Low income housing in Cleveland: every program explained

Last updated 2026-07-09

What low income housing programs exist in Cleveland?

Cleveland sits in Cuyahoga County, and the biggest agency running federal housing help here is the Cuyahoga Metropolitan Housing Authority, known as CMHA. CMHA runs three main programs: the Housing Choice Voucher program (Section 8), traditional public housing units, and the Moderate Rehabilitation program for older privately-owned buildings that got upgraded to federal standards. ^[1]

Beyond CMHA, Cleveland has a large stock of privately-owned affordable apartments funded by the Low Income Housing Tax Credit. The Ohio Housing Finance Agency awards LIHTC credits to developers who then rent units at restricted rents to households earning below 50% or 60% of Area Median Income. ^[2] These apartments don't require a voucher. You apply directly to the property.

The City of Cleveland and Cuyahoga County also run smaller emergency rental assistance programs using HOME Investment Partnership funds and, depending on the year, leftover Emergency Rental Assistance money from the 2021 federal relief packages. ^[3] Those programs come and go as funds run out, so you have to check current availability through the Cuyahoga County Office of Homeless Services or 211.

HUD-assisted multifamily properties, sometimes called hud housing, are scattered across the city too. These are privately owned buildings with project-based Section 8 contracts, meaning the subsidy is attached to the unit, not the tenant. You apply to the building, not to CMHA.

What are the income limits for low income housing in Cleveland?

HUD sets income limits every year for every metro area. Cleveland falls under the Cleveland-Elyria, OH Metro Area. For fiscal year 2024, the limits for Cuyahoga County are:

Household Size	Extremely Low (30% AMI)	Very Low (50% AMI)	Low (80% AMI)
1 person	$19,100	$31,850	$50,950
2 people	$21,800	$36,400	$58,250
3 people	$24,550	$40,950	$65,550
4 people	$29,200	$45,500	$72,800
5 people	$33,820	$49,150	$78,650
6 people	$38,440	$52,750	$84,500

^[4]

Housing Choice Vouchers generally go to households at or below 50% AMI. By law, though, CMHA must give 75% of new vouchers to households at or below 30% AMI. ^[5] LIHTC apartments target 50% or 60% AMI depending on how the developer structured the deal. Public housing is open to households below 80% AMI, but in practice the average resident earns far less, because demand is concentrated at the bottom of the scale.

These numbers move every spring when HUD publishes its new schedule. The HUD income limits page at huduser.gov is the authoritative source for the most current figures. ^[4]

How does the CMHA Section 8 waitlist work?

CMHA opens its Housing Choice Voucher waitlist only when it has enough funding to serve new applicants within a reasonable time. The list has historically been closed for long stretches, sometimes years at a time, and CMHA announces openings through its website at cmha.net and through local media. ^[1]

When the list opens, you submit an online pre-application. CMHA uses a lottery: after the application window closes, the agency randomly orders every application and works down the list. Submitting on the first day gives you no edge over the last day. Good to know if you almost miss the opening.

Once your name reaches the top, CMHA calls you in for a full eligibility interview. There the agency verifies income, family composition, citizenship or eligible immigration status, and runs a criminal background check. HUD rules bar admission to anyone convicted of manufacturing methamphetamine on federally assisted property, and anyone subject to a lifetime sex offender registration requirement. ^[5] CMHA has its own admissions policies for other criminal history, and those policies have changed over time, so read the current Admissions and Continued Occupancy Policy (ACOP) on their site.

Wait times are hard to predict honestly. Nobody has good public data on current CMHA waitlist times. Reports from Cleveland housing advocates suggest waits of two to five years have been common during periods when the list was open. The only reliable number is the one CMHA gives you at your interview.

Want to track open waitlists across Ohio? Check the open section 8 waiting lists resource, which covers when PHAs across the country post openings.

How do you apply for public housing through CMHA?

CMHA's public housing program is separate from the voucher program. You apply directly at cmha.net or in person at CMHA's main office at 8120 Kinsman Road, Cleveland, OH 44104. Public housing here includes high-rise developments for seniors and people with disabilities, plus scattered-site family housing spread across many neighborhoods.

The eligibility rules track the voucher program: income below 80% AMI, U.S. citizenship or eligible immigration status, and background screening. CMHA preference categories, which move your name up the list, include households currently experiencing homelessness, households displaced by government action or natural disaster, veterans, and working families. ^[1]

Public housing rent runs 30% of adjusted monthly income, the same formula used for vouchers. The practical difference is that public housing keeps you in a specific unit CMHA owns. You don't have to find a private landlord willing to accept assistance.

Where can you find LIHTC affordable apartments in Cleveland?

The low income housing tax credit program is the largest source of affordable rental housing in the U.S., and Cleveland has a big inventory built up over decades of OHFA awards. ^[2] These properties are privately managed and often keep their own waitlists.

The National Housing Preservation Database, maintained by the Public and Affordable Housing Research Corporation and the Urban Institute, is one of the better tools for locating LIHTC properties by address and unit count. HUD's own affordable housing locator at hud.gov is another starting point, though it's not always current on vacancies. ^[6]

For Cleveland specifically, OHFA keeps a list of properties developed with its tax credits. You can also call 211 (the United Way's community resource line) and ask for income-restricted apartment referrals in whatever ZIP code matters to you. 211 operators in Cuyahoga County usually know what's currently accepting applications.

Rents at LIHTC properties are capped based on the income tier the unit is set at. A two-bedroom set at 60% AMI in the Cleveland metro capped near $1,030 per month in 2024, though actual rents at specific properties vary. ^[4] You pay that capped rent entirely out of pocket unless you also hold a voucher, in which case the voucher can be used at a LIHTC property if the landlord agrees and the unit passes inspection.

What are the payment standards and Fair Market Rents for Cleveland?

CMHA sets payment standards, the maximum subsidy the agency pays toward rent and utilities, based on HUD's published Fair Market Rents for the Cleveland-Elyria metro area. HUD sets FMRs each year off recent rent surveys. For fiscal year 2025, the FMR schedule for Cuyahoga County is:

Unit Size	FY2025 Fair Market Rent
Efficiency	$799
1-Bedroom	$934
2-Bedroom	$1,108
3-Bedroom	$1,428
4-Bedroom	$1,656

^[7]

CMHA can set its actual payment standard anywhere from 90% to 110% of the FMR without HUD approval, and up to 120% with HUD approval under certain conditions. ^[5] Check directly with CMHA for its current schedule, since the agency updates it.

Voucher holders pay the difference between the payment standard and the actual rent, plus any utilities the landlord doesn't cover. HUD regulations at 24 CFR 982.508 say the tenant's share of rent at initial lease-up cannot exceed 40% of the family's monthly adjusted income. ^[5] That 40% cap stops PHAs from issuing vouchers in markets where rents have outrun payment standards to the point that tenants would be rent-burdened from day one.

Researching how the broader housing choice voucher program calculates rent? That guide walks through the full formula.

How does Section 8 work for landlords in Cleveland?

Cleveland-area landlords get a direct deposit from CMHA each month covering the subsidy portion of rent, and the tenant pays their share straight to the landlord. Payments are generally reliable and on time. That's the main practical argument for accepting vouchers.

The process starts with the landlord listing a unit as voucher-friendly. Tools like go section 8 and section 8 houses for rent listings help voucher holders find your unit. Once a tenant presents a voucher, the landlord submits a Request for Tenancy Approval to CMHA. CMHA then schedules an inspection under Housing Quality Standards (HQS) defined in 24 CFR 982.401. ^[11]

The inspection covers the basics: working heat, no major water damage, functioning smoke detectors, secure locks, no peeling paint if children under six may live there (lead paint rules under 24 CFR 35 apply to pre-1978 buildings). ^[8] If your unit fails, you get a chance to fix the problems before CMHA reschedules. Most experienced voucher landlords say the inspection asks no more than a decent property manager would anyway.

Landlords cannot charge voucher tenants more for the same unit than they charge unassisted tenants, under HUD's rules. Lease terms must run at least one year initially. Ohio state law (ORC Chapter 5321) governs the landlord-tenant relationship; CMHA rules sit on top of that, and the two rarely contradict each other in practice. ^[9]

For landlords deciding whether to participate, VoucherReady has a landlord kit that covers the inspection checklist, the Request for Tenancy Approval paperwork, and the payment structure in plain language.

Cleveland also has a rental assistance landscape that goes beyond CMHA. Landlords willing to work with several programs sometimes fill vacancies faster.

What emergency rental assistance is available in Cleveland right now?

Emergency rental assistance in Cleveland runs through a few channels, and availability shifts as funding cycles end. The main ongoing contact point is the Cuyahoga County Office of Homeless Services, which coordinates a network of agencies using HOME funds, Community Development Block Grant dollars, and whatever federal emergency appropriations remain active. Call 211 first. That routes you to the right agency for your situation.

The City of Cleveland Department of Community Development administers HOME Investment Partnerships funds for rental assistance. Applications have historically asked for documentation of income, a lease, and a hardship explaining the need. ^[3]

The Ohio Department of Development runs a state-level rental assistance program funded through federal sources. Availability is intermittent. The department's housing page at development.ohio.gov is the place to check for current openings.

For tenants facing eviction, the Cuyahoga County Common Pleas Court and the Cleveland Housing Court both have diversion programs that connect defendants with rental assistance before judgment. If you're already in eviction proceedings, ask the court about diversion at your first appearance.

None of these programs is a long-term subsidy. They bridge a gap. If the underlying problem is an income-to-rent ratio that doesn't work, the only durable fix is a voucher, public housing, or moving to an income-restricted unit.

How does porting a Section 8 voucher to or from Cleveland work?

If you already hold a Housing Choice Voucher issued by another PHA and want to move to Cleveland, you can port your voucher to CMHA after living in the issuing PHA's jurisdiction for at least one year (unless your family was already living in Cleveland when you applied for your voucher). ^[5] CMHA then either absorbs the voucher into its own program or bills the issuing PHA, depending on its budget.

Going the other direction, if you hold a CMHA voucher and want to move to another city, including places like Fresno where cost pressures have pushed many voucher holders to look elsewhere, you work through the same portability rules under 24 CFR 982.353. The receiving PHA in your destination city has to accept the port unless it can show it lacks the funds or administrative capacity. ^[5]

The practical steps: notify CMHA in writing that you want to port, get a portability packet, then contact the receiving PHA before your voucher expires. Vouchers have search time limits, typically 60 to 120 days depending on the PHA, with possible extensions. Don't let time run out waiting for paperwork to move between agencies.

Comparing programs in other cities? The moving and porting section of this site covers the process state by state.

What tenant rights do voucher holders have in Cleveland?

Ohio is not a source-of-income protection state as of 2025, which means a landlord in Cleveland can legally decline to rent to someone specifically because they have a Section 8 voucher. ^[9] That's a real limitation. Some cities have passed local source-of-income ordinances, but Cleveland has not, so voucher holders face the same private market anyone does, minus the landlords who self-select out.

Within a tenancy, though, voucher holders have the same protections as any Ohio tenant under ORC Chapter 5321, plus the extra protection that comes from having CMHA involved. CMHA has the right to inspect your unit, and if conditions are unsafe the agency can withhold payment from the landlord. That gives tenants a lever they wouldn't otherwise have. ^[9]

Landlords cannot terminate a voucher lease without cause during the lease term, and must give proper notice before non-renewal. HUD regulations at 24 CFR 982.310 require lease terminations to comply with both state law and the HUD tenancy addendum attached to every voucher lease. ^[12]

If you believe a landlord is discriminating against you based on race, national origin, disability, familial status, or another protected characteristic under the Fair Housing Act, you can file a complaint at HUD.gov or call 1-800-669-9777. ^[10] The Fair Housing Act does not protect against voucher refusals at the federal level, but it does protect the other categories, and sometimes a voucher refusal is a proxy for race or national origin discrimination.

For a broader view of your rights, the tenant rights hub covers the HUD tenancy addendum, grievance procedures, and when you can request an informal hearing from your PHA.

How does low income housing in Cleveland compare to other cities?

Cleveland is one of the more affordable major metros in the Midwest by raw rent levels, but affordability for very-low-income households still hangs entirely on whether you have a subsidy. Without a voucher, a household earning $25,000 a year would need to spend roughly 50% or more of income to rent a median-priced two-bedroom in Cleveland at 2024 market rates, well above the 30% affordability threshold.

Compare Fresno, California. Low income housing in Fresno and the broader low income housing Fresno CA market runs through the Housing Authority of the County of Fresno and the City of Fresno Housing Authority, both of which have had multi-year waitlist closures like CMHA. Fresno's FY2025 two-bedroom FMR is $1,176, a bit higher than Cleveland's $1,108. ^[7] The LIHTC stock in both cities is sizable but undersized against need.

What Cleveland has that some Sun Belt cities don't is a large existing public housing inventory and an active community development finance sector (OHFA, the Cuyahoga Land Bank, community development financial institutions) that has channeled money into affordable housing rehab. That gives Cleveland a wider set of options below the CMHA voucher program than cities relying almost entirely on new construction.

The housing authority guide explains how PHAs in different cities are structured and how their programs compare at a high level.

What is the fastest way to get housed with low income in Cleveland?

Honest answer: there is no fast path. The programs with the biggest subsidies (vouchers, public housing) carry the longest waits. The programs you can reach faster (LIHTC apartments, project-based Section 8) depend on finding a vacancy, which takes research and persistence.

The most practical sequence for someone who needs housing now:

1. Apply to CMHA for both the voucher waitlist and public housing the moment the list opens. If it's closed now, sign up for CMHA's waitlist notification emails at cmha.net so you know the instant it reopens.

2. Search LIHTC properties in target neighborhoods using the HUD affordable housing locator and OHFA's property database. Call each property, ask about waitlist status, and apply to every one where you're income-eligible. Some have short waits or vacancies.

3. Call 211 to ask about any current emergency rental assistance if you're in immediate crisis.

4. Check for project-based Section 8 properties through HUD's multifamily housing property database. These keep their own waitlists, separate from CMHA.

5. Look at nonprofit-managed supportive housing if you have a disability, chronic health condition, or history of homelessness. Groups like Catholic Charities Diocese of Cleveland, Emerald Development and Economic Network (EDEN), and CHN Housing Partners operate affordable units with social services and sometimes offer faster access.

VoucherReady's tenant tools can help you track waitlist openings across several PHAs if you're open to porting a voucher from a nearby jurisdiction.

Patience is unfortunately the main ingredient. The system is under-resourced relative to need, and there's no shortcut that changes that fact.

Frequently asked questions

Is the CMHA Section 8 waitlist open right now?

CMHA's Housing Choice Voucher waitlist opens periodically and is often closed for long stretches. Check cmha.net directly for current status. Openings get announced through CMHA's website and local media. Submitting on any day during the open window counts equally; CMHA uses a lottery to order applications after the window closes.

How long is the wait for Section 8 in Cleveland?

No public data gives a precise current wait time. Based on reports from Cleveland housing advocates, waits of two to five years have been common during periods when the CMHA voucher waitlist was open. CMHA will give you an estimated wait time at your eligibility interview. Wait times move with funding levels and how many vouchers turn over each year.

What income is too high for Section 8 in Cleveland?

CMHA generally limits vouchers to households at or below 50% of Area Median Income. For Cuyahoga County in FY2024, that means roughly $31,850 for a single person or $45,500 for a family of four. HUD requires CMHA to give 75% of newly issued vouchers to households at or below 30% AMI. Income limits update annually at huduser.gov.

Can a landlord in Cleveland refuse Section 8?

Yes, under current Ohio law. Ohio has no statewide source-of-income protection law, and Cleveland has not passed a local ordinance requiring landlords to accept vouchers. A landlord can legally decline to participate in the voucher program. Discrimination based on race, national origin, disability, or other Fair Housing Act-protected categories remains illegal regardless of voucher status.

What documents do I need to apply for CMHA housing?

For a full eligibility review, CMHA typically requires photo ID for all adult household members, Social Security cards or eligible immigration documents for all members, birth certificates for children, proof of income (pay stubs, benefit letters, tax returns), and signed consent forms for background and credit checks. Have these ready before your interview; missing documents delay everything.

Are there income-restricted apartments in Cleveland that don't require a voucher?

Yes. Cleveland has a lot of LIHTC-funded apartments where you pay an income-based capped rent directly, with no voucher needed. Search through the OHFA property database or HUD's multifamily housing locator. Income limits at these properties usually sit at 50% or 60% of Area Median Income, and you apply directly to the property manager.

What is the Fair Market Rent for a two-bedroom in Cleveland?

HUD set the Fair Market Rent for a two-bedroom in the Cleveland-Elyria metro area at $1,108 for FY2025. CMHA sets its actual payment standard around this figure. If your unit's rent exceeds the payment standard, you pay the difference, and HUD rules cap your initial tenant share at 40% of monthly adjusted income under 24 CFR 982.508.

How do I find Section 8 houses for rent in Cleveland?

Start with CMHA's own listing resources and with online platforms that filter for voucher-friendly landlords. Calling neighborhood community development organizations like CHN Housing Partners can surface leads not listed publicly. Ask your CMHA caseworker if they keep a landlord referral list. Being direct with landlords about your voucher upfront saves time for everyone.

Can I use a Cleveland voucher to move to another city or state?

Yes, after living in CMHA's jurisdiction for at least 12 months (or if you were already a Cleveland resident when you applied). This is called portability under 24 CFR 982.353. You notify CMHA in writing, receive a portability packet, and contact the receiving PHA. Do this before your voucher's search time expires; extensions are possible but not guaranteed.

Is there senior-specific low income housing in Cleveland?

Yes. CMHA operates senior public housing high-rises, and many LIHTC properties restrict occupancy to households where at least one member is 55 or 62 and older. HUD also has Section 202 Supportive Housing for the Elderly properties in Cleveland, which offer project-based rental assistance for low-income seniors. Start at the HUD senior housing resource page or call 211.

What happens at a CMHA housing inspection?

A CMHA inspector visits the unit and checks it against HUD's Housing Quality Standards in 24 CFR 982.401. They look at heating, plumbing, smoke detectors, window and door security, electrical safety, and lead paint conditions in pre-1978 buildings. If the unit fails, the landlord gets a list of deficiencies and a deadline to fix them before reinspection. Most common failures are minor and correctable.

What is the difference between project-based and tenant-based Section 8 in Cleveland?

Tenant-based vouchers (what CMHA issues) move with you: you find a private unit and the subsidy follows you there. Project-based assistance is attached to a specific unit in a specific building; if you leave, you leave the subsidy behind. Both are federal Section 8 programs, but they work differently. Project-based buildings often have shorter waits because they manage their own occupancy.

Where do I report a Fair Housing complaint in Cleveland?

File with HUD's Office of Fair Housing and Equal Opportunity at HUD.gov or call 1-800-669-9777. You can also file with the Ohio Civil Rights Commission at crc.ohio.gov. For Cleveland-specific local complaints, the Fair Housing Center for Rights and Research at fairhousingcenter.com handles intake and investigation for the region.

Can I get housing assistance in Cleveland if I'm undocumented?

Federal housing assistance, including Section 8 vouchers and public housing, requires U.S. citizenship or eligible immigration status under 24 CFR 5.506. Mixed-status families can still apply, and eligible family members can receive assistance even if others are not eligible; the subsidy is prorated based on the number of eligible members. Undocumented individuals alone are not eligible for federal programs but may qualify for local or nonprofit assistance.

Sources

1. Cuyahoga Metropolitan Housing Authority, CMHA Programs Overview: CMHA administers the Housing Choice Voucher program, public housing, and Moderate Rehabilitation programs in Cuyahoga County
2. Ohio Housing Finance Agency, Low Income Housing Tax Credit Program: OHFA awards LIHTC credits to developers who rent units at restricted rents to households below 50% or 60% AMI in Ohio
3. City of Cleveland Department of Community Development, HOME Program: The City of Cleveland administers HOME Investment Partnership funds for rental assistance programs
4. HUD User, FY2024 Income Limits Documentation System, Cleveland-Elyria OH Metro Area: FY2024 income limits for Cuyahoga County: 50% AMI for a family of four is $45,500; 80% AMI is $72,800
5. HUD, 24 CFR Part 982, Section 8 Tenant-Based Assistance: Housing Choice Voucher Program: PHAs must give 75% of new vouchers to households at 30% AMI or below; tenant share at initial lease-up cannot exceed 40% of monthly adjusted income; portability rules at 24 CFR 982.353
6. HUD, Affordable Apartment Search (Resource Locator): HUD's affordable housing locator lists multifamily and project-based Section 8 properties by area
7. HUD User, FY2025 Fair Market Rents, Cleveland-Elyria OH Metro Area: FY2025 FMRs for Cleveland-Elyria: efficiency $799, 1BR $934, 2BR $1,108, 3BR $1,428, 4BR $1,656
8. HUD, 24 CFR Part 35, Lead-Based Paint Poisoning Prevention in Certain Residential Structures: Pre-1978 buildings with children under six must comply with lead paint evaluation and hazard reduction requirements under 24 CFR 35
9. Ohio Legislature, Ohio Revised Code Chapter 5321, Landlords and Tenants: ORC Chapter 5321 governs the landlord-tenant relationship in Ohio; Ohio has no statewide source-of-income protection law
10. HUD, Office of Fair Housing and Equal Opportunity, File a Complaint: Tenants can file Fair Housing Act complaints with HUD's FHEO office at 1-800-669-9777 or online
11. HUD, 24 CFR 982.401, Housing Quality Standards: HQS inspection criteria under 24 CFR 982.401 govern CMHA unit inspections for voucher program participation
12. HUD, 24 CFR 982.310, Owner Termination of Tenancy: Landlords cannot terminate a voucher lease without cause during the lease term; terminations must comply with state law and the HUD tenancy addendum