Birmingham Housing Authority: Section 8 waitlist, vouchers, and landlord guide

Last updated 2026-07-09

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

The Birmingham Housing Authority is the public housing agency (PHA) for the city of Birmingham, Alabama. It works under a cooperative agreement with the U.S. Department of Housing and Urban Development and follows HUD's rules at 24 CFR Part 982 for the Housing Choice Voucher program and 24 CFR Part 966 for public housing.^[1]

BHA runs two rental-assistance tracks. The first is the Housing Choice Voucher (HCV) program, what most people call Section 8. Voucher holders find their own private-market rentals. BHA pays the landlord the subsidy portion directly and the family covers the rest. The second is traditional public housing, where BHA owns and manages buildings across the city and charges income-based rent to eligible families.

BHA also runs project-based vouchers (PBVs). These are tied to specific apartment communities, not to you. Move out of a PBV unit and the subsidy stays with the property. That's a real difference from a tenant-based voucher, so ask which type you're being offered before you accept a placement.

Seniors and people with disabilities have dedicated public housing communities with accessibility features. The low income senior housing options in Birmingham include BHA properties and privately owned buildings that take vouchers, so the pool is bigger than BHA's own stock.

BHA is governed by a Board of Commissioners and reports to HUD through the Moving to Work (MTW) demonstration. MTW status gives BHA more room than a standard PHA to design its programs. That matters in practice: MTW agencies can set their own local payment standards, block-grant their funding, and waive certain HUD requirements.^[2]

Is the Birmingham Housing Authority Section 8 waitlist open right now?

BHA's waitlist status changes, and it's closed more often than it's open. The agency opens it in short lottery-style or first-come windows that sometimes last only a few days before enough applications come in. Assume it's closed unless BHA's own site says otherwise.^[3]

The only reliable way to check is BHA's official website (bhamha.com) or a call to their office. Third-party sites post outdated information that sends people to apply during closed periods, which wastes their time. To watch for openings across the state, check the open Section 8 waiting lists regularly.

When the list opens, BHA usually announces it through local newspapers, its website, and sometimes public radio. You apply online through BHA's portal during the window. Miss it and you wait for the next opening, which can be years away.

Once you're on the list, your spot generally depends on the date and time you applied, though preference categories can move you up. BHA's MTW status means its local preferences may differ from a standard PHA's. Common ones include working families, veterans, people experiencing homelessness, and Birmingham residents. Check BHA's current Administrative Plan for the exact preferences in force, since MTW agencies can change them.^[2]

Waits at high-demand Alabama PHAs have run two to five years historically. Nobody has clean, current data on BHA's specific queue time. HUD's Picture of Subsidized Households gives agency-level context but not applicant queue times.^[4]

Who qualifies for a BHA voucher? Income limits and eligibility rules

To qualify for a BHA voucher you have to clear four tests: income limits, citizenship or eligible immigration status, family composition, and no disqualifying criminal history.

HUD sets income limits each year for the Birmingham-Hoover, AL Metropolitan Statistical Area. Eligibility caps at 80% of Area Median Income (AMI), but Congress requires PHAs to issue at least 75% of new vouchers to families at or below 30% AMI (Extremely Low Income).^[5] In practice, if you're above 50% AMI you'll rarely get a voucher, because the queue fills with lower-income families first.

Here are HUD's FY2024 income limits for the Birmingham-Hoover MSA, rounded. HUD updates these each April.^[5]

Household size	30% AMI (Extremely Low)	50% AMI (Very Low)	80% AMI (Low)
1 person	~$17,050	~$28,400	~$45,400
2 people	~$19,500	~$32,450	~$51,900
3 people	~$21,900	~$36,500	~$58,400
4 people	~$26,500	~$40,550	~$64,850
5 people	~$31,000	~$43,800	~$70,050

These figures are approximate and rounded. Verify current limits at HUD's income limits page before you rely on them for a real application.^[5]

On citizenship: at least one household member has to be a U.S. citizen or eligible noncitizen. Mixed-status households can still qualify. The subsidy gets prorated based on how many members are eligible.

Criminal history matters a lot. HUD's rules require PHAs to deny anyone evicted from federally assisted housing for drug-related activity within the past three years, and anyone subject to a lifetime sex offender registration requirement.^[6] BHA may add its own screening criteria in its Administrative Plan. If you're denied, you have the right to an informal hearing.

How does the BHA payment standard work and what does BHA actually pay?

The payment standard is the ceiling BHA uses to figure the assistance payment it sends a landlord. It's not a rent cap and it's not what the landlord automatically receives. BHA sets payment standards as a percentage of HUD's Fair Market Rents (FMRs) for the Birmingham-Hoover MSA. As an MTW agency, BHA can set them anywhere from 90% to 110% of FMR without extra HUD approval, or higher with HUD sign-off.^[2][7]

HUD's FY2024 FMRs for the Birmingham-Hoover MSA are posted publicly. For context, the two-bedroom FMR was about $1,057 a month and the three-bedroom about $1,339, and those shift each fiscal year.^[7] BHA's actual payment standards may sit above or below those numbers under its MTW flexibility.

Here's how your share works. BHA calculates the Total Tenant Payment as the highest of three numbers: 30% of adjusted monthly income, 10% of gross monthly income, or the welfare rent if it applies. The floor is $25. Your share is the gross rent minus BHA's assistance payment. If you pick a unit priced above the payment standard, you can pay the difference, but your share can't top 40% of your adjusted monthly income at initial lease-up.^[6]

Landlords, read this twice: the payment standard is not the rent you'll collect. BHA pays up to the payment standard for that bedroom size, and only after the unit passes inspection and the rent is found reasonable next to unassisted units nearby. Rent reasonableness is a separate HUD-required determination.^[6]

For how the housing choice voucher program calculates subsidies nationally, the mechanics match even though BHA's dollar figures differ from other PHAs.

What does the BHA Section 8 inspection process look like?

Before BHA pays a landlord a cent, the unit has to pass a Housing Quality Standards (HQS) inspection under 24 CFR 982.401.^[6] BHA checks for safety, sanitation, and structural adequacy. No pass, no payment.

Here's the usual sequence. The landlord and tenant agree on a unit, and the landlord submits a Request for Tenancy Approval (RFTA) to BHA. BHA schedules the inspection, usually within 10 to 15 business days, though that swings with workload. The inspector reviews roughly 13 performance areas: the heating system, plumbing, electrical, smoke detectors, lead-based paint conditions (a big deal for units built before 1978), and the general condition of ceilings, walls, and floors.

If the unit fails, the landlord gets a deficiency list and a deadline, usually 30 days for non-emergency items. A second inspection follows. Fail twice and BHA may pull approval, at which point the tenant either finds a different unit or works out next steps with BHA.

Annual inspections happen every 12 months. BHA can also inspect after a tenant complains about habitability. If a unit fails an annual inspection and the landlord blows the correction deadline, BHA can abate (stop) the assistance payment until repairs are done. Abatement isn't termination. Payments resume once the unit passes re-inspection.

One practical tip for landlords: walk the HUD HQS checklist yourself before the appointment. The usual failures are dead or missing smoke detectors, broken window locks, and water heater temperature-pressure relief valve problems. Fix those first and you save everyone a trip.

How do you apply to BHA's Housing Choice Voucher program?

Applying to BHA has a few hard rules. You can only apply when the waitlist is open. You apply through BHA's official portal or in person at BHA's main office at 1826 3rd Avenue North, Birmingham, AL 35203. BHA does not accept applications through third-party websites. Those sites collect your information but have no link to BHA's actual list.

What you need at application: names and dates of birth for everyone in the household, Social Security numbers (or documentation for eligible noncitizen members), your current address and contact info, and a rough figure for your gross annual income. You don't bring income documents yet. Verification comes later when BHA reviews eligibility.

After you apply, BHA sends a confirmation and your spot on the list is set. When BHA works down to your position, they contact you for a full eligibility interview. Bring documentation: pay stubs, tax returns or SSA award letters, birth certificates, and photo ID. At that point BHA verifies income with third-party sources (employers, the Social Security Administration, state agencies) through HUD's Enterprise Income Verification (EIV) system.^[6]

Pass the review and BHA issues a voucher with a search period, usually 60 to 120 days depending on the current Administrative Plan. You use that time to find a landlord willing to accept it. The clock starts when you get the voucher, so start talking to landlords informally before it's in your hand.

Looking for landlords who already take vouchers in Birmingham? The section 8 houses for rent search tools give you a starting point, and BHA sometimes keeps its own list of willing landlords.

Can a Section 8 voucher from another city be used in Birmingham?

Yes. It's called portability, and it's one of the most misunderstood parts of the HCV program. Under 24 CFR 982.353, a voucher holder who has leased a unit for at least 12 months under their initial PHA (or meets another condition) can move to a new jurisdiction and take the voucher along.^[6]

Say you hold a voucher from another Alabama PHA or another state and want to use it in Birmingham. The process goes like this. You notify your current PHA (the initial PHA) that you want to port to BHA's jurisdiction. The initial PHA sends BHA a portability packet. BHA then decides whether to absorb you (take you onto BHA's program using BHA's own money) or bill the initial PHA (run the voucher on the initial PHA's behalf while that PHA keeps paying).

BHA, like many MTW agencies, has discretion in how it handles incoming portable vouchers. Call BHA's portability department before you assume your port will be smooth. Some PHAs limit portability in when their waitlist is closed, or absorb only a set number of incoming vouchers at a time.

Going the other way, if you hold a BHA voucher and want to leave Birmingham, the same rules apply. You can port out after your initial 12-month lease if you're in good standing. BHA sends your paperwork to the receiving PHA. For the full mechanics, the moving and porting section breaks it all down.

What do landlords need to do to accept BHA vouchers?

Landlords who want to rent to voucher holders in Birmingham clear five steps. None are hard. Skip one and you'll stall or kill the deal.

First, decide to participate. Alabama has no statewide source-of-income protection law as of mid-2025, so Birmingham landlords generally aren't required by state law to accept vouchers.^[8] You're opting in. The financial case is real: BHA pays its portion directly and on time, your unit gets an independent inspection that works as a free third-party maintenance check, and vacancy tends to run lower for voucher landlords because demand is high and tenants have a strong reason to keep their unit in good standing.

Second, when a voucher holder picks your unit, they submit an RFTA through BHA. You provide ownership documents, a W-9, and basic property information. BHA reviews the RFTA, checks that the rent is reasonable, schedules the inspection, and (if everything passes) signs a Housing Assistance Payments (HAP) contract with you.

Third, the HAP contract is the legal agreement between BHA and you. It runs alongside the lease between you and the tenant. You have to keep the unit in HQS condition for the life of the contract. Fail an inspection and payments can be abated.

Fourth, you sign a lease with the tenant for at least one year to start. The lease terms have to match HUD's required provisions, and BHA gives you a model lease addendum that must be attached.

Fifth, payments begin once the first month of the lease is confirmed and BHA processes the HAP. They come by ACH to the bank account you name. Expect a two to four week lag on the very first payment. After that it's monthly and predictable.

New to this? The rental assistance overview explains the mechanics from the landlord side in plain terms. For a checklist, template lease addendum language, and a rent reasonableness worksheet in one place, VoucherReady's landlord kit puts those documents together so you're not assembling them from scratch.

One honest opinion: the inspection is the part most new landlords underestimate. If your property has deferred maintenance, budget time for a failed first inspection. It's common and it's not a rejection of you. It's HUD doing what HUD does.

What are tenant rights under BHA's program?

HCV tenants have real rights, and federal law makes BHA respect them.

You have the right to a written explanation of how your rent share was calculated. If BHA changes your share after an income re-certification, you get advance written notice. Under 24 CFR 982.505, if BHA raises the payment standard you benefit at your next annual re-certification. If BHA lowers it, you're protected, and the lower standard only applies when you move or at your second annual re-certification, whichever comes first.^[6]

If BHA moves to terminate your voucher for any reason, including a policy violation, you have the right to an informal hearing before it takes effect. That's a hard legal requirement under 24 CFR 982.555.^[6] Request the hearing in writing within the deadline BHA gives you in the notice, usually 10 to 14 days. Never ignore a termination notice.

You also have fair housing protections. A landlord can't refuse you, set different terms, or harass you for holding a voucher, and can't discriminate based on race, color, national origin, sex, disability, religion, or familial status under the Fair Housing Act.^[9] File a complaint with HUD's Office of Fair Housing and Equal Opportunity (FHEO) if you think you've been discriminated against.

And practically: the voucher belongs to you, not the landlord. If a landlord pressures you into signing away your voucher rights, that document has no legal force. Call BHA or a local legal aid office if you're being pushed.

For a deeper breakdown of what you're owed as an HCV tenant, the tenant rights section goes further on informal hearings, lease terms, and landlord obligations.

How does BHA's Moving to Work status affect tenants and landlords?

BHA is in HUD's Moving to Work demonstration, which gives it flexibility standard PHAs don't have. That shows up in concrete ways.^[2]

For tenants, MTW flexibility can mean different re-certification schedules (BHA has used biennial re-certifications for some populations instead of annual ones), different work requirement rules, or modified payment calculations. It can also mean BHA's policies diverge from what a friend in a non-MTW city tells you is normal. If a BHA rule doesn't match what you read on a federal HUD page, the reason is often an MTW waiver.

For landlords, MTW status means BHA may run higher or lower payment standards than a standard PHA, and some process timing can differ. The HQS inspection requirement doesn't change. The HAP contract structure doesn't change. The basic voucher mechanics don't change.

BHA has to publish an MTW Annual Plan and Annual Report laying out which waivers are in effect and what they've produced. Those are public documents on BHA's website, filed with HUD. Want to know exactly which rules BHA is operating under in a given year? The Annual Plan is the primary source.

As of HUD's most recent data, BHA serves roughly 5,000 households across its HCV and public housing programs combined, though the figure moves year to year.^[4] That makes BHA one of Alabama's larger PHAs. Don't confuse it with the Housing Authority of the Birmingham District (HABD), a separate agency that serves Jefferson County rather than the city itself.

Where can I find BHA contact information, office location, and office hours?

BHA's main office is at 1826 3rd Avenue North, Birmingham, AL 35203. The main phone line is (205) 521-0600. For HCV questions, BHA has a dedicated Section 8 department line. The number is listed on bhamha.com and can change, so verify before you call.

Office hours have historically been weekdays during business hours, roughly 8:00 AM to 5:00 PM Central Time. Confirm this, because pandemic-era changes at many PHAs stuck around as appointment-only or reduced walk-in days.

For landlord questions about HAP payments, inspection scheduling, or contract execution, BHA's landlord services line is separate from the tenant line. Route your call correctly and you'll get answers faster.

If you're on the waitlist and need to update your contact information or address, do it in writing and keep a copy. An outdated phone number or email on your BHA application is one of the most common reasons people miss their eligibility interview call and lose their spot.

For how local housing authorities fit into HUD's national framework, the housing authority overview explains the PHA structure and what you can and can't ask a PHA to do. And if you're comparing BHA to other federal HUD housing options in Birmingham, the line between PHA-administered vouchers and HUD-owned or HUD-insured properties changes how you apply and what you qualify for.

VoucherReady's free tenant tools let you check payment standard math for your unit size, a useful sanity check before you start negotiating rent with a landlord.

Frequently asked questions

Is the BHA Section 8 waitlist open right now?

BHA's Housing Choice Voucher waitlist opens and closes periodically, often for just a few days at a time. The only reliable check is BHA's official website at bhamha.com or their main office line at (205) 521-0600. Third-party sites frequently post stale information. When the waitlist is closed, no application through any channel gets accepted.

How long is the wait for a Section 8 voucher in Birmingham, Alabama?

BHA does not publish a current average wait time. Based on HUD's Picture of Subsidized Households data and Alabama PHA experience broadly, waits have historically run two to five years for applicants without a high-priority preference. Applicants who qualify for local preferences like working families or homeless status can move through the list faster.

What are BHA's Section 8 income limits for 2024?

HUD sets income limits annually for the Birmingham-Hoover MSA. For FY2024, the 30% AMI (Extremely Low Income) limit for a family of four is about $26,500, and the 50% AMI limit is about $40,550. At least 75% of new vouchers must go to households at 30% AMI or below. Confirm exact figures at HUD's income limits page, since they update each April.

Can a landlord refuse to rent to Section 8 voucher holders in Birmingham?

Alabama has no statewide law requiring landlords to accept housing vouchers, so under state law a Birmingham landlord can currently decline. Federal fair housing law does not protect voucher status as a class. Landlords still can't discriminate based on race, color, national origin, sex, religion, familial status, or disability. Many Birmingham landlords participate voluntarily because demand is high and BHA pays its portion directly.

What is BHA's payment standard for a two-bedroom unit?

BHA sets payment standards from HUD's Fair Market Rents for the Birmingham-Hoover MSA. HUD's FY2024 FMR for a two-bedroom is about $1,057 a month. As an MTW agency, BHA can set its actual payment standard from 90% to 110% of FMR, or higher with HUD approval. Contact BHA or check their current Administrative Plan for the specific standard in effect.

How do I check my BHA waitlist status?

Log in to BHA's online applicant portal through bhamha.com with the credentials you created when you applied. If you applied on paper during an earlier period before the portal existed, call BHA's HCV office directly. Keep your contact information current with BHA in writing. A missed call or expired email address can cost you your position when BHA reaches your name.

What does BHA inspect before approving a unit for Section 8?

BHA uses HUD's Housing Quality Standards checklist under 24 CFR 982.401. Inspectors check 13 performance areas: sanitation, heating, plumbing, electrical, structure, roof, windows, doors, smoke detectors, security, space standards, lead-based paint (for pre-1978 units), and site conditions. Common failures are dead smoke detectors, broken window locks, and exposed wiring. All deficiencies must be fixed before BHA approves the unit and starts payments.

Can I port my Birmingham Housing Authority voucher to another city?

Yes, after you've leased under your BHA voucher for at least 12 consecutive months and are in good standing, you can port to another PHA's jurisdiction under 24 CFR 982.353. Notify BHA in writing of your intent to move, and BHA sends a portability packet to the receiving PHA. Processing timelines vary by receiving PHA. Before 12 months, portability is generally not available unless you qualify for an exception such as domestic violence.

Is the Birmingham Housing Authority the same as the Housing Authority of the Birmingham District?

No, they are separate agencies. The Birmingham Housing Authority serves the city of Birmingham. The Housing Authority of the Birmingham District (HABD) serves Jefferson County, including surrounding municipalities outside the city. Each has its own waitlist, payment standards, and administrative plan. Apply to one and you are not on the other's list. Confirm which jurisdiction you live in or want to live in before applying.

What happens if my BHA voucher is terminated?

BHA must give you written notice before terminating your voucher and tell you why. Under 24 CFR 982.555, you have the right to request an informal hearing. Do it in writing within the deadline in the notice, usually 10 to 14 days. Attend the hearing and bring evidence that supports your case. If you lose, you can still seek review through HUD or a local legal aid attorney. Don't skip the hearing. It's your main procedural protection.

Does BHA have public housing units available, or is it only vouchers?

BHA runs both. It owns and manages traditional public housing communities where rent is set at 30% of adjusted income. It also administers tenant-based Housing Choice Vouchers for private-market rentals and project-based vouchers at specific private properties. The application process and eligibility rules differ slightly between programs. Contact BHA about current availability in public housing specifically, since those units have their own separate waitlist.

How long does it take BHA to process a landlord's unit after submitting the RFTA?

After a landlord submits a Request for Tenancy Approval, BHA typically schedules an inspection within 10 to 15 business days, though this varies by workload. If the unit passes, BHA signs the HAP contract and the lease can begin. Total time from RFTA submission to first payment commonly runs four to six weeks for a passing unit. Failed inspections add the correction and re-inspection cycle to that timeline.

What local preferences does BHA use to prioritize the waitlist?

BHA's preferences live in its Administrative Plan, updated periodically under its MTW authority. Common ones include working families, residents displaced from public housing, veterans, people experiencing homelessness, and current Birmingham residents. MTW status lets BHA modify preferences more freely than a standard PHA. Check BHA's current Administrative Plan on bhamha.com for the exact preferences and their priority order in effect at any given time.

Can I apply for BHA Section 8 if I have a criminal record?

It depends on the offense. Federal law requires BHA to deny registered lifetime sex offenders and anyone evicted from federally assisted housing for drug-related activity in the past three years. Beyond those mandatory denials, BHA's Administrative Plan may add local screening criteria. HUD's 2015 guidance urged PHAs to conduct individualized assessments rather than blanket bans. If denied, you can request an informal hearing and present mitigating circumstances.

Sources

1. HUD, 24 CFR Part 982 (Housing Choice Voucher Program Rule): BHA administers the HCV program under 24 CFR Part 982 and public housing under 24 CFR Part 966 per HUD cooperative agreements
2. HUD, Picture of Subsidized Households: HUD's Picture of Subsidized Households provides agency-level data on households served by PHAs including BHA
3. HUD, FY2024 Income Limits Documentation System: HUD FY2024 income limits for the Birmingham-Hoover, AL MSA: 30% AMI for a family of four approximately $26,500; 50% AMI approximately $40,550; 80% AMI approximately $64,850
4. HUD, 24 CFR 982 - Housing Choice Voucher Program Regulations: 24 CFR 982.401 establishes HQS requirements; 982.505 governs payment standard changes; 982.555 requires informal hearing before voucher termination; 982.353 governs portability
5. HUD, FY2024 Fair Market Rents for the Birmingham-Hoover, AL HUD Metro FMR Area: HUD FY2024 FMR for Birmingham-Hoover, AL: two-bedroom approximately $1,057 per month; three-bedroom approximately $1,339 per month
6. National Conference of State Legislatures, Source of Income Discrimination Laws: Alabama does not have a statewide source-of-income protection law requiring landlords to accept housing vouchers as of mid-2025
7. HUD, Fair Housing Act overview: The Fair Housing Act prohibits discrimination based on race, color, national origin, sex, disability, religion, and familial status; HUD FHEO accepts complaints from tenants
8. HUD, Notice PIH 2015-19, Criminal Background Screening Guidance: Federal law requires PHAs to deny lifetime sex offenders and those evicted from federally assisted housing for drug-related activity within three years; HUD guidance urges individualized assessment for other criminal history