlists of one to several years are common, and some PHAs have closed their waitlists entirely due to the volume of applicants. Applying early - before you are in a crisis situation - is strongly recommended. You can apply to waitlists in multiple areas if you are open to relocating.
Find your local PHA through HUD's directory at hud.gov/program_offices/public_indian_housing/pha/contacts.
Low-Income Housing Tax Credit (LIHTC) Apartments
LIHTC (pronounced "lie-tech") apartments are privately owned rental properties built with federal tax credits specifically to create affordable housing for lower-income households. According to HUD, these properties offer below-market rents to income-qualified tenants.
Unlike the voucher program, LIHTC housing is tied to a specific property - you apply to live in that building, not for a portable subsidy you can use anywhere. Rents are typically capped based on the area's median income, which can make them significantly more affordable than market-rate housing.
To find LIHTC properties near you:
- HUD's Resource Locator at hudgis.hud.gov can help identify affordable housing properties in your area
- Your local Public Housing Authority or Area Agency on Aging may have a list of income-restricted properties nearby
- Calling 211 is often the fastest way to get a local referral
LIHTC properties also have waitlists in many markets. Applying to multiple properties simultaneously is generally the practical approach.
Public Housing
In addition to vouchers, many PHAs operate public housing complexes directly. These are units owned and managed by the housing authority where rent is typically set at around 30 percent of your adjusted income.
Senior-specific public housing exists in many communities and can be a good option for older adults who want a stable, affordable rental situation in a community of peers. Contact your local PHA to ask what senior housing options they manage and whether a waitlist is open.
Emergency Rental Assistance
If you are facing an immediate risk of eviction or significant rent arrears, emergency rental assistance (ERA) may be an option. ERA programs provide short-term help to prevent housing instability - they are not a long-term subsidy, but they can help bridge a crisis.
ERA funding and availability varies significantly by location and changes over time as funding is allocated and depleted. The best starting points for finding current ERA programs in your area are:
- 211 - dial 211 or visit 211.org; operators have up-to-date information on local ERA availability
- Local Community Action Agencies - these organizations often administer ERA programs and can tell you whether funding is currently available and what documentation you will need
- Your local Area Agency on Aging - can connect you to housing assistance resources specific to seniors
How to Start
If you are not sure where to begin, these are the most useful starting points:
- Call 211 - fastest way to get a current picture of what is available locally
- Contact your local Public Housing Authority - apply for the Housing Choice Voucher waitlist and ask about public housing options; find your PHA at hud.gov
- Contact your local Area Agency on Aging - can help you navigate housing assistance options and connect you with other programs you may qualify for; find your AAA at eldercare.acl.gov or by calling 1-800-677-1116
A Note on Timing
Housing assistance programs at every level tend to have more applicants than available slots. The most consistent advice from housing counselors is to apply early and apply to multiple programs at the same time. Waiting until a situation becomes urgent significantly limits your options.
Program availability, eligibility, and waitlist status vary by location and change over time. A benefits counselor through your local Area Agency on Aging or the 211 helpline can help you find and apply for programs in your area at no cost.