Bessemer Housing Authority: Section 8 waitlist, vouchers, and how to apply

Last updated 2026-07-10

What is the Bessemer Housing Authority and what programs does it run?

The Bessemer Housing Authority is a local public housing agency (PHA) chartered under Alabama law and funded mostly through the U.S. Department of Housing and Urban Development (HUD). It covers the city of Bessemer, which sits in Jefferson County just southwest of Birmingham. ^[1]

BHA runs two programs. The first is the Housing Choice Voucher (HCV) program, usually called Section 8, which pays private landlords directly so low-income families can rent on the open market. The second is public housing: BHA-owned units rented at fixed below-market rates. Some applicants qualify for both. Others qualify for only one, depending on income, family size, and household history.

Know which program you are applying to. It matters. Public housing sits on a separate waitlist from the voucher program, and the rules, timelines, and benefits are not the same. This article leans on the HCV / Section 8 side, because that is where applicants and landlords have the most questions, and because a voucher gives you the freedom to pick where you live. For a national view of how these programs connect, start with the housing choice voucher program overview.

BHA's jurisdiction for vouchers is generally the Bessemer city limits, though holders can port out to other jurisdictions once they meet a few requirements (more on that below).

How do you apply for Section 8 through the Bessemer Housing Authority?

You can only apply to BHA's HCV waitlist when it is open. That is the single most important thing to grasp. When the list is closed, no new applications get taken, no matter how urgent your need. ^[2]

When an opening is announced, BHA usually publicizes it through the City of Bessemer's website, local newspaper notices, and community groups. Bookmark the open Section 8 waiting lists tracker if you are watching for Alabama PHAs to open.

To apply, you will generally need:

• Proof of identity for every household member (government-issued ID, birth certificates, Social Security cards)
• Proof of income for all adults (pay stubs, benefit award letters, tax returns)
• Current address and contact information
• Disclosure of any prior evictions or criminal history (BHA reviews these case by case under HUD's guidance on criminal records)

You may be able to apply online through BHA's portal when it is open, or in person at the office. The current address and phone number are on HUD's PHA contact directory. ^[1] Skip the third-party sites for contact info. Those go stale fast.

Once you apply, BHA puts you on the list and sends a confirmation. Lose that confirmation number and you buy yourself a headache. Save it somewhere permanent.

How long is the Bessemer Housing Authority Section 8 waitlist?

Nobody can hand you an exact wait time for BHA's list. It depends on how many vouchers HUD funds in a given year, how fast current holders turn theirs over, and how many people sit ahead of you. Wait times for HCV programs in Jefferson County and comparable Alabama cities have historically run two to five years or more. ^[3]

HUD's Picture of Subsidized Households data shows Alabama PHAs collectively serve tens of thousands of families, and demand keeps outrunning supply. HUD reported that roughly 2.3 million HCV vouchers were in use nationally, while an estimated 5 million more income-eligible households got nothing. ^[4]

BHA may offer priority placement for certain groups. Common preference categories under 24 CFR 982.207 include:

• Families displaced by government action or a presidentially declared disaster
• Veterans (some PHAs set aside a share of vouchers for HUD-VASH)
• Families that include a person with a disability
• Residents of the local jurisdiction

Check BHA's current Administrative Plan for the exact preferences they use, because preferences change over time and have to be published. ^[5] If you qualify for one, say so clearly on your application and send documentation right away. Preferences do not apply retroactively once you are already on the list.

To compare wait times across Alabama or nearby counties, the rental assistance resource covers other Jefferson County and Birmingham-area options.

What are BHA's income limits for the voucher program?

HUD sets HCV income eligibility and updates it every year. You must be at or below 50 percent of the Area Median Income (AMI) for the Birmingham metro area to qualify. By law, at least 75 percent of new vouchers each year go to families at or below 30 percent AMI, the extremely low income tier. ^[6]

HUD publishes the official income limits for the Birmingham-Hoover, AL metro area each spring. The 2024 limits for that area, which covers Jefferson County, were:

Household Size	30% AMI (Very Low)	50% AMI (Low)	80% AMI (Moderate)
1 person	$17,450	$29,100	$46,550
2 persons	$19,950	$33,250	$53,200
3 persons	$22,400	$37,400	$59,850
4 persons	$24,900	$41,550	$66,500
5 persons	$26,900	$44,900	$71,850
6 persons	$28,900	$48,200	$77,150

Source: HUD FY2024 Income Limits, Birmingham-Hoover, AL HUD Metro FMR Area ^[6]

These limits shift every year, so check the current figures on HUD's income limits page before you rely on this table. The 80% AMI column is context only. It generally does not apply to voucher eligibility.

Counted income includes wages, Social Security, pension income, child support received, and most recurring cash benefits. Some income is excluded: the earnings of a full-time student (with limits), certain disability-related deductions, and the earned income of children under 18.

What are the Bessemer Housing Authority payment standards?

The payment standard is the most BHA will pay toward rent plus utilities for a given unit size. It is set as a dollar figure per bedroom size and tied directly to HUD's Fair Market Rents (FMRs) for the area. BHA can set its standards anywhere from 90 to 110 percent of the published FMR without HUD approval, and higher with approval. ^[7]

HUD published these FY2025 Fair Market Rents for the Birmingham-Hoover area (gross rent figures, covering both rent and utilities):

Unit Size	FY2025 FMR (Birmingham-Hoover)
Efficiency (0 BR)	$822
1 Bedroom	$884
2 Bedroom	$1,075
3 Bedroom	$1,402
4 Bedroom	$1,600

Source: HUD FY2025 Fair Market Rents, Birmingham-Hoover, AL ^[7]

BHA's actual payment standards may differ from these FMR figures. Call BHA or ask for their current schedule, because payment standards get updated at least once a year and sometimes mid-year.

The tenant's share is the difference between actual rent plus tenant-paid utilities and the payment standard. Tenants pay at least 30 percent of adjusted monthly income and no more than 40 percent at initial lease-up. ^[8] Say BHA's payment standard for a two-bedroom is $1,075 and the actual rent is $1,100. The tenant covers the $25 gap on top of their minimum income-based share.

Landlords, take note. The rent you charge has to pass a rent reasonableness test. BHA compares your unit against comparable unassisted units in the area. Price it above what BHA calls reasonable for similar units and they will not approve the lease at that number.

How does the HUD inspection process work for BHA rentals?

Before any voucher gets approved for a unit, BHA inspects it and certifies it meets HUD's Housing Quality Standards (HQS). This happens at lease-up and then annually, or every other year if BHA uses an alternative inspection schedule. ^[9]

HQS covers 13 areas: structure and materials, interior air quality, sanitation, lead-based paint (for units built before 1978), heating and plumbing, smoke detectors, and safe electrical systems among them. The full standard sits at 24 CFR 982.401.

For landlords, the practical pre-inspection checklist:

• All owner-supplied appliances have to work
• No missing or broken window panes; every window must open and lock
• Smoke detectors on every floor and outside every sleeping area
• No sign of active pest infestation
• Hot and cold running water in kitchen and bath
• Handrails on any stairway with four or more steps
• Working HVAC

If the unit fails, BHA gives the landlord a window to fix things before re-inspection, usually 24 hours for emergency items and 30 days for the rest. One failed inspection does not kill the deal. A second failure often means BHA walks away.

For tenants: if your unit fails its annual inspection and the landlord will not repair it, BHA can cut off the housing assistance payments to that landlord. You generally cannot be evicted just because your landlord loses HAP, but it gets messy fast. Read your lease, know your rights, and call BHA the moment you get notice that HAP is being suspended.

What do landlords need to do to accept BHA Section 8 vouchers?

Accepting a voucher is easier than most landlords fear, but there are real steps and real obligations. Here is the sequence:

1. The tenant hands you their voucher and Request for Tenancy Approval (RFTA) paperwork. 2. You and the tenant agree on a rent. BHA still has to approve it as rent-reasonable. 3. You fill out the owner portion of the RFTA and return it to BHA. 4. BHA schedules the HQS inspection. You or a representative has to be there. 5. If it passes, BHA prepares a Housing Assistance Payments (HAP) contract. You sign it. That is the legal agreement between you and BHA. 6. You and the tenant sign the lease. The initial term has to be at least one year. 7. HAP payments start, usually by direct deposit.

Section 8 is a federal program, so the federal rules in 24 CFR Part 982 govern the HAP contract. Alabama has no statewide source-of-income discrimination law as of mid-2026, which means Bessemer landlords are not required to accept vouchers. But sign a HAP contract and you are bound by its terms, including inspection compliance and rent restrictions.

If you are new to the program and want a walkthrough of the paperwork and the traps, VoucherReady sells a one-time landlord kit covering the RFTA, HAP contract terms, and inspection prep in plain language.

Here is one honest warning. The payment flow can take 60 to 90 days from voucher presentation to first HAP check, especially for new participants. Price that lag into your decision. Once the relationship runs, payments are steady and come straight from BHA, which beats a lot of private tenants for reliability.

Can BHA voucher holders port to another city or state?

Yes. Portability is one of the biggest advantages of the HCV program, and worth understanding before you sign for a unit in Bessemer if your longer-term plans involve moving. ^[10]

Under 24 CFR 982.353, a family with a valid voucher issued by BHA (the initial PHA) can move to any area in the country served by another PHA, as long as that receiving PHA runs an active HCV program. There is a residency requirement, though. You have to live in BHA's jurisdiction for at least 12 months after admission before you can port out, unless you already lived there when you applied. ^[10]

The porting process:

1. Tell BHA in writing that you want to move to another area. 2. BHA issues a portability packet and contacts the receiving PHA. 3. The receiving PHA either absorbs your voucher (takes over full responsibility) or bills BHA (keeps the voucher on BHA's books while you use it in the new area). 4. The new city's payment standards and income limits apply once you are there.

Porting to a higher-cost city, say Bessemer to Atlanta or Nashville, is a common goal. It works. Be realistic about it, though. The receiving PHA needs the capacity to take your voucher, and some busy PHAs in high-demand areas run long queues for incoming portable families.

If you are weighing a move within Alabama or to a neighboring state, the moving and porting guide walks through the full process.

Does the Bessemer Housing Authority have public housing units, and how is that different?

Yes, BHA owns and manages public housing developments in Bessemer. These are BHA-owned apartments rented directly to income-qualified families at below-market rates. Rent runs about 30 percent of adjusted gross income, similar to the tenant share under a voucher, but you rent from BHA itself rather than a private landlord. ^[11]

The differences between public housing and a voucher run deep:

Factor	Public Housing	HCV Voucher
Who you rent from	BHA (the PHA)	Private landlord
Unit mobility	You must live in BHA units	You choose any eligible private unit
Portability	None	Can move with the voucher
Rent calculation	30% of adjusted income	30% of adjusted income + utility allowance
Waitlist	Separate from HCV list	Separate from public housing list
Inspections	BHA-managed maintenance	Annual HQS inspection of private unit

If you are on both waitlists and one offer arrives before the other, you can take it without losing your spot on the second list. Accepting a public housing unit does not pull you off the HCV waitlist.

For a wider look at HUD-funded options in Alabama, the hud housing overview is worth reading.

How does BHA handle annual recertification and income changes?

Every year, BHA makes voucher holders recertify household income, family composition, and continued eligibility. This is not optional. Miss your recertification appointment and you risk suspension or termination of your voucher. ^[8]

Recertification usually involves:

• Submitting updated income documentation for everyone in the household
• Reporting changes in household composition (new members, anyone who moved out)
• Confirming your current lease is still in effect
• Signing updated forms that certify your reported information is accurate

If your income goes up, your tenant portion goes up. If it drops, it drops. BHA recalculates your share based on 30 percent of your new adjusted annual income divided by 12. Misrepresenting income counts as fraud and can trigger repayment demands, termination, and in serious cases, federal prosecution under 18 U.S.C. 1001.

You do not have to wait for recertification to report income changes. Lose a job or take a sharp income hit and you should call BHA right away. They can adjust your rent share mid-year, but only with current documentation.

Some life events require reporting outside the recertification cycle no matter what: adding a household member (a new baby counts), a family member moving out, a change in disability status, and any criminal activity by a household member.

What tenant rights do voucher holders have under BHA's program?

Your rights as a voucher holder come from three places: federal statute (42 U.S.C. 1437f), HUD regulations (24 CFR Part 982), and your own lease with the private landlord. ^[12]

Key federal rights include:

• The right to a written explanation of any adverse action BHA takes against you (denial, suspension, termination), required under 24 CFR 982.555.
• The right to an informal hearing before BHA terminates your voucher. You have to request it in writing within a deadline BHA sets, often 10 to 14 days.
• The right not to be discriminated against on the basis of race, color, national origin, religion, sex, disability, or familial status under the Fair Housing Act (42 U.S.C. 3604).
• The right to reasonable accommodation if you or a household member has a disability.

The hearing right is the one most voucher holders never learn about, so they never use it. If BHA moves to terminate your voucher, request the hearing in writing immediately, even if you expect to lose. The hearing lets you present your side, correct errors in BHA's records, and sometimes reach a negotiated fix.

One Alabama-specific note. The state has no just cause eviction law as of mid-2026. Your main eviction protections come from your lease terms and the HUD rules governing the HAP contract. Keep copies of every BHA communication and lease document.

For a closer look at your rights, the tenant rights section covers informal hearings, discrimination complaints, and how to file with HUD's Office of Fair Housing.

How can landlords find Section 8 tenants in Bessemer, Alabama?

The most direct route to voucher holders in Bessemer is BHA itself. They keep a list of available units for voucher holders, and some PHAs run landlord portals or unit listing boards. Ask BHA's office whether they have a landlord registry or referral system.

Beyond BHA, a few platforms gather Section 8-friendly listings. Go Section 8 is the one voucher holders use most nationally, and listing there is free for landlords. Holders search it hard the moment they get their voucher and start the clock on finding a unit.

VoucherReady's landlord resources include a unit listing walkthrough and a template lease addendum built for HCV requirements, part of our one-time landlord kit.

A few practical points for Bessemer landlords:

• Units in the $800 to $1,200 range for one- and two-bedrooms fit most BHA payment standards, but verify the current schedule with BHA.
• Tenant vetting under Section 8 is on you. BHA does not screen tenants for you beyond basic eligibility. Run your standard criminal background and rental history checks.
• If you list on section 8 houses for rent platforms, mention Bessemer and any nearby public transit or major employers to draw serious inquiries.
• Once a HAP contract is signed, it is a contract with BHA. Break its terms (failing inspections, charging side rents above the approved amount) and you can get banned from the program.

Frequently asked questions

Is the Bessemer Housing Authority Section 8 waitlist currently open?

BHA's HCV waitlist opens and closes based on funding and demand. As of mid-2026, you can only confirm status by contacting BHA directly or checking their official website. PHAs are not required to keep the list open at all times. Watch the BHA website and local notices, or use an open waitlists tracker for Alabama PHAs to get alerts when an opening is announced.

What is the phone number and address for the Bessemer Housing Authority?

BHA's current contact information lives on HUD's official PHA contact directory at HUD.gov. Third-party sites often carry outdated addresses and phone numbers. As of this writing, BHA's main office is in Bessemer, Alabama, but verify the exact address through HUD's directory or the City of Bessemer's official website before you make a trip.

How much of the rent does BHA pay under Section 8?

BHA pays the difference between the approved rent and the tenant's share. The tenant pays at least 30 percent of adjusted monthly income and no more than 40 percent at initial lease-up. If rent is $1,000 and BHA's payment standard is $1,075, BHA pays up to $1,000 minus the tenant's income-based share. BHA sends its portion straight to the landlord.

Can a BHA voucher be used anywhere in Bessemer or only in certain areas?

A BHA voucher works in any private rental unit in Bessemer that passes HQS inspection and has a landlord willing to sign a HAP contract. There are no geographic set-asides within the city. After 12 months on the program, you can also port the voucher to other cities, counties, or states. The unit just has to meet HUD's housing quality standards and pass rent reasonableness.

What happens if my Bessemer Housing Authority inspection fails?

BHA gives the landlord a repair deadline, usually 24 hours for life-threatening hazards and up to 30 days for standard deficiencies. The landlord fixes the issues and requests re-inspection. Fail a second time and BHA may decline to approve the unit. If it is an annual inspection failure on your current unit, HAP payments can be suspended until repairs happen. As a tenant, document every failure in writing.

Does Alabama require landlords to accept Section 8 vouchers?

No. Alabama has no statewide source-of-income protection law as of mid-2026. Bessemer has no local ordinance mandating voucher acceptance either. Landlords in Bessemer can legally refuse to participate. Once a landlord signs a HAP contract with BHA, though, they must follow all HUD program rules for the duration of that contract.

How do I check my position on the BHA waiting list?

Contact BHA directly with your application confirmation number. BHA is not required to offer real-time online waitlist tracking, though some PHAs do. Calling or visiting the office is usually the fastest way to get your status. Keep all confirmation paperwork from your application, because BHA needs that information to look you up.

Can I transfer my voucher from another city to Bessemer?

Yes. If you hold a valid HCV voucher issued by another PHA and want to move to Bessemer, you request portability from your current (initial) PHA. BHA must accept your ported voucher if it has the capacity and funding. The process takes several weeks. BHA applies its local payment standards and income limits. Contact both your current PHA and BHA at the start.

What criminal history can disqualify me from BHA's program?

Under 24 CFR 982.553, BHA must deny admission to households with a member convicted of manufacturing methamphetamine on federally assisted housing premises, or subject to lifetime sex offender registration. For other criminal history, BHA has discretion and must follow its published Admission and Continued Occupancy Policy. Per HUD guidance, BHA cannot apply blanket bans based on arrests without conviction.

How long do I have to find a unit after getting a BHA voucher?

HUD regulations require PHAs to give voucher holders at least 60 days to find a unit from the date the voucher is issued. BHA may grant extensions for good cause, such as a disability, a tight market, or slow landlord responses. Always request an extension in writing before your voucher expires. An expired voucher sends you back to the waitlist, which can mean years of delay.

Are there special vouchers for seniors or people with disabilities through BHA?

BHA may run specialized voucher types including HUD-VASH (for homeless veterans), Mainstream Vouchers (for non-elderly people with disabilities), or Section 811 Project-Based Rental Assistance. Availability shifts with HUD funding grants. Ask BHA specifically about these programs, because they are not always advertised alongside the standard HCV waitlist. For senior-specific options, also look into low income senior housing resources in Jefferson County.

What is the difference between project-based and tenant-based vouchers at BHA?

A tenant-based voucher (the standard HCV) is tied to you and moves with you when you relocate. A project-based voucher is tied to a specific unit; move out and you leave the subsidy behind. BHA may have some project-based voucher units in Bessemer developments. The waitlists and application processes are separate. Project-based units sometimes have shorter waits but end your ability to move with the subsidy.

Can a landlord charge more than the BHA payment standard?

Yes, but the tenant pays the difference. If approved rent plus tenant-paid utilities tops BHA's payment standard, the tenant covers the gap out of pocket. At initial lease-up, though, the tenant's total out-of-pocket share cannot exceed 40 percent of adjusted monthly income. If your rent is high enough to push the tenant past 40 percent, BHA will not approve the unit at that price.

Sources

1. HUD.gov, PHA Contact Information: BHA is a HUD-funded local public housing agency serving Bessemer, Alabama
2. HUD.gov, Housing Choice Voucher Program Guidebook: PHAs open and close their HCV waitlists based on funding and local demand
3. HUD, Picture of Subsidized Households, Alabama: Wait times for HCV programs in Alabama and comparable jurisdictions have historically ranged from two to five or more years
4. HUD, Housing Choice Voucher Program Fact Sheet: Approximately 2.3 million HCV vouchers were in use nationally; roughly 5 million additional eligible households were not served
5. 24 CFR 982.207, Local Preferences in Selection: PHAs may adopt local preferences for admission to HCV including displacement, veterans, disability, and local residency; preferences must be published in the Administrative Plan
6. HUD, FY2024 Income Limits, Birmingham-Hoover AL HUD Metro FMR Area: HUD FY2024 income limits for Birmingham-Hoover: 50% AMI for a 4-person household is $41,550; 30% AMI is $24,900
7. HUD, FY2025 Fair Market Rents, Birmingham-Hoover AL: HUD FY2025 FMRs for Birmingham-Hoover: 2-BR is $1,075; 3-BR is $1,402
8. 24 CFR Part 982, Housing Choice Voucher Program: Tenant share of rent is at least 30% and no more than 40% of adjusted monthly income at initial lease-up; annual recertification is required; tenants have the right to an informal hearing before termination
9. 24 CFR 982.401, Housing Quality Standards: HQS inspections are required at lease-up and annually; 13 key areas are assessed including structure, sanitation, heating, and lead-based paint for pre-1978 units
10. 24 CFR 982.353, Portability: Move with Continued Assistance: HCV families can port to any area served by a PHA; 12-month residency required before porting out unless residing in PHA jurisdiction at application
11. HUD.gov, Public Housing Program Overview: Public housing rent is set at 30 percent of adjusted gross income; units are owned and managed by the local PHA; it has a separate waitlist from HCV
12. 42 U.S.C. 1437f, Section 8 Housing Assistance: Tenant rights including adverse action notice, informal hearing, and fair housing protections originate in 42 U.S.C. 1437f and the Fair Housing Act 42 U.S.C. 3604
13. 24 CFR 982.553, Denial of Admission for Criminal Activity: PHAs must deny admission to households with members convicted of methamphetamine manufacturing on federally assisted premises or subject to lifetime sex offender registration