Denton Housing Authority: waitlists, vouchers, and how it works

Last updated 2026-07-09

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

The Denton Housing Authority (DHA) is the local public housing agency (PHA) for Denton, Texas. It operates under HUD's rules at 24 CFR Part 982 for the Housing Choice Voucher program and 24 CFR Part 966 for public housing. ^[1] Two program types run through it. Tenant-based housing choice vouchers follow the family and work at any qualifying private rental. Project-based assistance stays tied to specific DHA-owned or affiliated units.

DHA is a small agency. Denton is a mid-sized city in Denton County, inside the Dallas-Fort Worth metro, and DHA runs a modest portfolio next to giants like the Dallas Housing Authority or Fort Worth Housing Solutions. Size matters here. A smaller agency has fewer vouchers to issue and fewer staff to process paperwork, so its waitlists stay closed longer and move slower once they open.

DHA also manages a limited number of public housing units. These are agency-owned apartments rented at income-based rates, and they're a separate thing from vouchers. The eligibility rules overlap but aren't identical. For how these agencies work across the country, read our primer on housing authority programs.

DHA points applicants toward affiliated affordable housing in Denton County too, including buildings financed through the low income housing tax credit program. Those set aside units for households below 60% AMI and don't need a federal voucher.

Is the Denton Housing Authority waitlist open right now?

Everyone asks this first, and the honest answer is short: call DHA directly, because the status flips without much public warning. DHA's Housing Choice Voucher waitlist has been closed for long stretches historically. When it opens, DHA posts notice on its website, in local media, and through HUD's Resource Locator. ^[2]

The public housing waitlist can have a different open or closed status than the HCV list, so ask about both when you call.

Check the status at DHA's official site or by phone. Skip the third-party aggregators. They run months behind and sometimes show a closed list as open. For Texas waitlists actually taking applications right now, cross-check with the open section 8 waiting lists tracker.

A closed DHA list doesn't leave you stuck. Smart applicants apply to several PHAs at once: the Dallas Housing Authority, the Lewisville Housing Authority, and the Texas Department of Housing and Community Affairs (TDHCA), which runs a statewide HCV waitlist with its own lottery rules that are separate from DHA. ^[3]

When DHA does open a list, it usually runs a lottery or first-come system inside a tight window, sometimes as short as 48 to 72 hours. Miss it and you start over. Set a reminder, sign up for DHA email alerts, and gather your documents ahead of time so you're not hunting for a birth certificate at hour 47.

What are the income limits to qualify for DHA assistance?

DHA uses HUD income limits for the Denton, TX HUD Metro FMR Area, updated each spring, usually in April. ^[4] HUD sets three tiers, and the family-of-four cutoff at 50% AMI is roughly $40,350 for 2024.

Household Size	Extremely Low (30% AMI)	Very Low (50% AMI)	Low (80% AMI)
1 person	~$16,950	~$28,250	~$45,200
2 persons	~$19,350	~$32,300	~$51,650
3 persons	~$21,750	~$36,300	~$58,100
4 persons	~$24,150	~$40,350	~$64,500
5 persons	~$26,100	~$43,600	~$69,650

These are approximate 2024 HUD limits for the Denton metro. ^[4] Verify exact figures at HUD's income limits page, since they move every year and the Denton metro number can differ from the Dallas metro.

Most new HCV admissions must be at or below 50% AMI (Very Low Income). Federal law also requires that 75% of new voucher admissions go to families at or below 30% AMI. ^[1] So if you sit at 40% to 50% AMI you can still qualify, but you'll likely wait longer, because that 75% rule pushes extremely low-income families ahead of you.

Income means gross annual income from every source for every household member: wages, Social Security, child support, and most recurring payments. DHA staff walk through the math during the eligibility screening. Some income gets excluded under 24 CFR 5.609, including anything a minor earns. ^[12]

How does the application process work at DHA?

When DHA opens its waitlist, the sequence is standard for a PHA. Here's the order it runs in.

1. Submit a pre-application during the open window. DHA usually takes these online or in person. You give household composition, income, and contact details. 2. DHA runs a lottery or ranks applications, then reaches out to households in order as vouchers free up. 3. When your name hits the top, DHA calls you in for an eligibility interview. You verify income, assets, family composition, and citizenship or immigration status, and you pass a criminal background check. 4. If you're eligible, you attend a briefing where DHA explains how the section 8 program works, what unit standards apply, and what your payment standard covers. 5. You get your voucher and a search period, usually 60 to 120 days depending on DHA's current policy and any extensions. You find a unit, the landlord agrees, and DHA inspects. 6. After the unit passes inspection and you sign the lease, DHA signs a Housing Assistance Payment (HAP) contract with the landlord and starts paying.

The gap between pre-application and an actual voucher swings wildly. Nationally, median waits at agencies with closed lists run 2 to 3 years and often longer. Smaller agencies in high-demand areas sometimes hit 5 years or more. Denton sits in a fast-growing part of Texas, which adds pressure. Nobody has clean public data on DHA's exact current wait; call and ask.

Keep DHA current on your mailing address and phone. Agencies notify you by letter, and a single missed contact can knock you off the list.

What do payment standards and Fair Market Rents look like in Denton?

Fair Market Rents (FMRs) are the baseline HUD uses to cap the subsidy. A PHA can set its own payment standard anywhere from 90% to 110% of FMR without HUD sign-off, and higher with special approval in tight markets. ^[1] For the Denton-Sherman-Denison, TX HUD Metro FMR Area (FY2024), the two-bedroom FMR runs about $1,490.

Unit Size	FY 2024 FMR (approximate)
Efficiency (0-BR)	~$1,080
1-Bedroom	~$1,220
2-Bedroom	~$1,490
3-Bedroom	~$2,000
4-Bedroom	~$2,380

Source: HUD FY2024 Fair Market Rents. ^[5] Confirm at HUD's FMR dataset page, since these update annually and vary by zip code in some metros.

DHA's actual payment standard can differ from raw FMR. A payment standard at 105% of FMR on a two-bedroom means DHA pays up to roughly $1,565 toward rent plus utilities. If a landlord asks $1,700, the family covers the gap, capped at 40% of adjusted monthly income at initial lease-up under 24 CFR 982.508.

Tenants: find a unit at or below DHA's payment standard and you pay only your 30%-of-income share. Landlords: DHA's portion lands on the first of the month, direct deposited, every month, with zero chance the agency stiffs you. That reliability is the real reason to accept a voucher. Our breakdown of the housing section 8 program shows the subsidy math step by step.

How do landlords get approved to accept DHA vouchers?

The landlord process follows the standard HCV rules at 24 CFR Part 982. It moves in a predictable order.

A voucher holder finds your unit and shows their voucher. You don't have to accept it. If you agree, you submit a Request for Tenancy Approval (RFTA) to DHA with the proposed rent, address, and lease terms. DHA checks whether that rent is reasonable against comparable unassisted units nearby. That's the "rent reasonableness" test, and it's a separate check from the payment standard.

DHA then schedules an HQS (Housing Quality Standards) inspection. The unit has to clear HUD's minimum habitability bar: working heat, hot water, unbroken windows, working smoke detectors, no visible lead hazards if a child under 6 lives there, plus about two dozen other checkpoints. ^[6] Fail, and you get a short window (usually 24 to 30 days for non-emergency items) to fix things and request a re-inspection.

Once it passes, you and DHA sign a HAP contract, and you sign a lease with the tenant that mirrors DHA's required addendum. Payments start the first of the next month.

Landlords ask the same handful of questions every time. DHA can inspect annually with reasonable advance scheduling. HCV never covers tenant damage beyond normal wear, which is why a security deposit inside Texas limits matters. HCV doesn't block you from evicting for lease violations that have nothing to do with the DHA rent portion. And if a tenant leaves mid-month and abatement starts, HAP payments stop; you don't get paid for an empty unit.

New to this? VoucherReady's landlord kit collects the HQS checklist, the HAP contract language, and rent reasonableness documentation in one place.

Can you port your DHA voucher to another city or state?

Yes. Portability is a federal right under 24 CFR 982.353. After 12 months on a DHA voucher (or once your lease expires, whichever comes first), you can port it to any jurisdiction in the country where the receiving PHA accepts portable vouchers. ^[7]

Here's the mechanics. You tell DHA you want to port. DHA is the "initial PHA" and mails your file to the receiving PHA in your destination city. That receiving PHA either administers the voucher under its own payment standards (absorb) or bills DHA for the subsidy (bill-back). Either way, you follow the receiving PHA's rules for finding a unit.

Porting into Denton runs the same way in reverse. Hold a voucher from Dallas or Houston or anywhere else, and you can request to port to Denton. DHA has to accept incoming portability requests under HUD's rules, though expect a short processing window.

One warning: Denton's rental market tightened hard after 2020 as the DFW metro kept growing. ^[8] If your voucher's payment standard was set for a cheaper area and you're porting in, learn the Denton-area FMRs before you commit. The moving and porting section has a step-by-step portability checklist.

And this: Texas has no state source-of-income protection law as of 2024, and Denton has no local one either. Landlords in Denton can legally turn down voucher holders. That shrinks your search pool, so build in extra time.

What are tenant rights and responsibilities under DHA?

Your rights as a voucher holder come from federal law and your lease, not from DHA's goodwill. A few carry the most weight.

You can request an informal hearing if DHA denies your application, terminates your voucher, or cuts your subsidy. ^[9] The right lives at 24 CFR 982.555. Use it. Plenty of adverse decisions get reversed once the tenant shows up and the agency spots its own income miscalculation or procedural slip.

You can move with your voucher after the initial 12-month lease. Moving doesn't cost you the voucher, as long as you give proper notice and request the move from DHA before signing a new lease.

You pay your share of rent on time. Fall behind on your portion and the landlord can evict you for nonpayment, and DHA can terminate the voucher for serious lease violations. DHA doesn't guarantee your share.

You can't sublet or let people who aren't on the lease move in. Unauthorized occupants can end your assistance. When your family changes (a baby arrives, a parent moves in), report it to DHA fast. It can shift your unit size eligibility and your subsidy.

Inspections happen annually at minimum, and with proper notice any time DHA thinks a unit may have HQS problems. You can be present, but the inspection can go ahead without you if you got proper notice and didn't show.

HUD's tenant rights page is the primary source for a fuller read. ^[9] Texas has its own landlord-tenant law under the Texas Property Code, which handles notice requirements, security deposits, and habitability separately from HCV rules.

What other rental assistance programs serve Denton County?

DHA isn't the only door. Several programs overlap across Denton County.

TDHCA (Texas Department of Housing and Community Affairs) runs a statewide HCV program with its own waitlist, separate from DHA. It also administers the Section 811 Supportive Housing for Persons with Disabilities program and HOME. ^[3] If DHA's list is closed, TDHCA is the next call.

Denton County Friends of the Family and the Salvation Army Denton run short-term emergency rental help. No ongoing subsidy, but enough to bridge a gap while you wait.

A Denton County housing authority, if it operates separately from the city agency, may cover unincorporated county areas. Jurisdiction matters, so confirm you're applying to the PHA that covers your address.

HUD-approved housing counselors help you sort options at no charge. HUD keeps a searchable directory of them. ^[10] These are federally regulated counselors, not the for-profit "housing help" outfits that charge fees for information you can get free.

Affordable developments built with low income housing tax credit financing sit throughout Denton County and need no voucher. These are income-restricted units with rent set below market by AMI, usually capped at 50% to 60% AMI. You apply straight to the property, not through DHA. Search HUD's affordable apartment locator or contact TDHCA for Denton listings. ^[3]

Seniors have their own track: low income senior housing under HUD Section 202 gives project-based assistance to households with a member 62 or older. Several Section 202 buildings run in Denton County.

How does DHA handle annual recertifications and rent changes?

Every year DHA recalculates your subsidy off your current income and family composition. This is the annual recertification (also called the annual review or reexamination). ^[1] Missing it is one of the most common ways people lose a voucher.

DHA sends a notice, usually 90 to 120 days before your anniversary date, asking for updated income proof: pay stubs, Social Security award letters, bank statements, and anything else that touches the calculation. You return the forms by the deadline.

Income up, your share up and DHA's subsidy down. Income down, your share drops. If you lose a job and income falls to zero, DHA can set your portion to $0 temporarily, though a minimum rent policy (typically $25 to $50 under 24 CFR 5.630, unless a hardship exemption applies) may still kick in. ^[11]

Rent changes from a landlord also go through DHA. A landlord raising rent has to give proper notice under Texas law (usually 30 days) and submit the new rent for a reasonableness check. DHA doesn't rubber-stamp increases. If the new rent tops what comparable units charge, DHA can refuse it, and if the landlord won't budge, you'd have to move.

Interim recertifications happen outside the annual cycle when a big income change hits mid-year. You must report income increases above a threshold DHA sets. Failing to report is treated as fraud, which can mean paying back overpaid subsidies and losing the voucher.

Where can you find section 8 houses for rent in Denton, TX?

Finding a Denton landlord who'll take your DHA voucher takes real legwork, because Texas has no source-of-income protection law. Some landlords will never say yes. Others chase voucher tenants for the steady payment.

Start with DHA's own landlord list if they keep one. Not every PHA does, but ask at your briefing.

Online, GoSection8 and AffordableHousing.com list voucher-friendly rentals. Our guide to go section 8 listings shows how to filter by payment standard. HUD's Resource Locator carries affordable listings too. ^[2]

Drive the neighborhoods. Plenty of small Denton landlords never post on the big platforms. Calling the number on a yard sign and asking about vouchers takes two minutes and sometimes opens a door nothing else would.

You can also search section 8 houses for rent aggregators filtered to 76201, 76205, or 76208, the zip codes covering most of Denton city.

Be straight with landlords. Ask before you tour. Tell them DHA pays their portion on the first, that the unit gets an HQS inspection (which many landlords like, because it documents condition), and that the whole process runs 2 to 4 weeks once both sides agree. Landlords who've done it move fast. First-timers may need reassurance.

Running out the clock on your search window? Call DHA before it expires. They can often grant a 30 to 60 day extension if you show documented good-faith search efforts.

How do you contact the Denton Housing Authority?

DHA's office is in Denton, Texas. Its current address and phone number sit on the DHA website and in HUD's PHA contact directory. ^[2] Verify contact details straight from HUD's database or DHA's own site before you call, because offices move and numbers change.

HUD's PHA Contact Tool at hud.gov lets you search by city or state and pulls the current mailing address, phone, and executive director for any PHA. ^[2] It beats any third-party directory.

Before you call DHA, have your case number ready (if you have one), your household composition, and your current income estimate. The more specific you are, the faster the call. Ask about waitlist status and they'll give you a yes or no on whether the list is open. They can't tell you where you stand until your application gets reviewed.

For how the federal voucher program works no matter which PHA you deal with, HUD's rental assistance resources are a solid start. The hud housing page covers the federal-level rules that apply uniformly to every PHA, DHA included.

Frequently asked questions

Is the Denton Housing Authority waitlist currently open?

As of mid-2026, DHA's HCV waitlist has been closed for long stretches historically and opens rarely. Check DHA's official website or HUD's Resource Locator for current status. Don't trust third-party sites; they lag badly. Ask DHA separately about public housing availability, which can carry a different status than the voucher list.

How long is the wait for a Section 8 voucher in Denton, TX?

DHA hasn't published a specific average wait, and reliable public data is thin. Nationally, waits at agencies with closed lists run 2 to 5 years or more. Denton's population growth since 2020 adds demand pressure. Your best move: apply to DHA when the list opens, apply to TDHCA's statewide waitlist at the same time, and get on any neighboring PHA lists that are open.

What documents do I need to apply to DHA?

For the pre-application, DHA typically needs names, dates of birth, and Social Security numbers for everyone in the household, your address, and a rough income estimate. For the full eligibility interview once your number comes up, bring pay stubs, Social Security award letters, bank statements, photo ID, birth certificates, and proof of assets. Bring copies; DHA keeps them.

Can a landlord in Denton refuse to accept Section 8 vouchers?

Yes. Texas has no statewide source-of-income protection law, and Denton has no local ordinance banning voucher discrimination. Landlords can legally decline to take HCV without breaking fair housing law, as long as they aren't refusing over race, national origin, familial status, disability, or another protected class under the Fair Housing Act.

What is the payment standard for a 2-bedroom unit in Denton?

HUD's FY2024 Fair Market Rent for a two-bedroom in the Denton metro is about $1,490. DHA can set its payment standard between 90% and 110% of that without HUD approval, so the actual subsidy cap runs from roughly $1,340 to $1,640. Call DHA for the current number, since it updates regularly and drives what you can afford.

Does DHA cover utilities or just rent?

The subsidy math includes a utility allowance if you pay utilities directly. DHA subtracts that allowance from gross rent when it sets your tenant share. If the allowance plus DHA's subsidy exceeds the rent, DHA may send you a utility reimbursement check. The allowance schedule varies by unit size and utility type; DHA publishes it and reviews it every year.

How long does the DHA HQS inspection process take?

After the landlord submits the RFTA, DHA usually schedules an inspection within 1 to 3 weeks, though timing depends on staffing. Pass on the first try and HAP payments can start the following month. Fail and you get a repair window plus a re-inspection. From RFTA to first payment is commonly 3 to 6 weeks when there are no major repairs.

What happens if my income goes up after I get a DHA voucher?

Your share of rent rises proportionally and DHA's subsidy falls. You don't automatically lose the voucher just because income climbs, unless it climbs enough that your 30%-of-income share covers the full rent with no subsidy left. At that point DHA may end assistance. You must report significant income increases promptly; not reporting is treated as fraud.

Can I use my DHA voucher to rent a house, more than an apartment?

Yes. HCV is tenure-neutral. You can rent a single-family house, townhome, duplex, or apartment as long as the unit passes HQS inspection, the rent is reasonable against comparable units, and the landlord agrees to participate. Some jurisdictions limit manufactured homes, but a standard single-family rental in Denton is fully eligible once it passes inspection.

Does DHA have emergency housing assistance for people in immediate need?

DHA's main programs aren't built for emergency placement; they run on waitlists and processing time. For immediate needs in Denton County, contact Denton County Friends of the Family, the Salvation Army Denton, or dial 211 for Texas's social services referral line. HUD also funds Emergency Housing Vouchers (EHV) through specific appropriations, which DHA may administer apart from the standard HCV list.

Can seniors or people with disabilities get priority on DHA's waitlist?

Federal law lets PHAs set local preferences, such as for veterans, jurisdiction residents, working families, or people with disabilities. Whether DHA applies any of these and how it weights them lives in DHA's Administrative Plan. Ask DHA directly which preferences fit your situation. Section 811 is a separate HUD program specifically for non-elderly people with disabilities.

What is the difference between DHA public housing and a Housing Choice Voucher?

Public housing units are owned and run by DHA; you live in a DHA property and pay income-based rent to DHA. A Housing Choice Voucher is tenant-based: DHA hands you a subsidy and you find your own unit on the private market. Vouchers give more choice of neighborhood and unit type. Public housing limits location but skips the search for a willing private landlord.

Can I port my voucher out of Denton if I need to move for work?

Yes, after 12 months on the voucher (or after your initial lease term ends). You tell DHA you want to port, DHA packages your file and sends it to the receiving PHA in your destination. The receiving PHA either absorbs your voucher under its payment standards or bills DHA. Processing usually takes 2 to 4 weeks. Confirm the receiving PHA is taking incoming portable vouchers before you commit.

What income counts when DHA calculates my rent?

DHA counts gross annual income from every source for every household member: wages, Social Security, child support, pensions, and most recurring payments. Certain amounts get excluded under 24 CFR 5.609, including income earned by minors and some other categories. Your tenant share is generally 30% of adjusted monthly income, and DHA staff walk through the calculation with you at screening and recertification.

Sources

1. HUD, 24 CFR Part 982 Housing Choice Voucher Program Regulations: HCV program rules including income targeting (75% ELI requirement), payment standard range (90-110% FMR), tenant rent calculation (30% of adjusted income), portability rights, and informal hearing requirements under 24 CFR 982.555
2. HUD Resource Locator / PHA Contact Tool: HUD's official tool to find PHA contact information, waitlist status, and affordable housing listings by location
3. Texas Department of Housing and Community Affairs (TDHCA): TDHCA administers a statewide HCV waitlist and HOME and Section 811 programs in Texas, separate from local PHAs like DHA
4. HUD, FY2024 Income Limits Documentation, Denton TX Metro: HUD income limits for the Denton-Sherman-Denison, TX metro area at 30%, 50%, and 80% AMI thresholds by household size
5. HUD, FY2024 Fair Market Rents, Denton-Sherman-Denison TX HUD Metro FMR Area: FY2024 FMRs for the Denton metro: approximately $1,080 efficiency, $1,220 one-bedroom, $1,490 two-bedroom, $2,000 three-bedroom, $2,380 four-bedroom
6. HUD, Housing Quality Standards (HQS) for the HCV Program, 24 CFR 982.401: HQS inspection requirements covering heat, hot water, smoke detectors, lead hazard protections, structural integrity, and other habitability standards for HCV units
7. HUD, Portability in the HCV Program, 24 CFR 982.353: Federal right to port a Housing Choice Voucher after 12 months of assistance or upon lease expiration, to any jurisdiction where the receiving PHA accepts portability
8. U.S. Census Bureau, Population Estimates, Denton City and Denton County TX: Denton County has seen significant population growth as part of DFW metro expansion, adding rental market pressure since 2020
9. HUD, Know Your Rights: Fair Housing and HCV Tenant Rights: HUD guidance on tenant rights under the HCV program including informal hearing rights under 24 CFR 982.555, lease requirements, and landlord obligations
10. HUD, Housing Counseling Program, Approved Agency Search: HUD maintains a searchable directory of federally approved, no-cost housing counseling agencies that assist voucher applicants and tenants
11. HUD, Minimum Rent Policy, 24 CFR 5.630: PHAs may set a minimum tenant rent of up to $50 per month; hardship exemptions available; governs lowest tenant payment even at zero income
12. HUD, Annual Income Inclusions and Exclusions, 24 CFR 5.609: Federal income calculation rules for HCV eligibility, including exclusions for income earned by minors and certain other sources