Decatur Housing Authority: waitlist, vouchers, and how it works

Last updated 2026-07-10

What is the Decatur Housing Authority and what does it run?

The Decatur Housing Authority (DHA) is a local public housing agency (PHA) in Decatur, Alabama. It runs two programs: the Housing Choice Voucher (HCV) program, better known as Section 8, and traditional public housing in buildings DHA owns.

A Board of Commissioners governs DHA, and the money comes from HUD's Office of Public and Indian Housing. Its jurisdiction covers Decatur and the rest of Morgan County. The agency follows HUD rules in 24 CFR Part 982 for vouchers and 24 CFR Part 966 for public housing. ^[1]

Here's the split. On the voucher side, DHA pays part of your rent straight to your landlord, and you pay the rest, capped at roughly 30 percent of your adjusted monthly income under the standard HUD formula. That share can climb to 40 percent in year one if you pick a unit priced above the payment standard. On the public housing side, DHA owns the unit outright, so it acts as both your landlord and your caseworker.

New to how these pieces connect? Read the housing choice voucher program overview before you get into DHA specifics.

Is the Decatur Housing Authority waitlist open right now?

DHA opens and closes its waitlist based on funding and how many vouchers come free. There's no set calendar, so as of mid-2026 you have to confirm the status directly. Call (256) 340-0440 or stop by the office at 600 Jackson Street SE, Decatur, AL 35601 to find out if the list is taking applications.

When it opens, DHA usually posts the news in local media, on decaturhousing.org, and on flyers at the Morgan County courthouse and community centers. If demand is heavy, the window can last just a few days. ^[2]

Miss the opening and a few facts help. Being on more than one waitlist is legal and smart. Check nearby PHAs like the Huntsville Housing Authority and the Alabama Housing Finance Authority for state-run vouchers. Our page on open Section 8 waiting lists tracks which Alabama lists are accepting applications right now.

Once you're on the list, DHA orders applicants by the preferences it names in its Administrative Plan. Common ones: residency in Decatur or Morgan County, veterans and their families (through HUD-VASH), elderly or disabled households, and families displaced by disaster or government action. Working families sometimes get a preference too, depending on the current plan. A preference guarantees nothing. It just moves you ahead of applicants who don't have one. ^[1]

What are the income limits for DHA's Section 8 program?

HUD sets income limits by area and family size every year. For the Decatur, AL HUD Metro FMR Area, which covers Morgan County, these are the 2025 limits HUD published: ^[3]

Household size	Very Low Income (50% AMI)	Extremely Low Income (30% AMI)
1 person	$25,300	$15,200
2 persons	$28,900	$17,400
3 persons	$32,500	$19,550
4 persons	$36,100	$21,700
5 persons	$39,000	$23,450
6 persons	$41,900	$25,200

To qualify for a voucher, your household income has to sit at or below the Very Low Income line (50% of Area Median Income). But there's a targeting rule that matters more than the ceiling. By law, at least 75 percent of new vouchers each fiscal year must go to households at or below 30% AMI. ^[4] So most people who actually land a voucher come in at the extreme low end of the table above.

HUD refreshes these numbers every spring. Look up the current figures at the HUD User income limits page (huduser.gov). Income counts wages, Social Security, child support, and most other regular payments. DHA checks your income when you're admitted and again at every annual recertification.

What are DHA's payment standards and what rent will it actually cover?

A payment standard is the most DHA will put toward rent plus utilities for a given unit size. DHA sets its standards as a percentage of HUD's published Fair Market Rents (FMRs), usually between 90% and 110% of FMR under normal authority, or up to 120% with HUD sign-off. ^[1]

Here are HUD's FY2025 Fair Market Rents for the Decatur, AL metro area: ^[5]

Bedroom size	HUD FY2025 FMR
Efficiency (0BR)	$673
1 bedroom	$753
2 bedrooms	$915
3 bedrooms	$1,211
4 bedrooms	$1,377

DHA's actual payment standards come from its own Board and live in the Administrative Plan. Call DHA for the current numbers, because they can drift from the raw FMR figures above. The payment standard is not a cap on your rent. It's a cap on what DHA pays. If a unit's gross rent (rent plus tenant-paid utilities) runs over the payment standard, you cover the gap, as long as your total share stays under 40% of adjusted gross income in the first year.

Landlords, this is real money. Rent a 2-bedroom at $1,100 when DHA's payment standard is $915, and the tenant's share jumps to cover the difference on top of their baseline 30% contribution. That can price the unit out of reach for lower-income voucher holders. Price at or near the payment standard and you get more applicants and a faster lease-up. The rent and payment standards section of our HCV overview goes deeper on the math.

How do you apply for a voucher at the Decatur Housing Authority?

When the waitlist is open, you apply by filling out DHA's pre-application. In recent years DHA has taken both online and paper applications during open enrollment. The form asks for household member names, dates of birth, Social Security numbers, current address and contact info, income sources, and any preferences you claim (veteran status, disability, local residency).

A pre-application doesn't mean you're approved. It means you're in line. DHA sends a confirmation and a spot on the list. Keep your contact info current, because if they can't reach you when your name comes up, they drop you.

When your name hits the top, DHA schedules a full eligibility interview. Bring your documents: birth certificates, Social Security cards, proof of income, bank statements, rental history, and consent for a background check. DHA runs that check. Certain convictions disqualify you by law, including lifetime sex offender registration and methamphetamine production in federally assisted housing. ^[4]

Found eligible, you get a voucher with an expiration date, usually 60 to 120 days to find a unit. You can ask DHA for one extension if the search is dragging. The unit has to pass a HUD Housing Quality Standards (HQS) inspection before DHA signs off on the lease. ^[1]

What do landlords need to do to accept a DHA voucher?

Landlords don't sign up in advance. It starts when a voucher holder hands you their voucher and asks to rent your place. If you're in, you submit a Request for Tenancy Approval (RFTA) to DHA. That form lists the address, proposed rent, unit size, and who pays which utilities. DHA reviews it, and if the rent is reasonable and the unit qualifies, they book an inspection. ^[1]

The inspection uses HUD's Housing Quality Standards. Inspectors check structural safety, working heat and hot water, adequate light and ventilation, no serious electrical hazards, functioning smoke detectors, and no lead-based paint hazards (for pre-1978 units where a child under 6 will live). DHA inspections usually happen within a few weeks of the RFTA. ^[6]

Fail, and you get a list of what's wrong plus a deadline to fix it. Small items might be re-inspected fast. Serious problems, like no heat in January, have to be fixed before the family moves in.

Once it passes, DHA and the landlord sign a Housing Assistance Payments (HAP) contract. DHA then pays its share of the rent by ACH each month. The tenant pays their share to you separately. HAP money lands on schedule and doesn't ride on the tenant's cash flow that month, which is one of the honest upsides of taking vouchers.

New landlords tend to have the same questions. VoucherReady's landlord kit walks the inspection checklist, a sample RFTA, and how HAP contracts actually work, all in one place. For the wider owner's-eye view, the housing authority explainer covers how PHAs run nationally.

Alabama has no statewide source-of-income protection law as of 2026, so Decatur landlords are not legally required to accept vouchers. Even so, demand from voucher holders in Morgan County is high enough that plenty of landlords find it worth the paperwork.

What is DHA's public housing and how is it different from vouchers?

Public housing differs from vouchers in one basic way: DHA owns the property. You live in a DHA-managed unit and pay rent to DHA. You can't carry the subsidy to a private landlord's place the way you can with a voucher.

DHA runs several public housing developments in Decatur. Rent is 30% of adjusted monthly income, same math as the voucher side. Eligibility rules (income limits, background checks) closely mirror the voucher program. ^[4]

The two waitlists are separate. Being on one doesn't put you on the other. Want both? Apply to both when each opens.

DHA staff inspect public housing units on a regular schedule under HUD's Public Housing Assessment System (PHAS). Unlike the voucher side, where a private landlord handles upkeep, DHA fields maintenance requests for public housing residents. Response time and quality vary. If a repair sits unaddressed, put your complaint to DHA's executive director in writing, then escalate to HUD's local field office in Atlanta (Georgia's office covers Alabama) if the agency stays quiet.

For elderly or disabled residents, DHA may hold Section 202 or other age-restricted units, depending on its current portfolio. If that's you, look at low income senior housing options in the area separately.

How does porting work if you have a voucher from another city and want to move to Decatur?

Porting means moving your voucher from one PHA to another. Hold a voucher from Huntsville, Birmingham, or any other PHA and want to move to Decatur? You have the legal right to port under 24 CFR 982.353 after living in the issuing PHA's jurisdiction for at least 12 months (or right away if that PHA waives the requirement). ^[1]

Here's how it runs. You tell your current PHA (the issuing PHA) you want to move to Decatur. They send a portability packet to DHA. DHA then either absorbs your voucher (takes it over with DHA funds) or bills back to your original PHA. If DHA's utilization is already high and there's no spare funding, they may bill back, which means your original PHA keeps paying. If DHA absorbs, they run everything going forward.

For you, expect it to take several weeks. Your voucher doesn't expire during a legitimate portability transfer, but you have to stay in touch with both agencies. The moving and porting mechanics get more coverage elsewhere on VoucherReady if you're doing an interstate move or something trickier.

Same rules run in reverse if you live in DHA's jurisdiction and want out. You need 12 months on the voucher and in the unit before DHA has to approve an outbound port, though they can allow it sooner.

What are tenants' rights under DHA's program?

As a voucher holder, you have rights DHA and your landlord must respect. The ones that matter most day to day:

Due process before termination. DHA can't cut your voucher without written notice and a right to an informal hearing. The notice has to state the reason and give you time to respond. That's required under 24 CFR 982.555. ^[1]

Your choice of unit. Inside DHA's jurisdiction and your voucher size, you pick. DHA can't steer you toward specific neighborhoods or buildings.

Annual inspection rights. Your unit gets inspected at least once a year under HQS. You can report quality problems to DHA, and DHA has to follow up. If your landlord won't fix a failing condition, DHA can abate (stop) the HAP payments. Your landlord can't legally retaliate against you for reporting.

Portability. After 12 months, you can move with your voucher, as covered above.

A written lease. Your landlord has to give you a standard lease. DHA's tenancy addendum (form HUD-52641-A) is part of every lease by law, and its terms override any lease language that conflicts. ^[7]

Think DHA violated your rights? Start with the informal hearing. If that doesn't fix it, file a fair housing complaint with HUD's Office of Fair Housing and Equal Opportunity (FHEO) when discrimination is involved, or contact Alabama Legal Services (alabamalegalservices.org) for general tenant issues.

How do you find rentals that accept DHA vouchers in Decatur?

Finding a landlord who'll take your voucher is often the hardest part. Decatur's rental market is smaller than Huntsville's, and not every owner has worked with DHA before.

DHA sometimes keeps an informal list of landlords who've been in the program. Ask at intake. HUD's Resource Locator (resources.hud.gov) shows some participating landlords by zip code, though it's not always current. ^[8]

For wider listings, aggregators like Go Section 8 let you filter by city and voucher size. Quality is uneven and listings go stale, so call before you drive out.

In Decatur, Craigslist and Facebook Marketplace still carry a real share of smaller landlord-owned units. When you reach out, name the voucher up front. Some owners who've never worked with DHA just haven't been asked clearly. Tell them DHA pays a guaranteed amount by ACH every month, the unit has to pass an inspection, and you're on a clock to move.

Searching for section 8 houses for rent in north Alabama? Filtering to Morgan County plus neighboring Lawrence and Limestone Counties widens your options, especially since porting into Decatur from a bordering PHA is fairly simple.

One blunt note. In a tight market with few voucher-friendly landlords, starting your search on day one of getting the voucher (not day 30) makes a real difference. Sixty days goes fast.

What other rental assistance programs does DHA or Morgan County offer?

Beyond vouchers and public housing, Decatur households may reach other kinds of rental assistance. A few worth chasing:

Emergency Rental Assistance. Morgan County got federal ERA money through the Treasury's Emergency Rental Assistance program. Whether any funds remain changes over time. Contact the Morgan County Community Development office or United Way of Morgan County to check the current status.

Low Income Housing Tax Credit (LIHTC) properties. These are privately owned complexes that took tax credits in exchange for capping rents for income-qualifying tenants. You don't need a voucher to live in one, though some accept both. The low income housing tax credit program is worth understanding if you need cheaper rent but can't land a voucher. Alabama Housing Finance Authority keeps a statewide list of LIHTC properties. ^[9]

Section 202 Supportive Housing for the Elderly. HUD funds this for households where the head or co-head is 62 or older. DHA or a local nonprofit may run Section 202 units in Decatur.

Section 811 for Persons with Disabilities. Like 202, but for non-elderly disabled households. Alabama Housing Finance Authority handles state-level allocations.

Community Action Agency of North Alabama also runs emergency utility and rent help that can bridge a gap while a household waits for a voucher. Its service area covers Morgan County.

How do you contact the Decatur Housing Authority and what should you expect?

DHA's office is at 600 Jackson Street SE, Decatur, AL 35601. Phone: (256) 340-0440. Website: decaturhousing.org. Hours run Monday through Friday, roughly 8 a.m. to 4:30 p.m. Central, though hours shift and holiday closures don't always make it online.

A few practical habits when dealing with any PHA office:

Call first, then show up. Phone queues at smaller PHAs are manageable, and staff can often answer a quick question without you driving across town. For dropping off documents or getting a signature, in-person beats mail.

Put it in writing. Dispute, maintenance problem, deadline worry: send a letter or email and keep a dated copy. Phone calls leave no paper trail.

Expect slow timelines. DHA, like most PHAs, runs on thin staffing against a heavy caseload. HUD's most recent PHA profile for DHA gives you a sense of its funded units and staffing. ^[2]

Can't get a response on a legitimate issue after several tries? HUD's Atlanta Regional Office, which covers Alabama, handles complaints about PHA administration. The HUD complaint process lives at hud.gov. ^[11]

Frequently asked questions

Is the Decatur Housing Authority waitlist open in 2026?

As of mid-2026, DHA's waitlist status changes on no fixed schedule. Call (256) 340-0440 or check decaturhousing.org to confirm whether it's open. When it does open, the window can close within days. Sign up for any notification system DHA offers and check the site often if you're waiting for an opening.

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

DHA doesn't publish an average wait, and it swings with funding, turnover, and how many applicants hold preferences. Nationally, HCV waitlists run two to three years, and some PHAs go much longer. Decatur is a mid-size PHA in a mid-cost market. Applying to several Alabama PHAs at once is the most practical way to cut your wait.

What are the income limits for Section 8 in Decatur, AL?

For 2025, the Very Low Income limit (50% AMI) for a family of four in the Decatur, AL metro area is $36,100. The Extremely Low Income limit (30% AMI) for the same size is $21,700. By federal law, at least 75% of new vouchers must go to households at or below 30% AMI. HUD updates these limits annually at huduser.gov.

Can a landlord refuse to accept Section 8 in Decatur, Alabama?

Yes. Alabama has no statewide source-of-income protection law as of 2026, so Decatur landlords can legally decline voucher holders. Federal Fair Housing law bars discrimination based on race, color, national origin, religion, sex, familial status, and disability, but voucher status is not a protected class under federal or Alabama state law.

How much does DHA pay toward rent?

DHA pays the difference between the tenant's share (roughly 30% of adjusted gross income) and the gross rent, up to the payment standard. For a 2-bedroom, HUD's FY2025 Fair Market Rent for Decatur is $915, and DHA's actual payment standard may differ slightly. If the rent tops the payment standard, the tenant covers the gap, but total tenant share can't exceed 40% of income in the first year.

What does the DHA housing inspection check for?

DHA uses HUD's Housing Quality Standards. Inspectors check structural safety, working heat and hot water, adequate light and ventilation, no serious electrical hazards, functioning smoke detectors, and overall habitability. Pre-1978 units where a child under 6 will live also get a lead-based paint assessment. A unit that fails can't be approved until the deficiencies are corrected.

Can I use my Decatur Housing Authority voucher in another city?

Yes. After 12 months on the voucher in DHA's jurisdiction, you have the legal right to port it to another city or state under 24 CFR 982.353. You notify DHA, they send a portability packet to the receiving PHA, and that agency either absorbs your voucher or bills back to DHA. Your voucher stays active during an approved port transfer.

What is the difference between DHA public housing and a Section 8 voucher?

In public housing, DHA owns the unit and you pay rent directly to DHA. With a voucher, you find a private landlord, DHA pays part of the rent to that landlord, and you pay the rest. Vouchers give you more choice of neighborhood and unit. The two programs keep separate waitlists, so you apply to each one when it opens.

What happens if my DHA voucher expires before I find a unit?

DHA can grant extensions. The standard initial search runs 60 to 120 days, and one extension is common if you've been actively looking. Ask DHA before the voucher expires, not after. Document your search (application dates, landlord contacts) so you can show DHA you tried. A voucher that lapses without an extension sends you back to the waitlist.

How does DHA calculate my rent portion?

Your share is generally 30% of adjusted monthly income. Adjusted income accounts for allowable deductions: $480 per dependent, $400 for an elderly or disabled household head, disability-related expenses above 3% of gross income, and child care that lets a household member work. DHA calculates this at initial certification and reviews it annually or when your income changes.

What criminal history disqualifies someone from DHA's program?

Federal law requires PHAs to deny anyone subject to lifetime sex offender registration and anyone convicted of methamphetamine production in federally assisted housing. Beyond those mandatory bars, DHA's Administrative Plan lists other criminal history it weighs, with lookback periods and mitigating factors. DHA has to tell applicants its policy and give them a chance to dispute inaccurate records.

Are there affordable apartments in Decatur, AL that don't require a voucher?

Yes. Low Income Housing Tax Credit (LIHTC) properties rent to income-qualifying households at below-market rates with no voucher required. The Alabama Housing Finance Authority keeps a statewide list. DHA's public housing is another route. Emergency rental assistance through Morgan County Community Development or Community Action Agency of North Alabama can cover short-term gaps.

How do I report a problem with my DHA-assisted unit?

Report housing quality issues to DHA in writing, by email or letter. DHA has to follow up with an inspection. If the landlord misses the deadline DHA sets to fix a failing condition, DHA can abate the HAP payments. Your landlord can't legally retaliate against you for a good-faith HQS complaint. If DHA won't respond, escalate to HUD's Atlanta Regional Office, which handles Alabama complaints.

What documents do I need for the DHA eligibility interview?

Bring birth certificates and Social Security cards for everyone in the household, government-issued photo ID for adults, proof of all income (pay stubs, Social Security award letters, child support orders), recent bank statements, rental history or landlord contacts, and paperwork for any preference you claim, such as a DD-214 for veterans or disability verification. Missing documents delay you, so gather everything first.

Sources

1. HUD, 24 CFR Part 982 (Housing Choice Voucher Program): HCV program rules including payment standard ranges, tenant share cap, portability requirements at 982.353, due process at 982.555, and HAP contract requirements
2. HUD, PHA Contact Information: Decatur Housing Authority contact information and PHA profile including funded unit counts
3. HUD USER, FY2025 Income Limits: Very Low Income and Extremely Low Income limits for the Decatur, AL HUD Metro FMR Area by household size
4. HUD, 24 CFR Part 960 (Admission to Public Housing) and Section 8(o) of the United States Housing Act of 1937: 75% targeting requirement for extremely low-income households; mandatory denial for lifetime sex offenders and meth producers in federally assisted housing
5. HUD USER, FY2025 Fair Market Rents: FY2025 Fair Market Rents by bedroom size for the Decatur, AL metropolitan area
6. HUD, Housing Quality Standards under 24 CFR 982.401: HQS inspection criteria including heat, hot water, ventilation, electrical safety, smoke detectors, and lead-based paint requirements
7. HUD, 24 CFR Part 982 (Tenancy Addendum, form HUD-52641-A): Required tenancy addendum whose terms override conflicting lease provisions
8. HUD Resource Locator: HUD tool for locating participating landlords and housing resources by zip code
9. Alabama Housing Finance Authority: Alabama Housing Finance Authority administers LIHTC and Section 811 allocations and maintains a statewide list of tax credit properties
10. HUD, File a Fair Housing Complaint (FHEO): HUD FHEO process for filing complaints about discrimination and PHA administration issues
11. HUD, 24 CFR Part 966 (Public Housing Lease and Grievance Procedure): Public housing tenant rights, lease requirements, and grievance procedures