Housing authority Salem: what tenants and landlords need to know

Last updated 2026-07-09

Which Salem housing authority are you dealing with?

Figure out the state before anything else. Two cities named Salem run active housing programs: Salem, Oregon (population roughly 175,000) and Salem, Massachusetts (population roughly 45,000). They are separate agencies with different income limits, different payment standards, different waitlist schedules, and zero connection to each other.

The Oregon agency is the Housing Authority of the City of Salem, abbreviated HACS. It works under HUD oversight and serves Marion County plus Salem proper. The main office is at 360 Church Street SE, Salem, OR 97301, and the primary phone is (503) 588-6368 ^[1].

The Massachusetts agency is the Salem Housing Authority, at 27 Charter Street, Salem, MA 01970, reachable at (978) 744-4431 ^[2]. It's one of more than 240 local housing authorities in Massachusetts. Those agencies run HUD programs but also administer state-funded Chapter 707 and Chapter 200 housing programs that exist only in Massachusetts.

Searched "salem housing authority" without a state and landed here? Check your voucher paperwork or benefits letter first. The agency name, address, and jurisdiction code are printed on it. Everything in this article applies to both agencies unless a section says otherwise, but the numbers, links, and phone numbers you actually need change by state. Both agencies belong to the wider housing authority network HUD administers.

What programs does each Salem housing authority run?

Both agencies run the federal Housing Choice Voucher program, the thing most people call Section 8. Past that, the two portfolios split apart.

HACS (Salem, Oregon) administers:

• The Housing Choice Voucher (HCV) program, including tenant-based and project-based vouchers
• Public housing units across several properties in Marion County
• Veterans Affairs Supportive Housing (VASH) vouchers in partnership with the VA
• The Family Self-Sufficiency (FSS) program, which lets voucher holders build escrow savings as their income grows
• Mainstream vouchers for non-elderly persons with disabilities

Salem Housing Authority (Massachusetts) administers:

• Federal Section 8 HCV
• State-aided family public housing under Chapter 200
• State-aided elderly/disabled housing under Chapter 667
• Local preference programs that give priority to Salem residents, people who work in Salem, and veterans

Both agencies pull funding from HUD under 24 CFR Part 982, the rule that governs the Housing Choice Voucher program nationally ^[3]. Federal rules set the floor. Income limits, inspection standards, and rent reasonableness requirements all flow down from HUD. Local agencies then add their own administrative plans, which control local preferences, payment standard choices, and how waitlists run.

For how all of this fits together, see our explainer on rental assistance programs.

What are the income limits for Salem Section 8 programs?

HUD sets income limits every year off Area Median Income (AMI) for each metro area. The two Salems land in different metropolitan statistical areas with different AMIs, so the limits split apart.

For Salem, Oregon (Marion County, OR HUD Metro FMR Area), HUD's FY2024 income limits are:

Household Size	Very Low (50% AMI)	Low (80% AMI)
1 person	$31,900	$51,050
2 people	$36,450	$58,300
3 people	$41,000	$65,600
4 people	$45,550	$72,850
5 people	$49,200	$78,700
6 people	$52,850	$84,550

For Salem, Massachusetts (Essex County, MA / HMFA), HUD's FY2024 income limits run higher because the Boston-area AMI is higher:

Household Size	Very Low (50% AMI)	Low (80% AMI)
1 person	$47,950	$76,750
2 people	$54,800	$87,700
3 people	$61,650	$98,650
4 people	$68,500	$109,600
5 people	$74,000	$118,350
6 people	$79,450	$127,100

Those are the HCV eligibility thresholds ^[4]. Most voucher admissions go to households at or below 30% AMI (Extremely Low Income). HUD requires that at least 75% of new voucher admissions each year fall below that threshold under 24 CFR 982.201 ^[3].

Limits change every year, usually in April or May. Verify the current number on HUD's income limits lookup tool at huduser.gov before you trust any figure online, this article included.

Are the Salem housing authority waitlists open right now?

Waitlists open and close based on how many vouchers an agency can fund and how many people are already in line. As of mid-2025, both Salem waitlists have spent long stretches closed because demand runs way ahead of funding.

HACS (Salem, OR) posts waitlist status on its website at hacsalem.com. When the HCV waitlist has opened in past years, HACS has run a lottery: applicants apply during a short window, and households get randomly selected into a ranked waitlist. The wait after selection has run 1 to 3 years depending on funding and voucher availability ^[1].

Salem Housing Authority (MA) has kept waitlists for both its federal Section 8 and its state-aided programs. State-aided waitlists in Massachusetts run through the CHAMP (Common Housing Application for Massachusetts Programs) system at mass.gov ^[13]. The federal HCV waitlist is separate and managed by the local authority.

Three things worth burning into memory. A spot on a waitlist buys you a place in line, not a voucher. Keep your contact information current or you can get dropped for failing to respond. And local preferences can jump some applicants ahead even if they applied later. In Salem, MA, a veteran living in Salem who applies the same day as a non-resident non-veteran usually gets picked first.

For which waitlists might be open across the country right now, our guide to open Section 8 waiting lists tracks current openings.

What are the payment standards in Salem, and how do they affect rent?

A payment standard is the top monthly amount a housing authority will pay toward rent and utilities for a given unit size. Agencies set it locally, inside a band HUD defines as 90% to 110% of the published Fair Market Rent (FMR) for the area. They can go higher with HUD approval in expensive markets ^[3].

HUD's FY2025 Fair Market Rents for the Salem, OR metro area (Marion County) are:

Unit Size	FMR
Studio	$909
1-bedroom	$1,060
2-bedroom	$1,324
3-bedroom	$1,843
4-bedroom	$2,104

HUD's FY2025 Fair Market Rents for the Salem, MA area (Essex County HMFA) run higher:

Unit Size	FMR
Studio	$1,536
1-bedroom	$1,817
2-bedroom	$2,246
3-bedroom	$2,825
4-bedroom	$3,254

The payment standard each agency actually adopts can sit above or below the FMR. Call HACS or SHA directly for their current payment standard schedule, which they must publish in their administrative plan ^[5].

Here's how it hits you as a tenant. If your rent is at or below the payment standard, you pay 30% of your adjusted monthly income toward rent and utilities and the voucher covers the rest. If rent runs over the payment standard, you pay the gap on top of your 30% share, and that gap has no cap. That's why a unit at or below the payment standard matters so much.

Landlords ask whether they can charge more than the payment standard. Yes, but only if the tenant can and will cover the gap, and HUD requires the total tenant payment to stay reasonable for the unit. If a tenant's income is low enough that paying above the payment standard would push total housing cost past 40% of income in their first unit, HUD blocks it under 24 CFR 982.508 ^[3].

How does the HUD inspection process work for Salem rentals?

Before a unit can be leased to a voucher holder, it has to pass a Housing Quality Standards (HQS) inspection run by the housing authority. That's true for both HACS and SHA. HQS inspections cover 13 categories including sanitation, heating, structural condition, lead-based paint, smoke detectors, and water supply ^[6].

The landlord, not the tenant, has to get the unit through. The usual failures are missing or dead smoke detectors, broken window locks, peeling paint in pre-1978 buildings, and heating systems that don't work. None of those are hard to fix. They just push the move-in back until re-inspection clears them.

In both Salem jurisdictions, inspections usually take 1 to 3 weeks to schedule after a Request for Tenancy Approval (RFTA) goes in. Fail, and a second inspection follows the repairs. Some agencies charge landlords a re-inspection fee, so check with HACS or SHA directly.

HUD is moving to a newer inspection standard called NSPIRE (National Standards for the Physical Inspection of Real Estate), which it began phasing into public housing inspections in 2023. NSPIRE scores units on a 100-point scale and sorts deficiencies into health-and-safety, building-related, and other buckets. HCV inspections are shifting to NSPIRE on a schedule HUD set in 2024 ^[6]. Ask your local agency which standard they're applying, since the changeover is still in progress.

For tenants: you can ask for an interim inspection if the place goes downhill after move-in. Under 24 CFR 982.404, the owner has to keep the unit in HQS condition for the whole tenancy, not only at move-in ^[3].

How do you apply for a housing voucher through HACS or SHA?

The steps look alike in both cities, with local wrinkles.

Step 1: Wait for the waitlist to open. Sounds obvious, and it's the step most people miss. Many housing authorities run their waitlists as lotteries, so the window can be a few days. Sign up for email alerts on the agency site and check often.

Step 2: Submit the application. HACS has used an online portal in recent years. SHA in Massachusetts takes paper applications and online options depending on the waitlist type. For state-aided housing in MA, the portal is CHAMP (mass.gov).

Step 3: Hand over documentation. Expect to show proof of identity, Social Security numbers for every household member, proof of current address, and income documentation. Some agencies take a short preliminary application first and collect the full file later.

Step 4: Wait and stay reachable. Keep your contact info current with the agency. Most agencies send a single notice and drop you from the waitlist if you don't answer inside a short window, often 10 days.

Step 5: Briefing. When your name comes up, the agency holds an applicant briefing. That's where they explain how the voucher works, hand you the payment standard schedule, and set your voucher search period, usually 60 to 120 days and extendable in many cases ^[5].

Step 6: Find a unit and submit an RFTA. Once you find a willing landlord, both parties sign the Request for Tenancy Approval. The agency inspects, reviews rent reasonableness, and approves or denies the unit.

Hunting for Section 8 houses for rent around Salem? HUD's resource locator and the agency's own landlord lists beat third-party aggregators for accuracy.

What should landlords know before renting to a voucher holder in Salem?

The money side of renting to voucher holders in Salem is steadier than most landlords expect. The housing authority pays its share of rent straight to the landlord on a set date each month. The tenant pays their share directly. If the tenant stops paying their share, the landlord's remedy is eviction, same as any tenant, but the housing authority's portion keeps coming until the tenancy ends or the voucher is terminated.

The paperwork is real, and it's front-loaded. The HAP (Housing Assistance Payments) contract between agency and landlord, the inspection, and the rent reasonableness determination all happen before the first rent check. After that, annual re-inspections are the main recurring task.

Three things landlords get wrong. Oregon has source-of-income protection: Oregon Revised Statute 659A.421 bars discrimination based on source of income in housing, so Salem, OR landlords generally can't refuse a voucher holder on the basis of the voucher alone ^[7]. Massachusetts bars source-of-income discrimination too, under M.G.L. Chapter 151B, Section 4 ^[8]. Refusing a qualified voucher holder in either Salem can draw a fair housing complaint.

Second, landlords set the rent, but the agency has to find it reasonable next to unassisted units in the same market. Charge $1,800 for a one-bedroom when comparable units rent for $1,400, and the agency won't approve it.

Third, the annual rent increase needs advance notice to the agency, usually 60 days, and the increase still has to clear rent reasonableness review. Skip that step and you can stay stuck at the old contract rent.

VoucherReady has a landlord kit that walks through HAP contract basics, inspection prep, and rent reasonableness documentation for new Section 8 landlords.

For the program rules on landlord participation, see 24 CFR Part 982 and HUD's landlord resources at hud.gov.

Can a Salem voucher be used in another city or state (portability)?

Yes. The Housing Choice Voucher is portable. Once a household has held a voucher for at least 12 months and is in good standing, it can move to any jurisdiction in the country where a housing authority runs an HCV program. This is portability, and it lives in 24 CFR 982.353 ^[3].

Here's the real-world version. Say you hold a HACS (Salem, OR) voucher and want to move to Portland or Seattle. You tell HACS you intend to port. HACS becomes the "initial PHA" and contacts the "receiving PHA" in the destination city. The receiving PHA either absorbs your voucher into its own program or bills HACS for the cost. Billing arrangements are common and keep your voucher tied to HACS's funding.

Timing matters. Porting adds time to your search period. The receiving PHA may have a backlog, and some are slow to answer incoming port requests. Build in at least 30 extra days of buffer if you plan to port.

Moving from Massachusetts to Oregon, or the reverse, runs on the same federal rules. Salem, MA and Salem, OR are independent programs, but both follow HUD's portability rules.

One thing nobody tells tenants: if you port to a high-cost area with higher payment standards, your subsidy may go up. Port to a cheaper area and your subsidy may effectively drop, because the payment standard is lower there. Ask the receiving PHA for its current payment standard before you commit to a unit.

What local preferences does Salem give, and who moves to the front of the line?

Local preferences drive how long you wait more than almost anything else. Both HACS and SHA are allowed under 24 CFR 982.207 to set local preferences that change the order in which applicants get pulled off the waitlist ^[3].

HACS (Salem, OR) has historically given preference to households who are homeless or at risk of homelessness, to veterans and their families, and to current Marion County residents. The exact structure can shift when the agency updates its administrative plan, so check the current version on the HACS site.

SHA (Salem, MA) has kept preferences for Salem residents, people who work in Salem, veterans, and people displaced by government action like eminent domain. Under Massachusetts state law, local housing authorities also have to give preference to residents of the municipality for state-aided programs.

Preferences don't guarantee a voucher. They move you ahead of non-preference applicants in the pool. In a badly oversubscribed waitlist, even preference holders wait years.

Don't qualify for a preference? The honest advice is to apply to every housing authority whose service area you could actually live in, not only the Salem office nearest you. Plenty of smaller authorities in rural Oregon and rural Massachusetts have shorter waits.

What housing resources exist in Salem beyond the housing authority?

The housing authority isn't the only road to affordable housing in either Salem.

In Salem, Oregon, Mid-Willamette Valley Community Action Agency (MWVCAA) provides emergency rental assistance, utility assistance, and homelessness prevention. The State of Oregon also runs rental assistance through Oregon Housing and Community Services (OHCS) at oregon.gov/ohcs ^[9]. Salem has several LIHTC (Low Income Housing Tax Credit) properties, which offer reduced-rent apartments to income-qualified tenants without a voucher. Our guide on low income housing tax credit properties explains how to find them.

In Salem, Massachusetts, North Shore Community Action Programs (NSCAP) provides emergency assistance including fuel assistance and housing stabilization. The Massachusetts Rental Voucher Program (MRVP), a state-funded cousin of federal Section 8, runs through the state and takes applications via CHAMP.

Seniors in both cities have extra options. Low-income senior housing developments funded through HUD's Section 202 program exist in both areas, and many keep their own separate waitlists. See our guide to low income senior housing for that pathway.

HUD's resource locator at resources.hud.gov lets you search affordable housing properties by zip code. It won't show everything, but it's a solid starting point and pulls from HUD's own property database ^[10].

For searching available rentals, our look at go section 8 covers one of the most-used landlord listing platforms, limitations included.

What are tenants' rights under the voucher program in Salem?

Voucher holders carry federally protected rights no matter which Salem housing authority issued the voucher.

The right to a fair HQS inspection. If a unit fails, the owner has to make repairs before the HAP contract starts. Nobody can pressure you into a unit that hasn't cleared inspection.

The right to a grievance process. Under 24 CFR 982.555, if the housing authority moves to terminate, suspend, or reduce your assistance, it has to give written notice and you get an informal hearing ^[3]. That covers things like the agency cutting your voucher size or claiming you broke program rules.

The right to portability after 12 months. As covered above, you can move with your voucher once you hit the 12-month mark.

The right to request a disability accommodation. Under the Fair Housing Act and Section 504 of the Rehabilitation Act, housing authorities must provide reasonable accommodations to people with disabilities. That can mean adjusting unit-size standards, extending your voucher search time, or designating an accessible unit.

Protection from illegal eviction. An owner with a HAP contract has to follow state eviction procedure. In Oregon, that means written notice and a court process under ORS Chapter 105. In Massachusetts, it means summary process under M.G.L. Chapter 239. Neither lets a landlord lock you out.

Think your rights got violated? File a fair housing complaint with HUD at hud.gov or contact your state's civil rights agency.

How does the Salem housing authority compare to nearby agencies?

Some context helps. HACS (Salem, OR) is mid-sized for Oregon, running roughly 1,700 to 1,900 HCV vouchers based on historical HUD Picture of Subsidized Households data ^[11]. The bigger Oregon agencies, like Home Forward in Portland with roughly 11,000 vouchers, carry longer waitlists but more landlord listings. Smaller counties around Marion County may have shorter waits and thinner rental inventory.

SHA (Salem, MA) is smaller, working a city where the rental market is tight thanks to Boston next door. Essex County competes with agencies like Lynn Housing Authority and Peabody Housing Authority. The state's CHAMP system lets Massachusetts applicants apply to several programs at once, which is a genuine edge.

Neither Salem agency is unusually fast or unusually slow by national standards. HUD's Picture of Subsidized Households database, updated yearly, shows average months on waitlist and utilization rates for PHAs, and both Salem agencies have run utilization rates above 95% in recent years, meaning they're spending nearly all of their allocated voucher funding ^[11].

Trying to decide where to apply? The real question is where you can actually live. Apply near family support, job access, or childcare. A shorter waitlist three states away helps nobody who can't move there.

VoucherReady's tools for tenants let you track waitlist openings and compare payment standards across agencies in a region.

Frequently asked questions

Is the Salem housing authority waitlist open right now?

Both HACS (Salem, OR) and SHA (Salem, MA) open their waitlists periodically based on funding. As of 2025, check hacsalem.com for Oregon and the CHAMP portal at mass.gov for Massachusetts state-aided housing. Both waitlists have sat closed for months or years at a stretch. Sign up for agency email alerts so you don't miss short application windows.

What is the phone number for the Salem, Oregon housing authority?

The Housing Authority of the City of Salem (HACS) is at (503) 588-6368. The office sits at 360 Church Street SE, Salem, OR 97301. In-person visits usually need an appointment. The agency website at hacsalem.com has current hours and portal links.

What is the phone number for the Salem, Massachusetts housing authority?

The Salem Housing Authority in Massachusetts is at (978) 744-4431, at 27 Charter Street, Salem, MA 01970. For state-aided programs, the CHAMP portal at mass.gov handles online applications. For federal Section 8 specifically, contact SHA directly, since that waitlist is managed locally.

How long is the wait for Section 8 in Salem?

Nobody has reliable public data on exact current wait times in either Salem. Historically, HACS (Oregon) has reported waits of 1 to 3 years after lottery selection. Salem, MA has seen similar ranges for federal HCV. Wait times move with federal funding, local landlord availability, and how many households in queue give up or move away.

Can a Salem, Oregon voucher be used in Salem, Massachusetts or vice versa?

Yes, but not directly. HCV portability requires you to notify your current housing authority, wait for them to contact the receiving PHA, and finish the receiving PHA's intake. The two Salem agencies are independent. The 12-month rule applies: you generally must have held your voucher for 12 months before porting, unless a domestic violence situation or another exception under 24 CFR 982.353 applies.

Do Salem landlords have to accept Section 8 vouchers?

In both Salem, OR and Salem, MA, source-of-income discrimination is illegal under state law. Oregon's is ORS 659A.421 and Massachusetts' is M.G.L. Chapter 151B, Section 4. A landlord generally can't refuse to rent solely because a tenant has a voucher. They can still screen on credit, rental history, and income beyond the voucher, but a flat refusal based on the voucher alone risks a fair housing complaint.

What does a Section 8 inspection look for in Salem rentals?

HUD's Housing Quality Standards cover 13 areas: sanitation, structure, interior air quality, heating and cooling, water supply, lead-based paint, electrical, security, lighting, windows and doors, smoke detectors, appliances, and space and occupancy. Either Salem housing authority runs an HQS inspection before approving a unit and again each year. HUD is transitioning to NSPIRE standards; ask your local agency which standard currently applies.

What income is too high for Section 8 in Salem?

For Salem, OR (Marion County), the 50% AMI limit for a family of four is $45,550 in FY2024. For Salem, MA (Essex County), it's $68,500. Most admissions go to households at or below 30% AMI. Limits change every spring. Verify current figures at the HUD income limits lookup tool at huduser.gov before you apply.

What is an RFTA and how does it work in Salem?

RFTA stands for Request for Tenancy Approval. It's the form a tenant and landlord fill out together to tell the housing authority which unit the tenant wants to lease. After it goes in, the housing authority inspects the unit, checks rent reasonableness, and approves or rejects. In both Salem agencies, this usually takes 2 to 4 weeks. Sign no lease until the RFTA is approved.

Does the Salem housing authority offer emergency housing assistance?

HACS and SHA don't usually provide emergency same-day housing. Emergency rental assistance in Salem, OR runs through the state (Oregon Housing and Community Services) and Mid-Willamette Valley Community Action Agency. In Salem, MA, North Shore Community Action Programs provides emergency assistance. Both states also received federal Emergency Rental Assistance funds that may still power local programs.

Can seniors apply for separate housing programs through the Salem housing authority?

Yes. Both agencies have elderly and disabled designations for certain properties. In Massachusetts, SHA administers Chapter 667 state-aided elderly housing with its own waitlist. In Oregon, HACS has project-based vouchers attached to some senior-friendly properties. HUD Section 202 properties in both cities take separate applications through property management. Our guide on low income senior housing covers those options in detail.

What happens if a Salem housing authority tenant violates program rules?

The housing authority can end assistance for violations including fraud, drug-related activity, failing to report income changes, or not maintaining the unit. Before termination, the agency has to give written notice and offer an informal hearing under 24 CFR 982.555. Tenants can present evidence and bring a representative. If terminated, you lose the voucher, not only your current lease.

How do I find landlords who accept Section 8 vouchers in Salem?

Start with the housing authority's own landlord list; HACS and SHA both keep one. The HUD resource locator at resources.hud.gov searches by zip code. Third-party platforms like Go Section 8 and Affordable Housing Online list some Salem-area landlords, but confirm listings directly because many go stale fast. Expect the search to eat the full length of your voucher period in this tight market.

Sources

1. Salem Housing Authority, Massachusetts, official agency contact information: SHA located at 27 Charter Street Salem MA 01970 phone (978) 744-4431; administers federal HCV and state-aided programs
2. U.S. Code of Federal Regulations, 24 CFR Part 982, Housing Choice Voucher Program: Federal rules governing HCV income limits (982.201), payment standard range 90-110% FMR, 40% first-unit cap (982.508), portability (982.353), owner HAP obligations (982.404), informal hearing rights (982.555), and local preferences (982.207)
3. HUD User, FY2024 Income Limits Documentation System: FY2024 income limits for Marion County OR and Essex County MA used in income limit tables; 50% and 80% AMI figures cited
4. HUD, Office of Public and Indian Housing, HCV Program Guidebook: Briefing requirements, voucher search period of 60-120 days, and administrative plan requirements for payment standards
5. HUD, Office of Public and Indian Housing, NSPIRE Standards and HQS Inspection Requirements: HQS 13-category inspection framework and HUD's 2023-2024 NSPIRE transition schedule for public housing and HCV programs
6. Oregon Revised Statutes, ORS 659A.421, source of income discrimination prohibition: Oregon law prohibiting landlord discrimination based on source of income including housing vouchers
7. Massachusetts General Laws, Chapter 151B Section 4, fair housing and source of income: Massachusetts law prohibiting source-of-income discrimination in housing, protecting voucher holders
8. Oregon Housing and Community Services (OHCS), rental assistance programs: Oregon state emergency rental assistance and housing stability programs available in Salem OR
9. HUD Resource Locator, affordable housing property search tool: HUD's property database allows zip-code search for HUD-assisted affordable housing properties
10. HUD, Picture of Subsidized Households database, annual PHA-level data: HACS historical voucher count of approximately 1,700-1,900 HCV units and utilization rates above 95% in recent reporting years
11. HUD, FY2025 Fair Market Rents, HUD User FMR database: FY2025 Fair Market Rents for Marion County OR and Essex County MA used in payment standard tables
12. Massachusetts Executive Office of Housing and Livable Communities, CHAMP portal: CHAMP (Common Housing Application for Massachusetts Programs) system for state-aided housing waitlist applications in Massachusetts