Contra Costa Housing Authority: waitlists, vouchers, and how the program works

Last updated 2026-07-09

What is the Housing Authority of the County of Contra Costa?

The Housing Authority of the County of Contra Costa, called HACCC, is a public agency created under California Health and Safety Code to house low-income families in Contra Costa County. It runs separately from the city housing authorities in Richmond, Pittsburg, and Antioch, which handle their own programs. HACCC covers unincorporated areas plus cities that never set up their own authority: Concord, Walnut Creek, Martinez, San Ramon, and more. ^[1]

Most of HACCC's money comes from the U.S. Department of Housing and Urban Development through the Housing Choice Voucher program, the program people still call Section 8. The agency also handles project-based vouchers, special-purpose vouchers (VASH for veterans, Emergency Housing Vouchers), and a small set of public housing units. Recent reporting puts HACCC at roughly 7,000 to 8,000 active vouchers at any given time, and that number moves with HUD funding year to year. ^[2]

Live in Richmond, or want to? You apply to the Richmond Housing Authority, not HACCC. Same story for Pittsburg and Antioch. Pick the wrong agency and you waste months. Run your address through the search tool on HACCC's site before you fill out a single form. ^[1]

Who is eligible for HACCC's Housing Choice Voucher program?

Eligibility runs on federal rules under 24 CFR Part 982. Three tests apply to every family that applies. ^[3]

Start with income. Your household's gross annual income can't top 50 percent of the Area Median Income (AMI) for the Oakland-Fremont-Hayward HUD Metro Fair Market Rent Area, which covers Contra Costa County. HUD updates these limits every year, usually in April or May. For fiscal year 2024, the 50 percent AMI limit for a family of four in the area was roughly $69,200, a figure that shifts annually, so check the current number on HUD's income limits page before you assume anything. ^[4] HUD also requires at least 75 percent of new admissions each year to go to families at or below 30 percent of AMI, the "extremely low income" tier, so being just under 50 percent won't move you fast. ^[3]

Next, citizenship or eligible immigration status. At least one household member has to be a U.S. citizen or hold an eligible immigration status under 24 CFR 5.506. Mixed-status families can apply, and only the eligible members get subsidy. ^[3]

Third, screening. HACCC checks criminal history, prior evictions from federally assisted housing, and money owed to a housing authority. A prior eviction for drug-related activity is a mandatory denial under federal law. Everything else gets reviewed under HACCC's written admissions policy, which the agency has to publish. California's AB 1418 (2023) narrowed how local agencies can use criminal history in housing decisions, so the screen is tighter than it used to be. ^[5]

There's no minimum county residency to apply. HUD bars residency rules that shut out people living outside the jurisdiction, though HACCC may give current residents a local preference. ^[3]

Is the HACCC Section 8 waitlist open right now?

As of mid-2025, HACCC's Housing Choice Voucher waitlist is closed. That's the usual state. HACCC opens the list only when it thinks it can serve more families within a reasonable time, and given Contra Costa's housing crunch, openings are rare and short. The last general HCV opening HACCC announced pulled in tens of thousands of applicants within days. ^[1]

Here's what actually matters. HACCC sometimes opens waitlists for specific voucher types (Project-Based Vouchers at one property, VASH, EHV) even while the general HCV list stays closed. Those smaller openings draw less attention and are often easier to get into. Watch HACCC's website and sign up for their email notices so one doesn't slip past you.

Want to see which programs across the Bay Area are taking applications? The open Section 8 waiting lists guide tracks openings nationally. Apply to several Bay Area authorities at once too. Nothing stops you from sitting on the Richmond, Oakland, and HACCC lists at the same time.

When a list does open, HACCC usually runs a lottery, not a first-come-first-served line. Everyone who applies during the window lands in the pool, and the agency picks an order at random. Applying on day one versus day six changes nothing. What changes your odds is getting in during the window and keeping your contact information current so the confirmation letter reaches you.

How long is the wait for a HACCC voucher?

Nobody has clean public data on current HACCC wait times broken out by preference category, and that's a real gap. The closest benchmark is HUD's Picture of Subsidized Households, which shows local utilization rates but not average waits. Regional advocates and HACCC staff have publicly cited waits of 5 to 10 years or more for the general HCV list in recent years, though it swings hard on your preference category. ^[2]

HACCC, like most large California authorities, uses local preferences that push certain applicants up the lottery order. Common ones:

• Current Contra Costa County residents or workers
• Victims of domestic violence (VAWA protections apply separately, under 24 CFR 5.2005)
• Homeless households or those in transitional housing
• Veterans (separate from VASH)
• Families displaced by government action

Qualify for one of these and document it right on your application, and you can jump well ahead of applicants who don't. Ask HACCC staff which preferences are active at the time of any open waitlist, because agencies can change their preference structure with HUD approval. ^[3]

The practical move: apply to every rental assistance program you can reach, all at once. Project-Based Voucher units at specific properties sometimes have much shorter waits, because they're tied to a building rather than portable.

What are HACCC's payment standards and how do they affect rent?

A payment standard is the most HACCC will pay in monthly subsidy for a unit of a given bedroom size. HACCC sets it as a percentage of HUD's Fair Market Rents (FMRs) for the area, between 90 and 110 percent under the basic rule. Agencies can also ask HUD for exception payment standards up to 120 percent in high-cost areas. ^[3]

Contra Costa County splits into several FMR sub-areas under HUD's Small Area Fair Market Rent (SAFMR) system, so payment standards shift by ZIP code more than by county line. A two-bedroom voucher in Concord carries a different payment standard than a two-bedroom in Walnut Creek, even though both sit inside HACCC's jurisdiction. HACCC posts its current payment standards table online and updates it every year. ^[6]

Here's the mechanic. When you find a unit, HACCC compares the gross rent (rent plus tenant-paid utilities) to the payment standard for that ZIP code and bedroom size. It pays the lesser of the two: the payment standard, or the actual gross rent. You cover the gap, and your share is capped so you don't pay more than 40 percent of your adjusted monthly income at initial lease-up, the "40 percent rule" under 24 CFR 982.508. ^[3]

Say the landlord wants $2,800 and the payment standard is $2,600. You can't cover that full $200 gap on top of your normal share unless your share already sits below 40 percent of income. Plenty of voucher holders in Contra Costa get priced out of high-cost ZIP codes because the payment standard trails market rent. That's the built-in tension in the whole program.

Bedroom Size	Approx. 2024 FMR (Contra Costa)	Typical HACCC Payment Standard Range
Studio	~$1,700	$1,530 to $1,870
1 BR	~$2,100	$1,890 to $2,310
2 BR	~$2,600	$2,340 to $2,860
3 BR	~$3,500	$3,150 to $3,850
4 BR	~$4,100	$3,690 to $4,510

These are approximations from HUD FY2024 FMR data for the Oakland-Fremont HMFA. HACCC's published payment standards may differ. Pull the current table from HACCC's website before you budget. ^[6]

How do landlords get started accepting HACCC vouchers?

Landlords come at HACCC from a different angle than tenants. There's no advance registry to join. The process kicks off when a voucher holder asks about your unit. Here's the sequence. ^[7]

Step one, you and the tenant settle terms informally. The rent has to be reasonable against unassisted rents for similar units nearby. HACCC does a rent reasonableness check, a comparison to market comps. You can't charge a voucher holder more than you'd charge an unassisted tenant for the same place.

Step two, the tenant files a Request for Tenancy Approval (RFTA) with HACCC. That form starts the official clock. You complete your part: owner name, address, tax ID, requested rent, utilities included. ^[7]

Step three, HACCC schedules a Housing Quality Standards (HQS) inspection. An inspector checks the unit against federal minimum habitability standards under 24 CFR 982.401: working smoke detectors, adequate heat, intact windows, functional plumbing, and lead-based paint compliance where children under six will live. Most landlords with well-kept units pass the first time. Fail, and HACCC hands you a list of deficiencies with a deadline to fix them. ^[8]

Step four, once the unit passes, HACCC signs a Housing Assistance Payments (HAP) contract with you directly. That's your agreement with the agency, separate from your lease with the tenant. HAP payments usually land on the first of the month by direct deposit. HACCC pays you, and the tenant pays their share to you separately.

California law (Government Code Section 12955) bans source-of-income discrimination statewide. You generally can't refuse to rent to someone just because they hold a voucher. Break this law and you're exposed to fair housing complaints and civil liability. ^[5]

Landlords who want a full checklist of the RFTA, HAP contract, and inspection prep can grab VoucherReady's landlord kit, a printable packet covering what HACCC needs from your side.

New to the program? The housing authority overview lays out how every PHA-landlord relationship works under federal rules.

How does the HACCC HQS inspection process work?

HQS inspections go smoothly once you know what inspectors want. Federal standards under 24 CFR 982.401 split the unit into 13 categories, including sanitary facilities, food preparation, space and security, thermal environment, electricity, structure, air quality, water supply, lead-based paint, and smoke detectors. ^[8]

The usual failure points in Bay Area housing stock: lead-based paint (an issue for pre-1978 units with children), dead smoke and carbon monoxide detectors, windows that won't open for ventilation or won't lock for security, and water heater temperature and pressure relief valve problems. Handle these before the inspector shows up.

Inspections usually get scheduled within 10 to 20 business days after HACCC receives a complete RFTA package, though backlogs have stretched that in recent years. The inspection costs you nothing. An inspector walks the unit and gives a pass or fail, either on the spot or in writing soon after.

Fail, and you get a cure period. Minor deficiencies might get 30 days. Life-threatening items, like a gas leak, need same-day or 24-hour repair. Fix the problems, then request a reinspection. The tenant's voucher clock keeps running the whole time, which pressures both sides to move.

Units already under HAP contract get periodic inspections (HACCC moved most units to a biennial schedule). HACCC may also inspect after a tenant complaint. A unit that keeps failing puts its HAP contract at risk.

Can a HACCC voucher be used to move or port to another county?

Yes, and this matters a lot, both for tenants who want out of Contra Costa and for voucher holders elsewhere who want in. Portability rules under 24 CFR 982.353 let a voucher holder use their voucher anywhere in the U.S. with an administering housing authority, once they've met their initial lease-up obligation. ^[3]

For HACCC-issued vouchers, that initial obligation usually means leasing a unit in HACCC's jurisdiction for at least 12 months before porting out. There's an exception: a job offer or family ties in another jurisdiction can let you port right away. Ask HACCC's portability coordinator exactly what documentation they need.

When someone ports in (they hold another PHA's voucher and want to use it in Contra Costa), HACCC either absorbs the voucher, taking it into its own program for good, or bills the originating PHA. Which one depends on HACCC's funding at the time. Call HACCC's portability unit before you submit anything, because the process and timelines vary.

In practice, porting out of Contra Costa to a lower-cost county (Solano, Stanislaus, Sacramento) can widely expand what you can rent inside your payment standard. Porting in from a cheaper county to rent in Contra Costa is harder, because your home PHA's payment standards may not reflect Bay Area rents. Once HACCC absorbs you, it applies its own payment standards. ^[3]

For the full walkthrough on moving with a voucher, the moving and porting mechanics live on VoucherReady.

What special voucher programs does HACCC offer beyond the regular HCV?

HACCC runs several specialized voucher types alongside the main HCV program, and some carry their own waitlists or referral channels.

HUD-VASH (Veterans Affairs Supportive Housing) pairs a Housing Choice Voucher with VA case management for homeless veterans. Eligibility runs through the VA, not a public waitlist. Veterans experiencing homelessness should contact the VA Medical Center in Martinez or the Bay Area HUD-VASH coordinator directly. ^[9]

Emergency Housing Vouchers (EHV), funded by the American Rescue Plan Act of 2021, went to people experiencing homelessness, at risk of it, fleeing domestic violence, or recently released from certain institutions. HACCC got an EHV allocation in 2021. Most of those are already issued, and any remaining slots move through referral from the Contra Costa County Coordinated Entry system, not a general application. ^[9]

Project-Based Vouchers (PBV) attach to a specific unit at a specific property, not to a household. Leave the unit and you lose the subsidy, though after one year in a PBV unit you gain the right to request a tenant-based voucher. PBV waitlists are property-specific. Some affordable developments in Concord, Richmond, and other Contra Costa cities have PBV units with their own application processes. ^[3]

Family Unification Program (FUP) vouchers help families where lack of housing is the main obstacle to reuniting with children from foster care, plus youth aging out of foster care. These come through referral from the county social services agency.

How do I contact HACCC and what should I bring to an appointment?

HACCC's main office sits at 3133 Estudillo Street, Martinez, CA 94553. The agency also runs satellite offices and schedules outreach around the county. Phone hours and in-person appointment availability shift, so the current details live on their website at contracostahousing.org. ^[1]

For waitlisted applicants, contact is mostly reactive. You wait for HACCC to reach you, not the reverse. The single most useful thing you can do is update your contact information the moment it changes: phone, address, email. Missing a letter after a move is one of the most common ways people lose their spot on the list.

Get an appointment for eligibility verification, the step right before a voucher issues, and bring:

• Photo ID for all adult household members
• Birth certificates for all household members
• Social Security cards or immigration status documentation for each person
• Documentation of all income sources for the past 12 months (pay stubs, award letters for SSI/SSDI/CalWORKs, child support orders)
• Bank statements (usually 3 months)
• Documentation of any preferences you claimed (lease, utility bills, employer letter, DV documentation)

Over-prepared beats under-prepared every time. One missing document can bump your appointment back weeks.

What tenant rights apply specifically to HACCC voucher holders?

Federal and California law stack up into a strong set of protections for voucher holders, some of them stronger in California than anywhere else in the country.

Under federal law, the Violence Against Women Act (VAWA) protects voucher holders who are victims of domestic violence, dating violence, sexual assault, or stalking from losing their subsidy because of that violence. A tenant can't be evicted or denied a voucher solely because of VAWA-related activity. HACCC has to hand out a VAWA notice with every denial, termination, and lease. ^[10]

California's source-of-income protection (Government Code Section 12955) means landlords can't refuse to rent to you because you hold a voucher. Rejected and you think it's about your voucher status? File a complaint with the California Civil Rights Department (CRD). ^[5]

For lease terminations and evictions, your landlord needs good cause under California law. AB 1482, the Tenant Protection Act of 2019, covers most rental units and blocks a landlord from simply non-renewing your lease without a legitimate reason. Any eviction HACCC judges to lack good cause can cost the landlord their HAP contract. ^[11]

If HACCC moves to terminate your voucher, for non-compliance say, you have the right to an informal hearing before that decision is final, required under 24 CFR 982.555. Request the hearing in writing within the deadline on the termination notice, and take it seriously. Plenty of terminations get reversed at hearing when the tenant shows up with documentation. ^[3]

For a deeper read on your rights as a voucher holder, the tenant rights section covers the full framework.

How does HACCC's program compare to other Bay Area housing authorities?

Seeing how HACCC fits the regional picture helps you decide where to apply and where to hunt for housing.

Agency	Jurisdiction	Approx. Vouchers Administered	Waitlist Status (mid-2025)
HACCC	Unincorporated Contra Costa + most cities	~7,000 to 8,000	Closed
Richmond Housing Authority	City of Richmond	~1,000	Closed
Oakland Housing Authority	City of Oakland	~10,000	Closed
Alameda County Housing Authority	Unincorporated Alameda + some cities	~6,500	Closed
San Francisco Housing Authority	City of San Francisco	~9,000	Closed
Housing Authority of Santa Clara County	Unincorporated Santa Clara + cities	~5,000	Closed

Voucher counts are approximate, drawn from HUD's Picture of Subsidized Households 2023 data. Every major Bay Area agency has a closed general HCV waitlist as of mid-2025, and that status can flip with new funding. ^[2]

HACCC's payment standards for Contra Costa ZIP codes tend to run lower than Oakland's or San Francisco's, so a Contra Costa voucher may not stretch as far in those cities even after porting. Contra Costa rents also run somewhat below the core urban markets, which evens things out in many ZIP codes.

Frequently asked questions

How do I apply to HACCC's Section 8 waitlist?

Applications are only accepted when HACCC opens its waitlist, which happens rarely. When open, you apply online through HACCC's portal at contracostahousing.org. HACCC uses a lottery, so all applications submitted during the open window get randomized. Sign up for HACCC email alerts to hear the moment a waitlist opens. There's no fee to apply.

What cities does the Contra Costa Housing Authority cover?

HACCC covers unincorporated Contra Costa County plus cities including Concord, Walnut Creek, Martinez, San Ramon, Lafayette, Moraga, Orinda, Danville, San Pablo, El Cerrito, Hercules, and Pinole. Cities with their own housing authorities (Richmond, Pittsburg, Antioch) run independently. Check HACCC's jurisdiction map before applying to confirm your city is in their service area.

What are the income limits to qualify for HACCC's voucher program?

HUD sets income limits annually based on the Oakland-Fremont-Hayward HUD Metro FMR Area, which includes Contra Costa County. For FY2024, the 50% AMI limit (the maximum to qualify) for a four-person household was roughly $69,200. But 75% of new vouchers must go to families at or below 30% AMI. Check HUD's income limits page (huduser.gov) each spring for updated figures.

How long does an HQS inspection take at HACCC?

The physical inspection runs 30 to 60 minutes, depending on unit size. Scheduling one after HACCC receives a complete RFTA can take 10 to 20 business days, sometimes longer in busy periods. Landlords who prep ahead (working smoke detectors, cleared windows, no obvious health hazards) almost always pass on the first visit and skip the reinspection delay.

Can I use my HACCC voucher to rent anywhere in California?

Yes, through portability. After leasing in HACCC's jurisdiction for 12 months (with exceptions for job offers or family ties), you can port your voucher to any other California housing authority's jurisdiction. The receiving PHA applies its own payment standards once it absorbs your voucher. Contact HACCC's portability unit to start the process.

Does HACCC allow additional guests or changes in household composition?

Any change in who lives in your unit has to be reported to HACCC. Adding a household member (other than a newborn or newly adopted child) needs written HACCC approval before the person moves in. Unauthorized occupants can trigger voucher termination. When your household size changes, HACCC recalculates your subsidy and may adjust your voucher bedroom size, which changes where you can search.

What happens if my landlord refuses to pass HQS inspection repairs?

If a landlord skips required repairs past HACCC's deadline, HACCC will abate the HAP payment (stop paying the landlord) or end the HAP contract. You, the tenant, get a notice and usually the right to move with your voucher to a different unit. Federal rules under 24 CFR 982.404 make the landlord responsible for deficiencies the tenant didn't cause.

Is there a preference for homeless applicants on HACCC's waitlist?

Yes. HACCC's admissions preferences typically include a local preference for households experiencing homelessness or in transitional housing programs. Documenting homeless status correctly at application time moves you up the lottery order. The Contra Costa County Coordinated Entry system can also refer households directly to certain voucher programs (like Emergency Housing Vouchers) outside the general waitlist.

How does HACCC calculate my rent portion each month?

Your monthly share is roughly 30% of your adjusted monthly income. Adjusted income removes certain deductions (childcare, disability-related expenses, elderly deductions). HACCC pays the difference between your share and the gross rent, up to the payment standard. At initial lease-up, federal rules cap your share at 40% of your adjusted monthly income under 24 CFR 982.508.

What is a Housing Assistance Payments (HAP) contract and who signs it?

The HAP contract is a written agreement between HACCC and the landlord. It runs alongside, but separate from, the tenant's lease. It sets the HAP payment amount, inspection requirements, and the landlord's obligations. HACCC and the landlord both sign it, and the tenant isn't a party. If the landlord violates the HAP contract, HACCC can stop payments without the tenant losing their voucher.

Can a Contra Costa landlord refuse to rent to a voucher holder?

No. California Government Code Section 12955 bans source-of-income discrimination statewide, including refusal to rent based on voucher status. Landlords who turn away voucher holders can face complaints with the California Civil Rights Department (formerly DFEH) and civil liability. The protections cover every California jurisdiction, including all areas HACCC serves.

What is the difference between a project-based voucher and a tenant-based voucher at HACCC?

A tenant-based voucher is yours to take anywhere you rent within HACCC's jurisdiction (or port out). A project-based voucher ties to a specific unit at a specific property. Move out of a PBV unit and the voucher stays with the apartment. After 12 months in a PBV unit, you can request a tenant-based voucher under 24 CFR 983.261, which gives you the option to move.

How often does HACCC recertify income and household composition?

HACCC runs an annual recertification for all active voucher holders. You'll get a notice with a deadline to submit updated income and household documentation. Interim recertifications happen when your income or household changes a lot between annual reviews. Miss a recertification deadline without contacting HACCC and you risk suspension or termination of your voucher.

Sources

1. Housing Authority of the County of Contra Costa, official website: HACCC's jurisdiction, office address, and program descriptions
2. HUD, Picture of Subsidized Households 2023: Approximate voucher counts for HACCC and Bay Area housing authorities
3. HUD, 24 CFR Part 982 (Housing Choice Vouchers): Eligibility rules, payment standard mechanics, portability rules, HAP contract requirements, hearing rights, 40% cap rule, and PBV tenant rights
4. HUD, FY2024 Income Limits Documentation System: 50% AMI income limit of approximately $69,200 for a four-person household in the Oakland-Fremont HMFA for FY2024
5. California Civil Rights Department, Housing Discrimination overview: California Government Code Section 12955 prohibits source-of-income discrimination; California AB 1418 limits criminal history use in housing decisions
6. HUD, FY2024 Fair Market Rents, Oakland-Fremont-Hayward HMFA: FMR base figures by bedroom size used to approximate HACCC payment standard ranges
7. HUD, Housing Choice Vouchers Fact Sheet: RFTA process and landlord participation steps in the Housing Choice Voucher program
8. HUD, 24 CFR 982.401 Housing Quality Standards: HQS inspection categories and required conditions for assisted units
9. HUD, Emergency Housing Vouchers program overview: HUD-VASH and Emergency Housing Voucher program structure and referral channels
10. HUD, Violence Against Women Act (VAWA) housing protections: VAWA protections for voucher holders who are victims of domestic violence, and required VAWA notice
11. California Legislative Information, AB 1482 Tenant Protection Act of 2019: California requires just cause for lease termination for most covered rental units
12. HUD, Small Area Fair Market Rents: SAFMR system results in payment standards that vary by ZIP code within a county