Denver Housing Authority: how the Section 8 program works there

Last updated 2026-07-09

What is the Denver Housing Authority and what does it actually do?

The Denver Housing Authority is the public housing agency (PHA) that runs federally funded housing assistance across Denver County, Colorado. It was created under Colorado state law and gets its funding and oversight from the U.S. Department of Housing and Urban Development ^[1]. DHA is not a city department. It works closely with the City and County of Denver, but it runs as an independent authority with its own board.

DHA does three main things. It runs the Housing Choice Voucher (HCV) program, which most people call Section 8. It owns and manages a portfolio of public housing units. And it operates several locally funded affordable housing programs. The HCV program is the largest of the three, covering several thousand families at any given time ^[2].

For tenants, DHA issues vouchers, checks income and household size, inspects units, and pays the landlord's share of rent each month through a Housing Assistance Payment (HAP) contract. For landlords, DHA is the agency you sign that HAP contract with, and the one that cuts your check. Knowing which role DHA is playing at each step saves a lot of confusion.

DHA is a different animal from the Colorado Division of Housing, which runs state-level rental assistance. If you applied through a state program or a different county, you're dealing with a different agency. Denver is its own PHA jurisdiction.

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

No. As of mid-2026, DHA's Housing Choice Voucher waitlist is closed to new general applications ^[2]. That's been the case for most of the past several years. Openings happen now and then, usually last only a few days, and pull in tens of thousands of applicants. DHA does not keep a running queue between openings. Once the list closes, nobody new can get on until it opens again.

DHA uses a lottery, not first-come-first-served. When an opening happens, everyone who applies during the open window goes into a random draw. Applying on day one buys you nothing over applying on the last day. Certain preferences do move you faster once you're selected. DHA gives preference to Denver residents, people experiencing homelessness, veterans, and households displaced by city action ^[2].

A few paths exist while you wait. You can check open Section 8 waiting lists in other Colorado counties, since a voucher from another PHA can often port to Denver later. You can also apply for DHA's project-based voucher units, which have separate waitlists tied to specific buildings and sometimes open when the main HCV list is shut.

DHA posts waitlist news at www.denverhousing.org. Sign up for their email alerts. That's the fastest way to catch an opening, full stop.

What are DHA's current payment standards for 2025 and 2026?

Payment standards set the ceiling on how much DHA will pay toward rent plus utilities for a given bedroom size. They're built off HUD's Fair Market Rents (FMRs) for the Denver-Aurora-Lakewood metro. DHA can set its own standards anywhere from 90% to 110% of FMR without HUD approval, or up to 120% with approval ^[3].

HUD publishes Denver-Aurora-Lakewood FMRs once a year. Here are the FY2025 numbers ^[3]:

Bedroom size	HUD FMR (FY2025)
Studio (0 BR)	$1,416
1 bedroom	$1,620
2 bedroom	$1,950
3 bedroom	$2,658
4 bedroom	$3,179

DHA's actual payment standards can differ from these FMR figures. DHA has historically set standards at or above 100% of FMR for its higher-cost areas. Check DHA's current payment standard schedule at www.denverhousing.org, because these numbers change every fiscal year and DHA publishes the operative schedule there.

The standard matters differently depending on which side you're on. For tenants: if a unit's gross rent (rent plus tenant-paid utilities) is above the payment standard, you pay the difference on top of your 30% income share, and that extra amount can't push your total past 40% of your adjusted monthly income at initial lease-up ^[4]. For landlords: price above the payment standard and you shrink your tenant pool to voucher holders whose income can cover the gap.

How do you apply for a Denver Housing Authority voucher?

You can only apply when DHA opens its waitlist. There is no rolling application. When an opening is announced, applications go through DHA's online portal at www.denverhousing.org. The form asks for basic household information: names, dates of birth, Social Security numbers, current address, income sources, and whether anyone in the household qualifies for a DHA preference category.

To qualify for the federal HCV program through DHA, your household has to meet HUD's income limits. DHA uses the Denver-Aurora-Lakewood limits. For FY2025, the very low-income limit (50% of area median income), which is the maximum for most HCV applicants, is $53,450 for a family of four ^[5]. It's lower for smaller households and higher for larger ones.

At least one household member must be a U.S. citizen or have eligible immigration status. Some criminal history disqualifies an applicant under federal law, including lifetime sex offender registration and any conviction for making methamphetamine in federally assisted housing ^[4].

After the lottery selects your application, DHA contacts you to start eligibility verification. You'll submit documentation of income, assets, household composition, and your current housing situation. That process can run several months. Miss a document request or a deadline and you can get dropped, so answer every DHA communication fast.

For how the broader housing choice voucher program works nationally, HUD's program page at hud.gov is the authoritative source.

What happens after DHA issues you a voucher?

Once DHA finds you eligible and a voucher is available, they issue you a voucher certificate. It has an expiration date, usually 60 to 120 days out, though DHA can grant extensions ^[4]. The clock starts the day you get it. You have to find a unit, get it inspected, and sign the lease before that date.

Step one is a willing landlord. Federal law does not require landlords to take vouchers (Colorado's source-of-income law, covered below, is a different story). Look at DHA's housing listings, GoSection8, Affordable Housing Online, and the usual rental sites. Filter for Denver County and call landlords directly to ask if they participate.

Step two is the inspection. The unit has to pass HUD's Housing Quality Standards (HQS). DHA schedules the inspection after the landlord fills out a Request for Tenancy Approval (RFTA) packet, which lists the proposed rent, lease terms, and unit address. DHA reviews it, checks whether the rent is reasonable against comparable local units, then sends an inspector ^[4].

Step three is the paperwork. If the unit passes and the rent is approved, DHA and the landlord sign a HAP contract. You and the landlord sign the lease. Your initial lease term has to be at least 12 months ^[4]. HAP payments from DHA to the landlord start on the first of the following month.

If you're hunting for section 8 houses for rent in Denver, start well before your voucher expires. The market is tight, and inspection scheduling adds one to two weeks to the timeline.

Does Colorado law require Denver landlords to accept Section 8?

Yes. Colorado House Bill 19-1236, passed in 2019, bars landlords from refusing to rent based on a tenant's source of income, and it names Housing Choice Vouchers directly ^[6]. Denver has its own local ordinance backing that up. A Denver landlord cannot legally post "no Section 8" in an ad or refuse to process an RFTA just because the applicant holds a voucher.

A landlord can still say no for other reasons. The unit can fail inspection. The proposed rent can be above what DHA will approve as reasonable. The applicant can flunk standard, non-discriminatory screening on credit, rental history, or income. The law bans voucher-specific rejection, not all rejection.

For tenants, this is practical. If a landlord says "we don't do Section 8" and won't engage, that's a possible fair housing complaint. File with the Colorado Civil Rights Division (CCRD) at ccrd.colorado.gov or with HUD at hud.gov ^[10].

For landlords, the takeaway is that your screening criteria have to apply the same way to everyone. Check credit. Check rental history. Just don't use voucher status as a filter.

What do landlords need to know before renting to a DHA voucher holder?

Renting to a DHA voucher holder adds a few steps over a standard private lease. In exchange, most landlords get steady monthly payments from a government agency. DHA pays its share of rent by direct deposit or check, on the first of each month, month after month.

Here's the basic landlord process:

1. Get the tenant's RFTA packet and fill out your portion (proposed rent, unit details, owner information). 2. Submit the RFTA to DHA. DHA runs a rent reasonableness check against comparable Denver rentals ^[4]. 3. Schedule and pass the HQS inspection. Common failure points: peeling paint (lead hazard), missing window screens, dead smoke and CO detectors, plumbing problems, missing stove burners. Fix these before the inspector shows up. 4. Sign the HAP contract with DHA. This is a separate document from the lease you sign with the tenant. 5. Collect HAP payments monthly. The HAP contract stays in place as long as the tenant qualifies and the unit passes annual inspections.

Annual inspections are a real commitment. DHA inspects every unit once a year, and can inspect more often with cause. A unit that fails has to be fixed within a set period or HAP payments get suspended.

Want a detailed workflow checklist? DHA's landlord resources page at www.denverhousing.org has one. VoucherReady also sells a one-time landlord kit with templated RFTA guidance and inspection checklists for owners new to the program.

For how housing authority programs differ across PHAs: mostly they don't. The differences are administrative. The federal HQS and HAP framework is the same everywhere.

What does a DHA HQS inspection actually check?

DHA's inspections follow HUD's Housing Quality Standards, written into 24 CFR 982.401 ^[4]. The inspector 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 conditions, sanitary conditions, and smoke detectors.

In Denver, carbon monoxide detectors are also required under Colorado law (C.R.S. 38-45-101) ^[7]. Make sure those are installed and working before the inspector arrives.

Common inspection failures in older Denver housing stock:

• Peeling or deteriorating paint in pre-1978 buildings (triggers lead hazard rules)
• Windows that won't open or won't lock
• Missing or dead smoke detector batteries
• Weak heating (Denver winters call for heat that can hold 65 degrees F)
• Exposed wiring or missing outlet covers
• A water heater without a properly directed pressure relief valve

If the unit fails, the landlord gets a list of deficiencies and a deadline to fix them, then a re-inspection. A small item like a missing smoke detector battery can sometimes get fixed on the spot and passed the same day. Major structural or safety problems mean a longer delay, and HAP suspension if they drag out.

Tenants can request an inspection too, if they think the unit has gone bad after move-in. DHA takes tenant-initiated requests seriously, and a landlord who retaliates against a tenant for asking may be violating Colorado tenant protections.

What public housing does DHA own and manage directly?

Past vouchers, DHA owns and manages public housing developments across Denver. In these, DHA is the landlord. Notable communities include Sun Valley Homes, Mariposa (a HOPE VI redevelopment), and several senior-designated properties. Mariposa is one of the largest public housing redevelopment projects in Denver's history, a multi-phase mixed-income community near the Decatur-Federal light rail station ^[8].

Public housing and vouchers work differently. In public housing, DHA sets your rent at 30% of adjusted income and you live in a DHA-owned unit. With a voucher, you find a private landlord and DHA subsidizes the rent. Income eligibility is similar, but the application and waitlist are separate from the HCV waitlist.

Senior housing is a real chunk of DHA's portfolio. DHA runs several developments limited to residents 62 and older, with lower income thresholds. For those, see DHA's senior housing page or read up on low income senior housing programs more broadly.

DHA also runs project-based vouchers (PBVs) attached to specific units in private developments. Each has its own per-building waitlist. PBV waitlists sometimes move faster than the general HCV list because they turn over with specific units.

Can you port your Denver voucher to another city, or move a voucher from elsewhere to Denver?

Yes on both counts. Portability is a core feature of the HCV program. Under 24 CFR 982.353, a voucher holder who has lived in DHA's jurisdiction for at least 12 months can port the voucher to any other PHA jurisdiction in the country ^[4]. Want to move from Denver to Aurora or Colorado Springs? You request portability from DHA, and the receiving PHA takes over the administration.

Moving into Denver from another PHA works too. If you hold a voucher from another housing authority, you can request to port to Denver. DHA will either absorb your voucher (administer it directly) or bill your original PHA (the billing agency model). Which one depends on DHA's current funding and HUD guidance.

The catch with porting into Denver is cost. Denver rents run high compared to a lot of markets. If your original PHA's payment standards are lower, the gap between what your voucher covers and actual Denver rents can be big. When you port in, DHA applies its own payment standards, which helps, but your income still has to carry your portion.

Timelines vary. Budget at least 30 to 60 days between requesting portability and being fully set up with the receiving PHA. Keep your original PHA in the loop the whole time, and don't sign a lease in the new jurisdiction before portability is formally approved.

What other rental assistance programs does DHA or Denver offer?

The HCV program is the biggest source of rental assistance in Denver, but it's far from the only one. DHA and other Denver agencies run several more:

HUD-VASH vouchers combine a voucher with VA supportive services for homeless veterans. DHA administers a share of these with the Denver VA Medical Center.

Rapid Rehousing: The Denver Metro Homeless Initiative and Denver Human Services fund short-term rental assistance and case management for people experiencing homelessness. These aren't permanent subsidies, but they can bridge a gap.

Low Income Housing Tax Credit (LIHTC) properties: Many Denver apartments are rent-restricted under LIHTC. You don't need a voucher. You qualify on income, and rents are capped at a percentage of area median income. See the low income housing tax credit program for how it works.

Colorado Division of Housing programs: The state runs its own rental assistance, sometimes open to residents who don't qualify for or can't access DHA's federal programs.

Denver's Emergency Rental Assistance: During and after COVID-19, Denver ran a large emergency rental assistance program through Denver Human Services. That has wound down, but check with Denver Human Services for any current emergency funds.

If your income is too high for HCV but Denver rents still hurt, LIHTC properties are usually the most realistic move. LIHTC income limits typically cap at 60% of AMI, which for Denver in FY2025 is about $64,140 for a family of four ^[9].

How does DHA calculate your rent contribution?

Your share is more than 30% of your gross income. DHA works out adjusted annual income first, taking your total household income and subtracting HUD-allowed deductions: $480 per dependent, $400 for elderly or disabled households, certain disability-related medical and care expenses, and childcare costs that let an adult work ^[4].

Your Total Tenant Payment (TTP) is 30% of monthly adjusted income, with a minimum of around $25 a month no matter how low your income is.

If the unit's gross rent (rent plus utilities you pay) is higher than DHA's payment standard, you cover the difference plus your TTP. That combined amount can't top 40% of your monthly adjusted income at initial lease-up. That cap is why some voucher holders can't afford a unit even when its rent sits inside the payment standard in a pricey neighborhood.

DHA publishes a utility allowance schedule that estimates what tenants typically pay for gas, electric, water, and trash based on unit size and utility type. If the utility allowance is more than your TTP, DHA may send you a utility reimbursement payment directly.

Income gets recertified every year. If it rises a lot, your rent share rises. If it drops, your share drops. Report income changes to DHA within 10 days. Underreporting is fraud, and it can get you terminated from the program plus hit with repayment demands.

Frequently asked questions

Is the Denver Housing Authority Section 8 waitlist open in 2026?

As of mid-2026, DHA's HCV waitlist is closed. DHA opens it now and then, sometimes for only a few days, and selects by lottery rather than first-come-first-served. The best way to catch an opening is to sign up for email alerts at www.denverhousing.org and check regularly. Applying on the first day of an opening gives you no edge over the last day.

How long is the wait for a Denver Housing Authority voucher?

Nobody has good public data on a current average, because the waitlist has been closed. When it was last open, reported waits from lottery selection to voucher issuance ran into several years in many cases, reflecting the gap between Denver demand and available voucher funding. DHA's preference categories (veterans, Denver residents, homeless households) change individual timelines.

What is DHA's phone number and address?

DHA's main office is at 777 Grant Street, Denver, CO 80203. The general phone number is (720) 932-3000. For HCV questions, DHA has a Housing Choice Voucher department with its own contact line listed at www.denverhousing.org. Phone lines are often busy. The online client portal is usually faster for routine questions.

What income limits apply to Denver Housing Authority programs?

For HCV, DHA uses HUD's very low-income limit (50% of area median income) as the standard maximum. For Denver-Aurora-Lakewood in FY2025, that is $53,450 for a family of four. Limits scale by household size. Some DHA programs use the low-income limit (80% of AMI), which is higher. HUD updates these annually at huduser.gov.

Can a Denver landlord refuse to accept Section 8?

No. Colorado HB 19-1236 and Denver's local ordinance prohibit rejecting tenants based on source of income, vouchers included. Landlords can still screen on credit, rental history, and income verification, but refusing solely because someone has a voucher is illegal. Violations can go to the Colorado Civil Rights Division or HUD's Fair Housing office.

How does DHA inspect a unit and what are the most common failures?

DHA inspectors follow HUD's Housing Quality Standards (24 CFR 982.401). Common Denver failures include peeling paint in pre-1978 buildings, missing or dead smoke and CO detectors, windows that won't open or lock, weak heating, and exposed wiring. Units also need working plumbing and hot water. Inspections happen before move-in and once a year after that.

What is the DHA payment standard for a 2-bedroom in Denver?

DHA sets its 2-bedroom payment standard off HUD's FY2025 Fair Market Rent of $1,950 for Denver-Aurora-Lakewood. DHA can set its own standard within HUD's allowed range and publishes the current schedule at www.denverhousing.org. If the unit's rent plus tenant-paid utilities is above the payment standard, the tenant covers the gap.

Can you use a Denver Housing Authority voucher anywhere in Denver?

Yes. Within Denver County, a DHA HCV works at any unit that passes inspection, has a landlord willing to sign a HAP contract, and carries a rent DHA approves as reasonable. After 12 months in the program, you can also port the voucher to another city or county anywhere in the U.S. under 24 CFR 982.353.

Does DHA have housing specifically for seniors or people with disabilities?

Yes. DHA runs senior-designated public housing limited to residents 62 and older. It also administers HUD-VASH vouchers for homeless veterans and has disability-accessible units across its portfolio. Project-based vouchers tied to specific accessible units have their own waitlists. Call DHA at (720) 932-3000 to ask about disability-specific or senior-specific availability.

What documents do I need to apply for a DHA voucher when the waitlist opens?

The initial application usually needs names, dates of birth, Social Security numbers, current address, and household income sources. Full verification comes later if the lottery selects you: expect pay stubs, tax returns, bank statements, birth certificates, immigration documents if applicable, and proof of any DHA preference (veteran status, homelessness). Gather these in advance so you can respond fast.

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

Public housing means DHA owns the building and is your direct landlord, and your rent is 30% of adjusted income in that DHA-owned unit. A Section 8 (HCV) voucher lets you rent from a private landlord whose unit passes inspection, with DHA paying its share to the landlord. Public housing goes through DHA's public housing waitlist, which is separate from the HCV waitlist.

How do landlords get paid by DHA and how reliable is it?

DHA pays its Housing Assistance Payment straight to the landlord by direct deposit or check on the first of each month. Payments are generally reliable as long as the tenant stays eligible, the unit passes annual inspection, and the HAP contract is current. Payments can be suspended if the unit fails inspection and repairs aren't made in time, or if the tenant loses eligibility.

What happens if my income changes while I have a DHA voucher?

Report income changes to DHA within 10 days. DHA recalculates your Total Tenant Payment at your next annual recertification, or sooner for a significant increase. If income rises, your rent share rises. If it drops, your share drops. Underreporting income is treated as fraud and can lead to termination plus repayment of any overpaid assistance.

Are there other ways to find affordable housing in Denver besides the DHA waitlist?

Yes. LIHTC properties have income-based rents and don't require a voucher. Denver's affordable housing portal lists income-restricted units. Rapid Rehousing through Denver Human Services covers short-term emergencies. Other Colorado PHAs like Aurora Housing, Adams County, and Jefferson County run separate HCV waitlists that may be easier to get on, and those vouchers can later port to Denver.

Sources

1. HUD.gov, Public and Indian Housing: PHAs like DHA receive federal funding and oversight from HUD to administer the Housing Choice Voucher program
2. Denver Housing Authority, official website and HCV program information: DHA's HCV waitlist status, lottery-based selection, and local preference categories including Denver residency, veterans, and homelessness
3. HUD User, FY2025 Fair Market Rents for Denver-Aurora-Lakewood, CO Metro: FY2025 Fair Market Rents for Denver-Aurora-Lakewood: $1,416 studio, $1,620 one-bedroom, $1,950 two-bedroom, $2,658 three-bedroom, $3,179 four-bedroom
4. HUD, 24 CFR Part 982, Tenant-Based Assistance: Housing Choice Voucher Program: HQS standards, RFTA process, HAP contract requirements, portability rules, 12-month initial lease requirement, 40% rent-to-income cap, annual inspection requirement, and income reporting obligations
5. HUD User, FY2025 Income Limits for Denver-Aurora-Lakewood HUD Metro Area: Very low-income limit (50% AMI) for FY2025 in Denver-Aurora-Lakewood is $53,450 for a family of four
6. Colorado General Assembly, HB 19-1236, Source of Income Discrimination: Colorado HB 19-1236 prohibits landlords from refusing to rent based on source of income, explicitly including Housing Choice Vouchers
7. Colorado General Assembly, C.R.S. Title 38, Carbon Monoxide Alarms (38-45-101): Colorado law requires carbon monoxide detectors in residential units
8. Denver Housing Authority, Mariposa Community: Mariposa is a major HOPE VI public housing redevelopment by DHA near Decatur-Federal light rail in Denver
9. HUD User, FY2025 Income Limits, LIHTC 60% AMI threshold for Denver-Aurora-Lakewood: 60% of AMI (common LIHTC cap) for Denver-Aurora-Lakewood in 2025 is approximately $64,140 for a family of four
10. HUD.gov, Fair Housing and Equal Opportunity: Tenants can file fair housing complaints with HUD if a landlord illegally refuses vouchers
11. HUD.gov, Housing Choice Voucher Program (Section 8): National overview of HCV program structure, payment standards range of 90-110% of FMR, and HAP contract framework