Fort Worth Housing Authority: how the voucher program works in 2025

Last updated 2026-07-09

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

The Housing Authority of the City of Fort Worth, known as HACFW, is the local public housing agency (PHA) that runs federal rental assistance in Fort Worth and much of Tarrant County, Texas. It operates under an Annual Contributions Contract with HUD and has to follow the rules in 24 CFR Part 982 ^[1], the federal regulation that governs the Housing Choice Voucher (HCV) program nationwide.

HACFW does three main jobs. It decides who qualifies for a voucher, sets local payment standards that cap how much rent the voucher will cover, and inspects units to make sure they meet HUD's Housing Quality Standards (HQS) before a family moves in.

The agency also manages public housing units directly, runs homeownership vouchers under 24 CFR 982 Subpart M, and administers project-based vouchers (PBV) at specific properties. If you're a tenant, HACFW is who you call when your voucher is expiring, your landlord fails inspection, or your income changes. If you're a landlord, HACFW is the counterparty on your Housing Assistance Payment (HAP) contract.

HACFW's main office is at 1201 E 13th Street, Fort Worth, TX 76102. The agency is not the same thing as the Texas Department of Housing and Community Affairs (TDHCA), which runs a separate statewide voucher program. If you hold a TDHCA voucher and want to port it to Fort Worth, HACFW is your receiving PHA.

For a broader picture of how all PHAs fit together nationally, see our guide to the housing choice voucher program.

How do I apply for a Section 8 voucher in Fort Worth?

HACFW's HCV waitlist does not stay open all the time. Like most large PHAs, it opens for a short window, takes a set number of applications, then closes again. As of mid-2025, confirm the current status directly with HACFW at (817) 535-6462 or on their official website, because the agency announces openings on short notice and they fill quickly ^[2].

When the waitlist is open, you apply online through HACFW's portal or, when the agency says so, on paper at the main office. HACFW uses a lottery, not pure first-come-first-served, so applying on day one gives you no ranking edge over applying on the last day of the window. HUD permits this method under 24 CFR 982.206 ^[1].

To apply, you need Social Security numbers for everyone in the household, income documentation, and current address and contact information. Preferences matter. HACFW gives preference to applicants who are homeless, involuntarily displaced, or living in substandard housing. Veterans and their families often get a separate preference. Confirm the exact current preference categories with HACFW, because the agency can revise its Administrative Plan and preference structure each year.

Once the lottery pulls your name, you get an intake appointment, go through eligibility verification (income, criminal history, prior tenancy record), and if you clear, you receive a voucher with a search period. That search period usually runs 60 to 120 days, and HACFW can grant extensions if you show good-faith efforts to find a unit ^[1].

Watching for waitlist openings across Texas or beyond? Our roundup of open section 8 waiting lists tracks activity by state.

What are HACFW's payment standards for 2025?

Payment standards are the maximum monthly rent (including utilities) HACFW will cover for a given bedroom size. They sit between 90% and 110% of HUD's published Fair Market Rents (FMRs) for the Fort Worth-Arlington metro area, and HUD updates the FMRs each October ^[3].

HUD published these FY 2025 FMRs for the Fort Worth HUD Metro FMR Area, effective October 1, 2024 ^[3]:

Bedroom Size	FY 2025 FMR (Fort Worth metro)
Efficiency (0 BR)	$1,003
1 Bedroom	$1,144
2 Bedroom	$1,390
3 Bedroom	$1,866
4 Bedroom	$2,291

HACFW's actual payment standards can differ from these FMR figures, because the agency sets its own standards inside the allowable HUD range. It can ask HUD to go up to 120% of FMR in high-cost areas or to improve housing opportunity, under 24 CFR 982.503 ^[1]. Always pull HACFW's current payment standard schedule from their website or ask for it at the office, since these numbers change annually and mid-year adjustments happen.

Your actual share of the rent is a separate calculation. The family pays the difference between the gross rent (contract rent plus any utility allowance shortfall) and the HAP payment. That family payment cannot top 40% of monthly adjusted income at initial lease-up, per 24 CFR 982.508 ^[1]. In practice, most voucher holders in Fort Worth pay somewhere between 28% and 38% of adjusted gross income toward rent, depending on which unit they pick and how the utility allowance shakes out.

For a closer look at how rental assistance payment math works, that guide walks through the calculation step by step.

How long is the wait for a voucher from HACFW?

Nobody has a reliable current figure for HACFW, and that's the honest answer. Like nearly every large urban PHA, HACFW has a waitlist measured in years, not months. HUD's Picture of Subsidized Households data (2023) showed average voucher waits topping two years at many large PHAs, with some urban agencies reporting five years or longer ^[4].

Fort Worth's rental market has grown fast. The city's population crossed 935,000 in the 2020 Census ^[5], and housing costs have climbed hard since 2020. Demand far outpaces supply. HACFW gets federal money for a fixed number of vouchers each year, and it can't issue more just because more people apply.

If you're on the waitlist, check your status regularly through HACFW's online portal or by phone. Update your address and phone number the day they change. PHAs are allowed to drop applicants who don't answer a status update request, and HACFW's Administrative Plan spells out exactly how that works.

While you wait, chase parallel options. Try TDHCA's statewide HCV program, project-based vouchers at specific Fort Worth properties (often a shorter wait because the subsidy is tied to the unit, not to you), and Low Income Housing Tax Credit properties around the area. Our article on low income senior housing is worth a read if anyone in your household is 62 or older, since elderly-preference properties sometimes move faster.

What inspections does HACFW require before a unit is approved?

Before any voucher holder signs a lease and HAP payments start, HACFW has to inspect the unit and confirm it passes Housing Quality Standards (HQS). HQS lives in 24 CFR 982.401 and covers 13 performance areas: sanitary facilities, food preparation and refuse disposal, space and security, thermal environment, illumination and electricity, structure and materials, interior air quality, water supply, lead-based paint, access, site and neighborhood, sanitary conditions, and smoke detectors ^[1].

Inspectors check that every room has at least one working electrical outlet, that all exterior doors and windows lock, that the heating system can hold 68 degrees Fahrenheit in cold weather, that there's no sign of rat or roach infestation, and that smoke detectors work. None of this is optional. A unit that fails any item doesn't get approved until the landlord fixes it and passes a reinspection.

For landlords, the usual time sinks are peeling paint in pre-1978 housing (which trips HUD's lead-based paint rule under 24 CFR 35), appliances the landlord promised but that don't run, and anything tied to the heating or cooling system. Getting the unit ready before the inspector arrives saves a lot of back-and-forth.

Tenants have the right to go along with the inspector and to get a copy of the inspection report. If your landlord fails to fix defects within HACFW's deadline, the agency can abate (suspend) HAP payments and, eventually, terminate the lease on HQS grounds. HUD's inspection guidance gives landlords 30 days to correct most non-emergency defects, while emergency hazards must be fixed within 24 hours ^[6].

HACFW also runs annual inspections on every unit already under a HAP contract. The landlord gets advance notice. Fail the annual and skip the repairs, and HAP can be abated under 24 CFR 982.404 ^[1].

How does a Fort Worth landlord start accepting Section 8 vouchers?

Any private landlord in Fort Worth whose unit passes HQS inspection can accept a Housing Choice Voucher. Texas has no source-of-income protection law as of 2025, so Fort Worth landlords are free to decline vouchers. The market math often favors participation anyway, especially in neighborhoods where finding reliable market-rate tenants takes longer ^[7].

The process runs like this. A voucher holder finds your unit, you agree on a proposed rent, and HACFW runs a rent reasonableness check to confirm your asking rent isn't above what comparable unassisted units nearby are renting for, per 24 CFR 982.507 ^[1]. If the rent clears, HACFW schedules the HQS inspection. If the unit passes, you and HACFW sign a HAP contract and the tenant signs a lease. HAP payments then land directly with you, usually by direct deposit, on the first of each month.

Landlords ask two questions more than any others. First: can I evict a voucher holder? Yes, on the same Texas landlord-tenant grounds as any other tenant (nonpayment of the tenant's portion, lease violations, and so on), but you also have to notify HACFW and follow the HAP contract terms. Second: what happens if HACFW abates HAP after a failed inspection? You stop getting the assistance portion until you pass reinspection, and you cannot legally charge the tenant the abated amount.

Some landlords find the paperwork on annual inspections and HAP requirements heavier than they expected. Others find the guaranteed portion of the rent steadier than market tenants. The honest answer is it depends on your unit's condition and how much administrative process you can stomach.

VoucherReady offers a one-time landlord kit that walks through the HAP contract terms, the inspection checklist, and what happens at each stage of the HACFW process. It saves first-time participating landlords a lot of guesswork.

For a wider view of the landlord side, see our section-by-section guide to section 8.

Can a Fort Worth voucher holder move out of HACFW's jurisdiction (porting)?

Yes. Portability rules under 24 CFR 982.353 let any voucher holder move anywhere in the United States where a PHA runs the HCV program, as long as you've lived in HACFW's jurisdiction for at least 12 months (or your initial lease term, whichever comes first) ^[1].

Here's the sequence. You notify HACFW in writing that you want to port, HACFW sends a portability packet to the receiving PHA, and you submit a rental application in the new jurisdiction. The receiving PHA either absorbs the voucher into its own funding (taking over HAP payments) or bills HACFW for the HAP cost under the billing model. Either way, the value of your voucher travels with you.

Porting into Fort Worth works the same way in reverse. Say you hold a voucher from the Fort Wayne Housing Authority in Fort Wayne, Indiana ^[8]. You can port to Fort Worth if you meet HACFW's admission requirements. HACFW, as the receiving PHA, runs its own HQS inspection and applies its own payment standards. Your income eligibility and family composition details ride over in the portability packet from the Fort Wayne, Indiana agency.

Common port delays: the receiving PHA is swamped and slow, or it has closed portability intake for a while. HUD guidance says receiving PHAs have to accept portable vouchers unless their own program is at risk of running out of funding, per Notice PIH 2017-01 ^[9]. That notice also made clear that PHAs cannot impose blanket bans on incoming portability moves.

If you're porting, give yourself at least 30 to 60 days of runway before your current voucher expires. Extensions for porting are common but not automatic.

What tenant rights do voucher holders have under HACFW?

Voucher holders in Fort Worth have rights under three overlapping frameworks: HUD's HCV regulations, HACFW's own Administrative Plan, and Texas landlord-tenant law.

Under HUD rules, you can choose any eligible unit anywhere in HACFW's jurisdiction (or port out), request an informal hearing if HACFW terminates your assistance, and get written notice before any adverse action ^[1]. The informal hearing right is real, and it's worth using. If HACFW tries to end your voucher over alleged fraud, income misreporting, or HQS issues that weren't your fault, you can request a hearing and put your side on the record. HUD's regulations at 24 CFR 982.555 say exactly when PHAs must offer that hearing.

HACFW's Administrative Plan (a public document, available on request) sets the specific rules for how the agency uses its discretion where HUD gives PHAs flexibility: extension policies for search periods, how it handles family breakups, which criminal history factors it weighs. If HACFW makes a decision that looks inconsistent with its own plan, that's a procedural argument you can raise at a hearing.

Under Texas Property Code Chapter 92, every Fort Worth tenant (voucher or not) has rights that include a habitable unit, protection against retaliatory eviction, and repair-and-deduct for certain repairs the landlord ignores after notice. Texas also requires landlords to give at least three days' written notice before filing an eviction for nonpayment ^[10].

One practical note. Your landlord cannot retaliate against you for reporting HQS violations to HACFW. Doing so breaks both HUD rules and Texas state law. Put any retaliation attempt in writing and report it to HACFW and, if you need to, to the Texas Attorney General's office.

How does HACFW compare to other Texas housing authorities?

Texas has more than 400 PHAs, from tiny rural agencies with a handful of vouchers to large urban operations. HACFW is one of the bigger Texas PHAs, but it's smaller than the Dallas Housing Authority (DHA) and the Houston Housing Authority (HHA).

HUD's Picture of Subsidized Households (2023 data) put HHA at roughly 19,000 voucher households, DHA at about 16,000, and HACFW in the range of 10,000 to 11,000 ^[4]. These figures shift year to year as HUD allocates more vouchers, and the numbers here are approximate because HUD reports them in fiscal year snapshots.

The practical difference between PHAs in the same metro is payment standards. HACFW sets standards for Tarrant County; DHA sets separate ones for Dallas County. If you're weighing a port between the two, compare current payment standards for your bedroom size first, because a higher standard in one jurisdiction can meaningfully cut your out-of-pocket rent.

Fort Wayne, Indiana runs on its own track. The Fort Wayne Housing Authority serves Allen County, Indiana under the same HUD rules but sets its own FMRs based on the Fort Wayne, Indiana market ^[8]. If you hold a Fort Wayne, Indiana voucher and you're moving to Fort Worth, you follow the standard portability process above. The two agencies share the federal framework and nothing else.

What other housing programs does HACFW run besides vouchers?

HACFW runs several programs beyond the tenant-based HCV.

Public housing. HACFW owns and manages public housing developments directly. These are not vouchers. Rent in public housing is set at 30% of adjusted income, and tenants apply separately. The public housing waitlist and the voucher waitlist are two different lists.

Project-based vouchers (PBV). HACFW contracts with specific private apartment buildings to subsidize particular units. PBVs work much like tenant-based vouchers, except the subsidy stays with the unit, not the family. Leave a PBV unit after living there 12 months, and you can request a tenant-based voucher to move with, per 24 CFR 983.261 ^[1].

HOME and CDBG funds. HACFW sometimes partners with the City of Fort Worth on rental assistance funded by HUD's HOME Investment Partnerships Program and Community Development Block Grants. These sit outside the HCV program and usually cover short-term bridge assistance or development subsidies.

Homeownership vouchers. Under 24 CFR 982 Subpart M, qualified voucher holders can put their voucher toward monthly homeownership expenses instead of rent. Eligibility is strict (first-time buyer, minimum income, no prior defaults on HUD-financed mortgages), and HACFW has to have an active homeownership program. Ask HACFW directly whether it's funded and taking applications right now.

If you want the tax-credit apartment side of the Fort Worth market (which runs completely apart from HACFW's voucher program), our overview of low income housing tax credit properties explains how those work and how to find them.

What are the income limits for HACFW's HCV program?

HUD sets HCV income limits every year, based on Area Median Income (AMI) for the Fort Worth-Arlington-Grapevine HUD Metro FMR Area. To get a voucher, your household has to be at or below 50% of AMI (the "Very Low Income" limit) ^[1]. By law, at least 75% of new admissions each year must come from households at or below 30% of AMI (the "Extremely Low Income" limit), per Section 16 of the United States Housing Act of 1937, as amended ^[11].

HUD's FY 2024 income limits for the Fort Worth metro show the scale:

Household Size	30% AMI (Extremely Low)	50% AMI (Very Low)	80% AMI (Low, for reference)
1 person	$19,950	$33,250	$53,200
2 persons	$22,800	$38,000	$60,800
3 persons	$25,650	$42,750	$68,400
4 persons	$28,450	$47,450	$75,950
5 persons	$30,750	$51,250	$82,050

Source: HUD FY 2024 Income Limits for Fort Worth-Arlington-Grapevine, TX HUD Metro FMR Area ^[12]

Once you have a voucher, HUD recalculates your continued eligibility at annual recertification. If your income climbs above 80% of AMI, HACFW can end assistance, though the exact threshold and process live in the agency's Administrative Plan.

All income from every adult in the household counts: wages, Social Security, child support, and certain assets. HACFW uses HUD's gross income definition under 24 CFR 5.609, with specific exclusions (the earned income of full-time students over 18, for one) ^[1].

How do I contact HACFW and what should I bring to my appointment?

HACFW's main office is at 1201 E 13th Street, Fort Worth, TX 76102. The general phone number is (817) 535-6462. The website is hacfw.org. Office hours change now and then, so call before you show up.

New applicants: wait for a formal appointment notice before going in. Walk-ins usually aren't processed for new applications.

Existing voucher holders coming in for a recertification or briefing should bring photo ID for every adult in the household, Social Security cards or ITIN documentation for all members, proof of all income (last 30 days of pay stubs, recent award letters for Social Security, SSI, or TANF, and child support documentation), bank statements for the last two to three months, and paperwork on any household changes (births, deaths, custody changes, marriages).

Landlords coming in for an initial HAP contract meeting should bring the proposed lease, a W-9, proof of ownership (deed or tax record), and direct deposit information.

HACFW's portal handles some actions online, including checking waitlist status and uploading documents. The agency's remote-processing capacity has grown since 2020, but in-person visits still come up for initial briefings and lease-up appointments.

VoucherReady's free tenant tools can help you organize documents and track your HACFW deadlines ahead of time, so you're not scrambling the night before [see voucherready.com].

Hunting for units to use your voucher on in Fort Worth? Our guide to finding section 8 houses for rent covers the platforms and search tactics that actually work.

Frequently asked questions

Is the HACFW Section 8 waitlist open right now?

As of mid-2025, check directly with HACFW at (817) 535-6462 or at hacfw.org. The waitlist opens periodically for limited windows and closes once HACFW has enough applicants. HUD's rules at 24 CFR 982.206 let PHAs close waitlists when they have enough applicants to fill projected openings over the next 12 to 24 months.

How long does it take to get a voucher from Fort Worth Housing Authority?

There's no published average for HACFW specifically. Nationally, HUD's data shows waits of two to five or more years at large urban PHAs. Fort Worth's fast population growth and tight rental market push demand higher. Once the lottery selects you, eligibility verification and briefing usually take four to eight weeks before you actually receive the voucher.

What are the income limits to qualify for Section 8 in Fort Worth?

Your household income must be at or below 50% of Area Median Income (AMI) for the Fort Worth metro at admission. For FY 2024, that's $47,450 for a family of four. At least 75% of new vouchers must go to households at or below 30% AMI ($28,450 for a family of four). HUD updates these limits each spring and HACFW applies them right away.

What does a Section 8 inspection in Fort Worth check for?

HACFW inspectors apply HUD's Housing Quality Standards (HQS) under 24 CFR 982.401. They check plumbing, heating (must hold 68 degrees Fahrenheit), electrical outlets, working smoke detectors, structural integrity, working locks on all exterior doors and windows, and absence of pest infestation. Pre-1978 units also get a lead paint check. Failing any item delays the lease until the landlord makes repairs.

Can a Fort Worth landlord refuse Section 8 vouchers?

Yes. Texas has no statewide source-of-income protection law as of 2025, so Fort Worth landlords can legally decline to join the HCV program. Fort Worth city ordinances don't add that protection either. Some landlords accept vouchers for the guaranteed HAP payments; others pass. That choice is currently legal in Texas.

How much does HACFW pay landlords per month?

HACFW pays the difference between the gross rent (contract rent plus any utility gap) and the tenant's portion. For a 2-bedroom unit at the FY 2025 Fort Worth FMR of $1,390, a tenant paying 30% of a $1,200/month adjusted income ($360) would generate HAP of roughly $1,030. The exact amount depends on the tenant's income, the agreed rent, and the utility allowance HACFW assigns.

Can I use my Fort Worth voucher to move to another city or state?

Yes. Under portability rules at 24 CFR 982.353, after 12 months in HACFW's jurisdiction (or the initial lease term), you can move anywhere in the U.S. with an active HCV program. Notify HACFW in writing, allow four to six weeks for the portability packet transfer, and make sure your search period hasn't expired. Extensions for portability moves are common but must be requested.

What happens if my Fort Worth unit fails the annual inspection?

HACFW gives the landlord notice and a repair deadline, usually 30 days for non-emergency items and 24 hours for emergency hazards like no heat or a gas leak. Miss the deadline and HACFW abates HAP payments under 24 CFR 982.404. The landlord cannot charge the tenant the abated amount. If the landlord still doesn't repair, HACFW can terminate the HAP contract.

What is the difference between HACFW and TDHCA for Fort Worth residents?

HACFW is Fort Worth's local public housing agency, issuing locally-administered vouchers and managing public housing. TDHCA is the Texas state housing agency and runs its own separate HCV program using state-administered federal funds. You can sit on both waitlists at once. Vouchers from either source work the same way once issued, but you contact the issuing agency for recertifications and moves.

How is the Fort Worth Housing Authority different from the Fort Wayne Housing Authority in Indiana?

They're entirely separate agencies in different states. HACFW serves Fort Worth, Texas (Tarrant County). The Fort Wayne Housing Authority serves Allen County, Indiana and sets its own payment standards based on Fort Wayne, Indiana's FMRs. Both run under the same federal HUD rules (24 CFR Part 982) but have no administrative connection. A voucher from Fort Wayne can port to Fort Worth through the standard portability process.

Can I appeal if HACFW denies my application or terminates my voucher?

Yes. HUD's regulations at 24 CFR 982.554 and 982.555 require HACFW to give written notice of adverse actions and to offer an informal hearing before terminating assistance for existing voucher holders. For waitlist denials, HACFW must offer an informal review. You typically have 10 to 14 days to request a hearing after getting notice. Bring documentation and, if you can, someone to help you present your case.

Does HACFW have a homeownership voucher program?

HACFW has the authority to run homeownership vouchers under 24 CFR 982 Subpart M, which lets qualified voucher holders apply HAP toward mortgage payments instead of rent. Eligibility requires first-time homebuyer status, minimum income thresholds, and no prior HUD-mortgage defaults. Whether the program is actively funded and taking participants changes year to year. Contact HACFW directly to confirm current availability.

What is rent reasonableness and how does HACFW determine it?

Before approving any lease, HACFW must confirm the proposed rent is no higher than what comparable unassisted units in the same neighborhood rent for, per 24 CFR 982.507. HACFW uses its own database of comparable rentals or third-party data. If your proposed rent fails, the landlord can lower it, or you as the tenant can find a different unit. HACFW cannot approve a lease that fails this check.

Sources

1. U.S. Department of Housing and Urban Development, 24 CFR Part 982 (Housing Choice Voucher Program): Core HCV program rules including payment standards (982.503), rent reasonableness (982.507), tenant payment cap (982.508), portability (982.353), HQS (982.401), HAP abatement (982.404), hearing rights (982.555), and PBV move-out voucher (983.261)
2. HUD, FY 2025 Fair Market Rents for Fort Worth-Arlington-Grapevine, TX HUD Metro FMR Area: FY 2025 FMRs for Fort Worth metro: 0BR $1,003; 1BR $1,144; 2BR $1,390; 3BR $1,866; 4BR $2,291
3. HUD, Picture of Subsidized Households (2023 data): Large Texas PHAs serve approximately 10,000-19,000 voucher households; national average wait times exceed two years at many large PHAs
4. U.S. Census Bureau, 2020 Decennial Census, Fort Worth city population: Fort Worth's population exceeded 935,000 in the 2020 Census
5. National Low Income Housing Coalition, Source of Income Discrimination Overview (2024): Texas does not have a statewide source-of-income protection law as of 2025; Fort Worth landlords may legally decline HCV participation
6. Fort Wayne Housing Authority (Allen County, Indiana), official website: The Fort Wayne Housing Authority serves Allen County, Indiana under the same HUD HCV framework but is a separate PHA from HACFW
7. HUD, Notice PIH 2017-01: Guidance on Portability in the Housing Choice Voucher Program: Receiving PHAs must accept portable vouchers unless their own program is at risk of running out of funds; blanket bans on portability are not permitted
8. Texas Property Code Chapter 92, Residential Tenancies: Texas requires at least three days' written notice before filing eviction for nonpayment; tenants have habitability rights and protection from retaliatory eviction
9. United States Housing Act of 1937 as amended, Section 16 (42 U.S.C. 1437n): At least 75% of new HCV admissions annually must be extremely low income households (at or below 30% AMI)
10. HUD, FY 2024 Income Limits for Fort Worth-Arlington-Grapevine, TX HUD Metro FMR Area: FY 2024 income limits: 30% AMI for 4-person family = $28,450; 50% AMI = $47,450; 80% AMI = $75,950