Low income housing in Delaware: every program explained

Last updated 2026-07-09

What low income housing programs exist in Delaware?

Delaware runs four pathways to affordable rental housing, and they work nothing alike. Knowing which one fits your situation saves months of wasted paperwork.

The first and most flexible is the Housing Choice Voucher program, known colloquially as Section 8. Delaware's statewide program is run by the Delaware State Housing Authority (DSHA), which covers the entire state. Two other PHAs, the Wilmington Housing Authority (WHA) and the Dover Housing Authority (DHA), run their own separate voucher programs in their jurisdictions. A fourth agency, the Housing Authority of New Castle County (HANCC), also administers vouchers for unincorporated New Castle County ^[1].

The second pathway is public housing: units owned and managed directly by the PHA. These are assigned rather than portable. Supply is very limited statewide.

Third is the Low Income Housing Tax Credit (LIHTC) program. Developers get federal tax credits in exchange for keeping rents capped at 30%, 50%, or 60% of Area Median Income (AMI). DSHA allocates these credits in Delaware. There are over 130 active LIHTC properties across all three counties as of DSHA's most recent Qualified Allocation Plan ^[2]. You apply directly to each property, not through DSHA.

Fourth, DSHA runs homelessness and special needs programs, including the Emergency Housing Voucher (EHV) program funded by the American Rescue Plan, targeted at people experiencing homelessness, those fleeing domestic violence, and recently released individuals ^[3]. If you or someone you know is unhoused, those programs move faster than the general waitlist. For low income housing for the homeless specifically, the Continuum of Care network (Delaware CoC, DE-500) coordinates referrals through 211Delaware ^[4].

All of these follow HUD housing rules, meaning income limits, inspection standards, and rent reasonableness requirements apply across the board.

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

HUD publishes income limits every spring, and Delaware's 2024 limits vary by county and household size ^[5]. The table below shows the 50% AMI ("Very Low Income") and 80% AMI ("Low Income") thresholds for the three Delaware counties, because those two cutoffs decide eligibility for most programs.

County	1-person 50% AMI	4-person 50% AMI	1-person 80% AMI	4-person 80% AMI
New Castle	$34,100	$48,700	$54,550	$77,950
Kent	$28,600	$40,850	$45,750	$65,350
Sussex	$29,950	$42,800	$47,950	$68,500

Source: HUD FY2024 Income Limits, Delaware ^[5]

The Housing Choice Voucher program generally requires your income to be at or below 50% AMI at admission, though PHAs must by law admit at least 75% of new voucher holders from households at or below 30% AMI ^[6]. That 30% threshold is called "Extremely Low Income," and it affects your position on the waitlist.

LIHTC properties each set their own eligibility based on which AMI tier the developer chose. Units restricted to 60% AMI are the most common in Delaware's inventory. Some properties mix 50% and 60% AMI units in the same building.

Income limits change every spring. Always check current numbers at HUD's income limits tool before applying, since a figure that was right six months ago may already be stale ^[5].

How do Delaware's waitlists work and which ones are open right now?

This is the most frustrating part of the system and the part where people make the most avoidable mistakes. Each PHA runs its own waitlist independently. They open when they judge demand is manageable, close when they can't keep pace, and have no legal duty to tell you when they reopen. Some Delaware waitlists have stayed closed for three to five years straight.

As of mid-2025, DSHA's statewide Housing Choice Voucher waitlist has operated in limited-open periods with preference given to Delaware residents. The Wilmington Housing Authority's voucher waitlist has had extended closures. Check directly with each agency for current status. The fastest way is to call the PHA or check open Section 8 waiting lists trackers.

When a waitlist opens, apply immediately. Don't wait to gather perfect documentation. Most PHAs let you complete your application in stages and request missing documents later. Missing an open window because you weren't ready is a real cost.

Delaware PHAs apply preferences that move certain households ahead in line. Common ones include current Delaware residency, veterans and active military, victims of domestic violence, and households displaced by government action or disaster. Homeless individuals referred through the Continuum of Care can receive Emergency Housing Vouchers outside the standard waitlist entirely, which is why connecting with 211Delaware or a local shelter right away matters ^[4].

LIHTC property waitlists run separately from PHA waitlists. You can be on one or both at once, which doubles your chances. DSHA keeps a searchable affordable housing locator for Delaware properties at their website ^[2]. Apply to every property in your target area within your income tier. There's no rule against being on multiple lists at once.

Which housing authorities in Delaware administer Section 8?

There are four PHAs in Delaware, and which one you apply to depends on where you want to live ^[1].

DSHA (Delaware State Housing Authority) covers the entire state but focuses heavily on rural Sussex and Kent counties and areas not served by the three local PHAs. It also runs Delaware's Emergency Housing Voucher allocation, the Veterans Affairs Supportive Housing (VASH) program in coordination with the VA, and project-based vouchers at specific properties statewide.

WHA (Wilmington Housing Authority) covers the city of Wilmington, Delaware's largest city. The WHA has its own voucher program, public housing developments, and a waitlist separate from DSHA.

DHA (Dover Housing Authority) covers Dover and surrounding areas in central Kent County.

HANCC (Housing Authority of New Castle County) covers unincorporated New Castle County, meaning suburbs outside Wilmington city limits.

Want to live anywhere in the state? Apply to DSHA. Want Wilmington specifically? Also apply to WHA. You can hold positions on multiple PHA waitlists at the same time. Once you receive a voucher from any PHA, you can potentially port it to another jurisdiction after living in the issuing PHA's area for 12 months, or immediately if you're moving to care for a family member or for a job ^[6].

For a deeper look at how a housing authority runs these programs, the mechanics are largely the same across Delaware's four agencies.

How do you apply for Section 8 in Delaware?

The application process is the same in broad strokes across all Delaware PHAs, though each has its own portal or paper process.

For DSHA, applications go in online through their housing portal at destatehousing.com when the waitlist is open. You'll need names and dates of birth for all household members, Social Security numbers, current income from all sources, current address and contact information, and documentation of any preferences you're claiming (military ID, displacement letter, and so on). DSHA does a preliminary income check and criminal background screening ^[1].

For WHA and DHA, check their websites for current application procedures, since both have moved between paper and online systems in recent years.

Once you're on the waitlist, update your contact information every time it changes. Delaware PHAs have removed applicants from waitlists for failing to answer a single letter. Use a stable mailing address, not a shelter address that might change, if at all possible. A PO Box works in most cases.

The wait from application to voucher issuance in Delaware has run two to seven years depending on the PHA and your preference tier, though there's no official published average. HUD's Picture of Subsidized Households data shows DSHA serving roughly 5,000 to 6,000 voucher households statewide in recent years ^[7]. New vouchers open up as current holders move or exit, so turnover drives availability more than new funding does.

If you get a voucher, you'll receive a voucher briefing packet explaining your payment standard, bedroom size, and search deadline, usually 60 days with one possible extension ^[6].

What does Section 8 pay for in Delaware, and what does the tenant pay?

Under the housing section 8 program, the voucher covers the gap between 30% of your adjusted monthly income and the payment standard set by the PHA ^[6]. The payment standard is based on HUD's Fair Market Rents (FMR) for each county, published annually.

HUD's FY2024 Fair Market Rents for Delaware by county:

Bedroom size	New Castle County FMR	Kent County FMR	Sussex County FMR
Studio	$1,031	$862	$1,028
1 BR	$1,125	$985	$1,130
2 BR	$1,352	$1,197	$1,384
3 BR	$1,769	$1,534	$1,826
4 BR	$2,085	$1,928	$2,295

Source: HUD FMR FY2024, Delaware ^[8]

PHAs typically set their payment standard between 90% and 110% of the published FMR, though HUD allowed PHAs to go up to 120% in high-cost periods under temporary waivers. Check with your specific PHA for the exact payment standard in your voucher year.

The tenant always pays at least 30% of adjusted income. Rent an apartment priced above the payment standard and you cover the difference out of pocket on top of your 30%. That extra amount is called an "excess rent" burden, and it can turn an otherwise affordable-looking unit into a bad deal. Rent reasonableness also applies: the PHA can't approve a rent that's out of line with similar unassisted units in the area, no matter the payment standard.

For landlords sizing up what they'd actually get: the PHA pays its portion directly to you by ACH or check. The tenant pays their portion to you separately. The PHA's share is guaranteed as long as the unit passes inspection and the lease is in good standing. Rental assistance through vouchers is one of the steadiest rent streams a small landlord can have.

What LIHTC and affordable apartment options exist across Delaware's three counties?

LIHTC properties are the largest source of affordable rental units in Delaware that don't require a voucher. You pay a capped rent directly to the property, with no PHA involvement beyond verifying your income at move-in.

DSHA allocates Low Income Housing Tax Credits every year under a Qualified Allocation Plan (QAP). Recent QAPs have prioritized family housing, senior housing, and properties near transit in all three counties ^[2]. Completed developments run from Wilmington's East Side to rural Sussex County towns like Georgetown and Milford.

For seniors specifically, Delaware has a solid stock of low income senior housing combining HUD Section 202 project-based assistance with LIHTC restrictions. These properties often have shorter waits than general family properties because they serve a narrower eligible population.

To find LIHTC properties in your area, use DSHA's Delaware Affordable Housing Locator (destatehousing.com), HUD's resource locator at resources.hud.gov, or the National Housing Preservation Database maintained by the Public and Affordable Housing Research Corporation ^[9]. Call properties directly and ask whether they have units available or a waitlist you can join. A property showing "no units available" today may have a turn every three to six months.

One practical note: many LIHTC properties in Delaware have project-based Section 8 vouchers attached to some or all of their units. Those units carry the income limits and rent rules of both programs at once. Move out of a project-based unit and the subsidy stays with the apartment. It does not follow you the way a tenant-based voucher does ^[6].

What programs help people experiencing homelessness in Delaware get housing?

Low income housing for the homeless in Delaware runs through a specific set of programs separate from the general waitlist.

The main entry point is 211Delaware. Call or text 211 and you connect to Delaware's homelessness services network, which includes emergency shelters, rapid rehousing programs, and CoC-funded permanent supportive housing. The Delaware CoC (Continuum of Care ID: DE-500) coordinates these resources statewide ^[4].

Emergency Housing Vouchers (EHVs), funded through the American Rescue Plan Act, target individuals and families who are homeless, at risk of homelessness, fleeing domestic violence, or recently out of an institution. Delaware got an allocation of these vouchers, administered through DSHA. Referrals into EHVs come through the CoC's coordinated entry system, not a public waitlist. That means you can't apply directly. You must be referred by a participating service provider ^[3].

Rapid Rehousing programs provide short-term rental subsidies (typically three to twelve months) plus case management to help people quickly leave shelters and transitional housing. Local nonprofits including the Ministry of Caring and Catholic Charities of Wilmington run these under CoC contracts.

Permanent Supportive Housing (PSH) is long-term housing with services for people facing chronic homelessness and disabling conditions. Delaware has PSH units at several properties around Wilmington, Dover, and Milford. Referral through coordinated entry is the required path here too.

Veterans who are homeless or at risk have a separate program: VASH (Veterans Affairs Supportive Housing) vouchers, jointly run by the VA and DSHA. Veterans should contact the Wilmington VA Medical Center social work team first ^[10].

What rights do Section 8 tenants have in Delaware?

Federal rules under 24 CFR Part 982 set baseline rights for voucher holders nationwide ^[6]. Delaware law stacks several protections on top.

Source of income discrimination: Delaware's Human Relations Act bars landlords from refusing to rent to a tenant solely because they use a housing voucher. The Delaware Human Relations Commission enforces it. Landlords who refuse outright based on voucher status can face complaints and fines ^[11]. This is a real protection, not a paper one, though enforcement depends on tenants filing complaints.

Eviction protections: Delaware's Residential Landlord-Tenant Code (Title 25, Chapter 57) governs lease terms, security deposits, maintenance obligations, and eviction procedures. A landlord can't end your lease without cause while you're in good standing under both the lease and the HAP contract. The PHA must be notified of any eviction action ^[11].

Inspection rights: your unit must pass a HUD Housing Quality Standards (HQS) inspection before you move in, and gets re-inspected annually. If your landlord fails to make required repairs, the PHA can abate (stop paying) its share of rent until the work is done. That gives you real bargaining power. You can also request an inspection any time conditions get worse ^[6].

Portability: after 12 months in your initial unit, you can port your voucher to any jurisdiction in the country that has a PHA. Delaware voucher holders can move to Pennsylvania, New Jersey, or anywhere else. The receiving PHA takes over the voucher. You're not trapped in Delaware once you hold a DSHA or WHA voucher ^[6].

If you believe your rights got violated, the Delaware Human Relations Commission (DHRC) and HUD's Office of Fair Housing and Equal Opportunity (FHEO) both take complaints. Keep copies of every communication with your PHA and landlord.

What do Delaware landlords need to know about accepting Section 8?

Delaware's source-of-income law means you can't legally reject a tenant solely for using a voucher ^[11]. You can still screen on credit, rental history, income-to-rent ratios (using the full contract rent, more than just the tenant portion), and criminal history within HUD's guidance.

Accepting a voucher tenant works like this: the tenant brings you a Request for Tenancy Approval (RFTA) form. You fill out the landlord section with your proposed rent and unit details. The PHA checks rent reasonableness and schedules an HQS inspection. If the unit passes and the rent is approved, the Housing Assistance Payment (HAP) contract gets signed. First payment usually lands 30 to 45 days after lease execution, sometimes longer ^[6].

Common HQS failures in Delaware inspections: missing window guards or window stops above the first floor, inoperable smoke detectors, missing GFCI outlets in bathrooms and kitchens, peeling paint in pre-1978 units (lead paint rules are strict), and missing handrails on stairs. Fix these before the inspector shows up.

The PHA's payment to you is direct deposit and extremely reliable. You're not depending on the tenant to remember the subsidy portion. The risk sits on the tenant portion only, same as any tenancy. If the tenant stops paying their share, you have the same eviction remedies as with any tenant, though you must notify the PHA at the same time.

For a full walkthrough of lease terms, HAP contract requirements, and what to do when a tenant wants to move out, VoucherReady has a landlord starter kit that covers every Delaware-specific requirement in one place.

To find voucher tenants actively looking for units, section 8 houses for rent listings and go section 8 are the two platforms Delaware voucher holders use most.

Are there special programs for seniors, veterans, and people with disabilities in Delaware?

Yes, and these programs often carry meaningfully shorter waits than general-population vouchers.

Seniors (62+): DSHA and local PHAs allocate a portion of project-based vouchers to HUD Section 202 Supportive Housing for the Elderly properties. These are apartment communities restricted to senior households, with services like meal programs and transportation. Delaware has Section 202 properties in Wilmington, Newark, Dover, and Georgetown among others. Apply directly to each property.

Veterans: The VASH program combines a HCV voucher with VA case management. Delaware's VASH vouchers run through DSHA in coordination with the Wilmington VA Medical Center ^[10]. Any veteran experiencing homelessness or housing instability should call the VA's National Call Center for Homeless Veterans at 1-877-4AID-VET first.

People with disabilities: HUD's Section 811 Supportive Housing for Persons with Disabilities program funds accessible units with support services. DSHA administers Delaware's Section 811 Project Rental Assistance (PRA) program. Eligibility requires a serious physical, developmental, or psychiatric disability and household income at or below 50% AMI ^[12]. Referrals come through Delaware's Division of Developmental Disabilities Services, Division of Substance Abuse and Mental Health (DSAMH), or Delaware Division of Services for Aging and Adults with Physical Disabilities (DSAAPD).

All three of these programs skip the general waitlist. If you or a household member qualifies, chase these targeted programs first rather than sitting on the general HCV waitlist for years.

What's the realistic timeline to get low income housing in Delaware?

Honest answer: it depends heavily on which program, which PHA, and what preference categories you qualify for. Nobody publishes a reliable statewide average, and HUD's data lags by a year or two.

HCV general waitlist: two to seven years has been cited by Delaware housing advocates, in line with HUD's national data showing median wait times of two to three years for non-priority applicants and under one year for priority households ^[7]. DSHA's waitlist has swung with funding cycles and EHV disbursements.

Emergency Housing Vouchers (for homeless households): months, not years, once referred through coordinated entry. The bottleneck then shifts to finding a landlord willing to accept the voucher, not the waitlist.

LIHTC properties: varies wildly by property. A newly opened senior property in a desirable New Castle County spot may fill instantly and build a two-year waitlist. A family property in rural Sussex might have an opening within weeks. Calling directly and asking about turnover is the only way to know.

Public housing: DSHA and local PHAs hold very limited public housing stock. Don't count on this as your main path.

What actually speeds things up: applying the moment a waitlist opens, qualifying for a preference category, pursuing multiple program tracks at once, and staying in contact with the PHA so your file doesn't go stale. VoucherReady's waitlist alert tools can notify you when Delaware PHAs open their lists, which is how some applicants avoid missing six-month windows that close in days.

Frequently asked questions

Is Delaware's Section 8 waitlist open right now?

DSHA opens and closes its Housing Choice Voucher waitlist based on funding and demand; it has not been continuously open. The Wilmington Housing Authority and Dover Housing Authority run separate lists with their own schedules. Check directly with each PHA for current status, or use a waitlist tracker. Lists can open for as little as a few days before closing again, so sign up for alerts if you can.

How do I apply for low income housing in Delaware if I'm homeless right now?

Call or text 211 immediately. Delaware's 211 service connects you to the Continuum of Care's coordinated entry system, which can refer you to Emergency Housing Vouchers, rapid rehousing, and emergency shelter. EHVs are specifically for people experiencing homelessness and bypass the general voucher waitlist. Veterans should also call 1-877-4AID-VET. Do not wait on general waitlists if you need housing now.

Can a landlord in Delaware refuse to accept Section 8?

No. Delaware's Human Relations Act prohibits landlords from refusing to rent to someone solely because they use a housing voucher as their source of income. Landlords can still screen on standard criteria like credit, rental history, and background. Tenants who believe they've been discriminated against can file a complaint with the Delaware Human Relations Commission or HUD's FHEO.

What are the income limits for Section 8 in Delaware in 2024?

HUD's 2024 Very Low Income limits (50% AMI) for a 4-person household are $48,700 in New Castle County, $40,850 in Kent County, and $42,800 in Sussex County. PHAs must admit at least 75% of new voucher holders from households at or below 30% AMI (Extremely Low Income). These numbers change annually each spring; verify the current year at HUD's income limits tool.

What is the difference between DSHA and local Delaware housing authorities?

DSHA (Delaware State Housing Authority) is a state agency covering the whole state, with emphasis on areas not served by local PHAs. It also administers LIHTC, Section 811, VASH, and Emergency Housing Vouchers. The Wilmington Housing Authority, Dover Housing Authority, and Housing Authority of New Castle County are separate local agencies with their own public housing stock and voucher programs. You can apply to multiple PHAs at once.

How much does Section 8 pay toward rent in Delaware?

The voucher covers the difference between 30% of your adjusted monthly income and the PHA's payment standard, which is set near HUD's Fair Market Rents for your county. For a 2-bedroom in New Castle County, the FY2024 FMR is $1,352. If your rent is above the payment standard, you pay the difference yourself on top of the 30% share. The PHA pays its portion directly to the landlord.

Can I use a Delaware Section 8 voucher to move to another state?

Yes. After living in your initial unit for 12 months, you can port your voucher to any jurisdiction in the country with a PHA. You may also port immediately if moving for employment or to care for a family member. The receiving PHA absorbs the voucher. Portability is a federal right under 24 CFR Part 982; no Delaware PHA can block it after the 12-month threshold.

Are there income-restricted apartments in Delaware that don't require a Section 8 voucher?

Yes. LIHTC (Low Income Housing Tax Credit) properties set capped rents tied to 50% or 60% of Area Median Income. You apply directly to the property and pay income-restricted rent with no voucher needed. Delaware has over 130 active LIHTC properties. You can find them through DSHA's Affordable Housing Locator or HUD's resource locator at resources.hud.gov.

What happens if my Delaware PHA rental unit fails inspection?

If an HQS inspection finds deficiencies, the landlord typically gets a set repair deadline, often 24 hours for life-threatening issues and 30 days for non-emergency items. If repairs aren't made, the PHA can abate its housing assistance payment until the unit passes. The tenant cannot be held responsible for a landlord's failure to repair. You can also request an inspection yourself if conditions deteriorate during your tenancy.

Do Delaware Section 8 vouchers cover utilities?

Voucher payment standards sometimes include a Utility Allowance if the tenant pays utilities directly rather than the landlord. The PHA calculates the allowance based on unit size and utility type. If your utilities plus rent total less than the payment standard, a portion is paid to you as a utility reimbursement. Ask your PHA for the current utility allowance schedule for your bedroom size.

How does senior housing work for low income residents in Delaware?

Delaware has HUD Section 202 properties restricted to households aged 62 and older with incomes at or below 50% AMI. Some have project-based Section 8 vouchers, so eligible residents pay 30% of income. LIHTC senior properties offer income-capped rents without requiring a voucher. DSHA also allocates VASH and Section 811 resources for elderly veterans and disabled seniors. Apply directly to individual properties for the fastest path.

What is the Housing Authority of New Castle County and how is it different from DSHA?

HANCC covers unincorporated New Castle County, meaning suburbs outside Wilmington city limits but not the city itself. It runs its own voucher program and public housing separate from DSHA and WHA. If you want to live in suburban New Castle County (Newark, Bear, Middletown areas), HANCC is the relevant PHA. You can apply to both HANCC and DSHA at the same time.

How do Delaware landlords get paid through Section 8?

Once a HAP contract is signed, the PHA sends its share of the rent directly to the landlord by ACH or check, typically on the first of the month. The tenant pays their share separately. The PHA payment is highly reliable as long as the unit passes inspections and the lease is in good standing. First payment after a new lease sometimes takes 30 to 45 days to process.

What is coordinated entry and how does it work in Delaware?

Coordinated entry is Delaware's system for fairly prioritizing homeless individuals and families into available housing resources, including Emergency Housing Vouchers and permanent supportive housing. The Delaware CoC (DE-500) runs it. Entry point is 211Delaware. A case worker assesses your housing and service needs and refers you to appropriate programs. You cannot self-refer into EHVs or most PSH programs; you must go through coordinated entry.

Sources

1. Delaware State Housing Authority, official agency homepage: DSHA administers the statewide Housing Choice Voucher program, Section 811 PRA, and coordinates EHV allocation in Delaware
2. HUD, FY2024 Income Limits Documentation System: HUD FY2024 income limits for Delaware counties: New Castle 4-person 50% AMI $48,700; Kent $40,850; Sussex $42,800
3. Code of Federal Regulations, 24 CFR Part 982, Section 8 Tenant-Based Assistance: Housing Choice Voucher Program: 24 CFR Part 982 governs voucher payment standards, portability rights after 12 months, HAP contract requirements, and the 75% targeting rule for extremely low income families
4. HUD, Picture of Subsidized Households database: DSHA serves approximately 5,000 to 6,000 voucher households statewide in recent reporting years; national median wait time data published here
5. HUD, FY2024 Fair Market Rents documentation: HUD FY2024 FMRs for Delaware: New Castle County 2BR $1,352; Kent County 2BR $1,197; Sussex County 2BR $1,384
6. National Housing Preservation Database, Public and Affordable Housing Research Corporation: Searchable database of federally assisted and LIHTC affordable housing properties nationwide including Delaware
7. U.S. Department of Veterans Affairs, HUD-VASH program page: VASH vouchers combine Housing Choice Vouchers with VA case management for homeless veterans; Delaware VASH is administered through DSHA and the Wilmington VA Medical Center
8. Delaware Code, Title 6 Chapter 46, Fair Housing Act; Title 25 Chapter 57, Residential Landlord-Tenant Code: Delaware law prohibits source of income discrimination in housing and governs landlord-tenant rights including notice requirements and eviction procedures
9. HUD.gov, Section 811 Supportive Housing for Persons with Disabilities program page: HUD Section 811 PRA funds accessible rental units with supportive services for households with serious disabilities at or below 50% AMI