Burlington Housing Authority: Section 8 waitlist, vouchers, and what to expect

Last updated 2026-07-09

What is the Burlington Housing Authority and what does it do?

The Burlington Housing Authority (BHA) is a public housing agency (PHA) chartered under Vermont law and funded mostly through the U.S. Department of Housing and Urban Development (HUD). It runs two kinds of help: public housing (units BHA owns and manages itself) and the Housing Choice Voucher (HCV) program, the federal rental subsidy most people still call Section 8. ^[1]

BHA is one of Vermont's larger PHAs. By national standards it's small. HUD's Picture of Subsidized Households data puts BHA at roughly 800 to 900 Housing Choice Vouchers plus several hundred public housing units across multiple properties. ^[2] Those counts move year to year with HUD funding.

BHA also administers some project-based rental assistance and has worked on tax credit developments around Burlington. Looking at rental assistance across Chittenden County? BHA is the first call. The Champlain Housing Trust and the Vermont State Housing Authority (VSHA) run parallel programs worth knowing too.

The agency sits at 65 Main Street, Burlington, VT 05401. Phone and current hours live on the BHA website. Hours shift often, so verify before you walk in. ^[3]

Is the Burlington Housing Authority waitlist open right now?

Probably not, but check directly. That's the honest answer to the question everyone asks first.

BHA's Section 8 waitlist closes more than it opens. When it does open, BHA announces a window of a few days to a few weeks for submitting a pre-application. Demand in Burlington runs far ahead of the voucher supply. The city's rental vacancy rate has hovered near the bottom of the national range for years. ^[4] Low vacancy means voucher holders struggle to find a landlord who'll lease up, turnover slows, and fewer slots open on the list.

To find out if the list is open, go to BHA's website (burlingtonhousing.org) or call the main line. HUD's resource locator at HUD.gov aggregates PHA waitlist status nationally, though it can lag by weeks. Third-party open Section 8 waiting lists trackers help too, but confirm with BHA before you spend an hour on an application.

When the list opens, BHA usually builds the order with a lottery or a date-and-time system. Preferences (below) affect where you land. Federal rule 24 CFR 982.206 requires each PHA to keep a written waitlist policy and follow it. ^[5]

List closed? Apply to the Vermont State Housing Authority. VSHA runs a statewide HCV program and may have a separate waitlist position open.

Who qualifies for a Section 8 voucher from BHA?

Eligibility for BHA's housing choice voucher program follows federal HUD rules, with a few Vermont preferences layered on top.

The federal baseline: ^[1]

• Income at or below 50% of Area Median Income (AMI) for the Burlington HUD Metro FMR Area. HUD requires that 75% of new vouchers go to families at or below 30% AMI.
• At least one family member is a U.S. citizen or has eligible immigration status.
• No family member is subject to lifetime sex offender registration.
• No family member was evicted from federally assisted housing for drug-related criminal activity in the past three years (with some rehabilitation exceptions).

BHA's local preferences move applicants up the queue. They've historically covered current Burlington residents, people experiencing homelessness, veterans, and people with disabilities. BHA can revise these each year, so check the current administrative plan on their website for the exact list in effect when you apply. ^[3]

HUD sets Burlington income limits annually. For a rough benchmark, in FY 2024 the 50% AMI limit for a family of four in the Burlington MSA was about $56,900, and the 30% AMI limit about $34,150. These change every year. The current figures live on HUD's income limits page. ^[6]

What are BHA's payment standards and how does the rent subsidy actually work?

The payment standard is the ceiling BHA will subsidize each month. It's built from HUD's Fair Market Rents (FMRs) for the Burlington metro, and BHA can set its local standard at 90 to 110 percent of the published FMR without HUD sign-off, and up to 120 percent with approval. ^[7]

HUD's FY 2024 FMRs for the Burlington-South Burlington, VT HUD Metro FMR Area:

Bedroom Size	FY 2024 FMR
0-BR (efficiency)	$1,347
1-BR	$1,566
2-BR	$1,891
3-BR	$2,378
4-BR	$2,837

BHA's actual standard can differ from these FMRs by the percentages above. Confirm the current number with BHA directly. A stale figure misleads tenants and landlords both.

Here's the math in practice. A voucher family usually pays 30% of adjusted monthly income toward rent and utilities. BHA covers the rest up to the payment standard. If gross rent (contract rent plus any utility allowance) tops the payment standard, the family can pay the gap, but their total share can't exceed 40% of adjusted monthly income at initial lease-up. ^[7] That 40% cap is a hard ceiling. A landlord whose asking rent pushes a family past it just loses the deal.

Utility allowances change the picture more than people expect. BHA publishes a schedule estimating tenant-paid utility costs by unit size and type. All-utilities-included unit? No allowance. Tenant pays electric, gas, or water? BHA subtracts an estimated utility cost from the payment standard before figuring how much subsidy goes toward contract rent. Quote a rent without knowing the allowance and you'll often misjudge whether your price is even in range.

How do landlords get started accepting BHA vouchers?

Landlords who want voucher tenants list the unit, then work through a process that runs about four to six weeks from lease offer to first payment under normal conditions. Step by step:

First, a voucher holder approaches you, or you find each other through sites like go section 8 or a direct listing. The tenant shows their voucher and the current payment standard. You negotiate rent. That rent has to pass a Rent Reasonableness test: BHA compares your asking price to unassisted units of similar size, type, condition, and location, and won't approve a contract rent clearly above market. ^[1]

Second, you submit a Request for Tenancy Approval (RFTA) to BHA. It's your formal notice that you want to rent to this specific tenant at a specific rent.

Third, BHA schedules an HQS inspection (more below). The unit must pass before a Housing Assistance Payment (HAP) contract is signed.

Fourth, once it passes and paperwork clears, BHA signs the HAP contract with you. BHA sends monthly HAP payments straight to you, and the tenant pays their share to you as well.

Do landlords have to accept Section 8? In Vermont, largely yes. Vermont fair housing law protects against source-of-income discrimination, which makes it illegal to refuse a renter solely because they hold a voucher. ^[8] So in Burlington you can't advertise "no Section 8" or reject an applicant on that basis alone. You can still screen with normal, consistent criteria (credit, rental history, income) as long as you apply them the same way to everyone.

VoucherReady's landlord kit walks through the HAP contract, an inspection prep checklist, and rent reasonableness documentation in one place if you want a faster setup.

One real landlord worry: HAP timing. BHA pays monthly, and the initial setup can lag. Plan for it. Once the contract runs, payments stay steady.

What does a BHA HQS inspection look for?

Every unit rented with a voucher has to pass HUD's Housing Quality Standards (HQS) before the lease starts, then at least once a year while assistance continues. ^[9] BHA inspectors use the HQS framework in 24 CFR 982.401.

HQS covers 13 performance areas: sanitary facilities, food preparation and refuse disposal, space and security, thermal environment, illumination and electricity, structure and materials, interior air quality, water supply, lead-based paint, access, site and neighborhood, sanitary conditions, and smoke detectors. ^[9]

The failures that show up most in Vermont:

• Dead or missing smoke and carbon monoxide detectors (Vermont requires CO detectors in every rental unit)
• Windows that won't open, close, or lock
• Heat that can't hold 68 degrees F in every living space (a genuine problem in a Vermont January)
• Peeling paint in pre-1978 housing (triggers lead-based paint protocols)
• Missing or broken GFCI outlets in kitchens and bathrooms

Fail, and the landlord gets a deadline to fix it. BHA re-inspects. Move-in waits until the unit passes. This is the step that blows up deal timelines most often, so a landlord who wants speed should run the HQS checklist personally before requesting the inspection.

Annual inspections work the same. If a unit fails the annual check and the landlord misses BHA's correction deadline, BHA can suspend or abate the HAP payment, meaning it stops paying the landlord while the problems stay open. The tenant is generally protected and can stay during abatement.

Can you port a Section 8 voucher into or out of Burlington?

Yes. Portability is a federal right under 24 CFR 982.353. Once a voucher holder has lived in their issuing PHA's jurisdiction for 12 months (or is moving closer to a job, or got the voucher as a domestic violence survivor), they can port the voucher to another PHA's jurisdiction. ^[10]

Porting in means you hold a voucher from another PHA and want to use it in Burlington. You'd contact BHA and ask to port in. BHA can bill your original PHA (absorbing you temporarily) or, if it has capacity, absorb you for good. Smaller PHAs receiving ports often absorb when they can, but nothing's guaranteed. Ask BHA about their current portability policy.

Porting out means you hold a BHA voucher and want to move elsewhere. You'd notify BHA, confirm the time-in-jurisdiction rule, and request a portability packet. BHA forwards your paperwork to the receiving PHA, which then administers the voucher under its own payment standards, not BHA's. This part matters. Move to a cheaper market and your subsidy stretches further. Move to a pricier one like Boston or New York and a BHA-origin voucher may barely dent the rent.

Portability is one of the most misunderstood parts of the housing section 8 program. The voucher travels with you. The subsidy amount gets recalculated under the receiving PHA's rules.

What public housing does BHA own and manage?

Besides the voucher program, BHA owns and runs several public housing developments in Burlington. These are BHA-owned units rented at income-based rents to eligible low-income households.

BHA's public housing has historically included properties like Lakeside, Wharf, Elmwood, and Firehouse buildings, though the portfolio shifts with redevelopment. ^[3] For current availability and unit types, contact BHA or check the website. Public housing applications are separate from voucher applications, and the waitlists are separate queues.

Public housing rent runs 30% of the tenant's adjusted monthly income, like the voucher formula, but the unit belongs to BHA. No landlord in the middle. Annual income recertifications set the rent adjustments.

Seniors and people with disabilities have dedicated low income senior housing developments in the Burlington area that run under different HUD programs (Section 202 and Section 811) with their own applications. The Champlain Housing Trust also manages a large share of affordable units in the area if you want parallel options.

How does BHA's annual recertification process work?

Every voucher household completes an annual recertification. It's BHA's formal review of income, family composition, and continued eligibility. Missing the deadline is one of the most common ways people lose a voucher.

BHA usually sends the recertification packet 90 to 120 days before your voucher anniversary. You'll provide:

• Current income documentation for every adult in the household (pay stubs, Social Security award letters, self-employment records)
• Bank statements in some cases
• Documentation of any change in household composition
• Signed forms certifying continued eligibility and accuracy

After the review, BHA recalculates your tenant payment and the HAP payment. Income up, your rent share up. Income down, your share drops and BHA's payment rises. The new amounts start at the next lease term.

Interim recertifications happen between annual reviews when income or family size changes a lot. You're required to report significant income increases to BHA within a set window (usually 10 to 30 days, depending on the administrative plan). Failing to report and keeping the lower rent counts as fraud under federal law. ^[1]

The administrative plan is BHA's governing document for all of this. It's public. Request it from BHA or find it on their website, and read the relevant sections before your recertification. It clears up a lot of confusion.

What are tenants' rights when renting through BHA?

Voucher holders get a specific set of protections stacked on top of Vermont's general tenant law. Both layers matter.

At the federal level, 24 CFR Part 982 governs the whole HCV program. Core protections: a fair and consistent waitlist process, an informal hearing if BHA proposes to deny or terminate assistance, and a payment standard that fits the area. ^[5]

Vermont law adds more. Landlords must give reasonable notice before entry (generally 48 hours), late fees are limited, and retaliatory eviction is barred. Vermont's security deposit law caps deposits at two months' rent. ^[8]

For voucher-specific complaints, you can request an informal hearing from BHA any time it takes an adverse action, including reducing, suspending, or terminating the voucher. The request usually must be in writing within a set number of days of BHA's notice. Miss that window and you forfeit the hearing, so act the day you get a termination or reduction notice.

Think BHA acted improperly or broke HUD rules? HUD's Office of Fair Housing and Equal Opportunity (FHEO) is the escalation path. File fair housing complaints at HUD.gov/fairhousing. ^[11]

For a wider look at your rights under the HCV program, including anti-discrimination rules and lease protections, VoucherReady's tenant guides lay out the federal framework in plain language.

How does BHA connect to other affordable housing resources in Vermont?

BHA isn't the only game in town. Burlington has one of the more developed affordable housing networks in New England for a city its size, and knowing the other players saves time.

Champlain Housing Trust (CHT) is a community land trust and one of Vermont's largest affordable housing nonprofits. It owns and manages hundreds of rental units in Burlington and Chittenden County, accepts many voucher holders, and runs homeownership programs. ^[12] Hunting for section 8 houses for rent in Burlington? CHT's listings are a natural first stop alongside the general platforms.

Vermont State Housing Authority (VSHA) runs a statewide HCV program. If BHA put you on a closed waitlist, apply to VSHA at the same time. Its opening windows sometimes differ.

The Low Income Housing Tax Credit program funds a big share of Burlington's affordable rental stock. BHA doesn't run these units directly, but many accept vouchers and some are income-restricted at 50 to 60 percent AMI, which overlaps with voucher eligibility.

Vermont 211 (dial 2-1-1) is the statewide line for housing help, emergency rental assistance, and other services. In a rental emergency it's faster triage than clicking through agency websites.

HUD.gov's resource locator finds HUD housing options and PHAs across Vermont if you're weighing a move outside Burlington.

What should you realistically expect when applying for a BHA voucher today?

Set your expectations and you'll save real frustration. Here's what the structure of BHA's program actually suggests.

The waitlist, when open, likely means a wait of multiple years before a voucher gets issued. Vermont's housing market stays tight, and Burlington's vacancy rate has ranked among the lowest in the country for several years running. ^[4] PHAs in high-demand markets with small voucher pools can't move fast.

Apply to every PHA and program you qualify for at once. BHA, VSHA, and any other Chittenden County program should all get an application. Set phone reminders to check waitlist updates every 30 to 60 days. PHAs sometimes purge the list for non-response, then reopen briefly to rebuild it. Miss that window and you start over.

Once you get a voucher, you'll have a search period (typically 60 to 120 days) to find a unit. BHA may extend it if you document a good-faith search. Vermont's tight market makes that period genuinely stressful. Start scouting neighborhoods and price ranges before the voucher is in hand.

For a ground-up orientation to how the program works, start with the housing authority overview and the voucher basics section, then come back to BHA logistics once the federal framework clicks. That order makes the administrative plan far easier to read.

Nobody has clean, current data on average BHA wait times in one public place. The closest proxy is HUD's Picture of Subsidized Households database, whose utilization rates hint at turnover, but the actual wait in years lives in BHA's internal records and isn't always published. Ask BHA for their most recent waitlist statistics when you apply.

Frequently asked questions

How do I apply to Burlington Housing Authority's Section 8 waitlist?

When BHA's waitlist opens, you submit an application online or in person during the announced window. BHA posts openings on burlingtonhousing.org and through Vermont 211. You'll need Social Security numbers for all household members, proof of current address, and income information. After you submit a pre-application, BHA checks basic eligibility and assigns your position by date, time, and any local preferences you qualify for.

How long is the wait for a Section 8 voucher in Burlington, Vermont?

BHA hasn't published a precise average, and waitlist length swings with funding and turnover. Given Burlington's historically low vacancy rate and high demand, waits of two to five years or more are realistic when funding is tight. Apply to the Vermont State Housing Authority at the same time. HUD's Picture of Subsidized Households database shows BHA's utilization metrics but not specific wait years.

What are BHA's income limits for 2024?

HUD sets the limits for the Burlington-South Burlington metro. For FY 2024, the 50% AMI limit for a family of four was about $56,900, and the 30% AMI limit about $34,150. HUD requires that 75% of new vouchers go to households at or below 30% AMI. Limits change annually, so check HUD's current income limits page at HUD.gov before applying.

Does Vermont law require landlords in Burlington to accept Section 8 vouchers?

Yes. Vermont's fair housing law bars housing discrimination based on source of income, which includes vouchers. Burlington landlords can't refuse to rent to someone solely because they hold a Section 8 voucher. Landlords may still screen applicants with consistent, lawful criteria. Complaints about source-of-income discrimination go to the Vermont Human Rights Commission or HUD's Office of Fair Housing and Equal Opportunity.

How long does a BHA HQS inspection take and what does it cost?

BHA schedules the inspection after you submit the Request for Tenancy Approval. The inspection itself takes 30 to 90 minutes depending on unit size. There's no cost to landlord or tenant; BHA runs it as part of the program. Units that fail get a correction deadline and a re-inspection. The real cost to a landlord is repair time and the lease-up delay if the unit doesn't pass the first visit.

Can I use a Burlington Housing Authority voucher to rent anywhere in Vermont?

After living in BHA's jurisdiction for 12 months (or meeting an exception), you can port your voucher to any other PHA jurisdiction in Vermont or across the U.S. The receiving PHA applies its own payment standards. If you haven't hit the 12-month residency mark, you generally must lease inside BHA's service area first. Contact BHA to confirm current portability policy and your eligibility before planning a move.

What happens if a landlord doesn't fix HQS violations before the deadline?

BHA can abate the Housing Assistance Payment, meaning it stops paying the subsidy while the problems stay open. The tenant is generally protected from eviction during an abatement caused by the landlord's failures. If the landlord still won't fix conditions after abatement, BHA can terminate the HAP contract entirely. Tenants in this spot should contact BHA and Vermont Legal Aid to understand their options.

What is BHA's payment standard for a two-bedroom apartment in 2024?

HUD's FY 2024 Fair Market Rent for a two-bedroom in the Burlington-South Burlington metro was $1,891. BHA sets its local payment standard within 90 to 110 percent of that FMR without special HUD approval. Confirm the current standard directly with BHA, since it can be adjusted annually. The payment standard is the ceiling BHA will subsidize; the tenant pays the difference if rent goes above it.

Does BHA have any preference for veterans or homeless applicants?

BHA has historically used local preferences covering current Burlington residents, people experiencing homelessness, veterans, and people with disabilities, which move qualifying applicants higher in the queue. Preferences live in BHA's administrative plan and can change. HUD's HUD-VASH program provides dedicated vouchers for homeless veterans through VA partnerships; ask BHA whether VASH vouchers are administered separately from the general waitlist.

How does the annual recertification process work at BHA?

BHA sends a recertification packet 90 to 120 days before your voucher anniversary. You return documentation of current income, family composition, and other changes. BHA recalculates your tenant payment share and the HAP payment for the next year. Missing the deadline can end your assistance. Report significant income changes mid-year promptly; failing to report is treated as fraud under federal rules.

Is the Burlington Housing Authority the only PHA serving Burlington, Vermont?

BHA is the primary PHA for the city of Burlington, but not the only affordable housing resource. The Vermont State Housing Authority (VSHA) runs a statewide HCV program with its own waitlist. The Champlain Housing Trust manages hundreds of affordable rentals in Burlington and Chittenden County and accepts vouchers. Applying to several programs at once is the most practical move, given how rarely any single waitlist is open.

What's the difference between BHA's public housing and a Section 8 voucher?

Public housing means BHA owns the apartment and you rent from BHA at income-based rent. A Section 8 voucher is a subsidy you take into the private market to rent from a private landlord. Public housing gives you more stability in one unit but less choice. A voucher gives you flexibility to pick any unit that passes inspection where the landlord accepts it. Both programs have separate waitlists and applications.

Can a Section 8 voucher be used to rent a single-family home in Burlington?

Yes. As long as the home passes HQS inspection, the rent is reasonable, and gross rent falls within BHA's payment standards, a voucher works for a single-family house, condo, duplex, or apartment. Plenty of landlords renting single-family homes in Burlington take part in the program. Searching Section 8-friendly listing platforms plus direct outreach to local property managers is the most effective approach.

What should I do if BHA terminates or denies my voucher?

Request an informal hearing in writing right away. BHA's termination or denial notice must include a deadline to request a hearing; miss it and you forfeit the right. At the hearing you can present evidence and challenge the decision. If you lose and believe BHA broke federal rules, escalate to HUD's Office of Fair Housing and Equal Opportunity. Vermont Legal Aid (vtlegalaid.org) can help at no cost.

Sources

1. HUD.gov, Housing Choice Voucher Program overview (24 CFR Part 982): HCV program eligibility, rent calculation, and HAP contract requirements under federal regulations
2. HUD, Picture of Subsidized Households database: BHA administers roughly 800-900 Housing Choice Vouchers based on HUD subsidized household data
3. Burlington Housing Authority, official website: BHA address, contact information, public housing portfolio, and administrative plan availability
4. U.S. Census Bureau, Housing Vacancy Survey: Vermont's rental vacancy rate has been among the lowest in the country, constraining voucher lease-up
5. eCFR, 24 CFR Part 982 (982.206 waitlist policy; 982.353 portability): PHAs must maintain a written waitlist policy; portability rights vest after 12 months in jurisdiction
6. HUD, FY 2024 Income Limits documentation: FY 2024 income limits for Burlington MSA: 50% AMI for family of four approximately $56,900; 30% AMI approximately $34,150
7. eCFR, 24 CFR Part 982 (982.503 payment standards; 982.508 tenant contribution): Payment standards set at 90-110% of FMR; tenant contribution capped at 40% of monthly adjusted income at initial lease-up
8. Vermont Human Rights Commission, source-of-income discrimination guidance: Vermont prohibits source-of-income discrimination in housing; landlords cannot refuse Section 8 vouchers
9. eCFR, 24 CFR 982.401, Housing Quality Standards: HQS covers 13 performance areas and units must pass before lease-up and at least annually
10. eCFR, 24 CFR 982.353, portability provisions: Portability is a federal right after 12 months in the issuing PHA jurisdiction, with exceptions
11. HUD, Office of Fair Housing and Equal Opportunity: HUD FHEO accepts fair housing complaints including source-of-income discrimination and voucher program violations
12. Champlain Housing Trust, affordable rental housing listings: CHT is among the largest affordable housing nonprofits in Vermont, managing hundreds of rentals in Burlington and Chittenden County
13. HUD, FY 2024 Fair Market Rents documentation, Burlington-South Burlington VT HUD Metro FMR Area: FY 2024 FMRs: efficiency $1,347; 1-BR $1,566; 2-BR $1,891; 3-BR $2,378; 4-BR $2,837 for Burlington metro