Low income housing in Hawaii and Oahu: what actually exists and how to get it

Last updated 2026-07-09

Why is affordable housing in Oahu so hard to find?

Oahu's rental market is one of the most expensive in the country. The U.S. Department of Housing and Urban Development sets Fair Market Rents every year, and for fiscal year 2025, the Honolulu metro FMR for a two-bedroom is $2,718 per month ^[1]. That figure sits in the top tier nationally, alongside San Francisco and the New York boroughs. A family earning 50 percent of Honolulu's area median income, roughly $54,900 for a four-person household in 2025, would spend about 59 percent of gross income to cover that median two-bedroom rent. The standard affordability threshold is 30 percent ^[2].

The supply problem is just as real. Oahu is an island. There is no undeveloped suburban sprawl to absorb new construction. Every new affordable unit needs a long permitting process, scarce land, and construction costs that run 30 to 50 percent higher than the mainland average because nearly all materials ship in. The result is a structural gap between need and supply that has lasted for decades, more than since the pandemic.

For very low income households, that gap means long waits and a lot of confusion about which programs actually exist. The sections below take each real program one at a time.

What is the Hawaii Public Housing Authority and does it cover Oahu?

The Hawaii Public Housing Authority (HPHA) is the single statewide agency that runs both the federal Section 8 housing choice voucher program and Hawaii's public housing inventory ^[3]. Most states have dozens or hundreds of local housing authorities. Hawaii folded all of them into HPHA in 2006. So whether you live in Honolulu, Kailua, Kapolei, or anywhere else on Oahu, your application goes to HPHA.

HPHA's Oahu offices are at 1002 N. School Street, Honolulu, HI 96817. Phone: (808) 832-4694. Their website is hawaii.gov/hpha. That site is the only official source for waitlist openings and application forms. Anything else is secondhand.

HPHA manages roughly 5,400 federal public housing units statewide and administers about 3,500 Housing Choice Vouchers, also statewide ^[3]. Those numbers sound modest because they are. Hawaii's HUD allocation has not grown in step with its rent burden, so vouchers stay chronically undersupplied relative to need. Learning how a housing authority works in general helps set expectations before you deal with HPHA specifically.

Is the Section 8 waitlist in Oahu open right now?

As of mid-2025, HPHA's Housing Choice Voucher waitlist is closed to new applicants ^[3]. It has stayed closed for long stretches over the past several years and opens only when HPHA can predict it will actually reach new applicants within a reasonable window. Given current voucher stock and turnover, that can mean years between openings. HPHA publishes no fixed reopening schedule, so you have to watch their website and sign up for email alerts through their portal.

When the waitlist does open, it usually stays open for a very short window, sometimes as few as five to ten business days, and draws thousands of applications. Preference categories can move you up the list. HPHA gives preference to current HPHA public housing residents, families displaced by government action, veterans (under HUD's HUD-VASH program), and people who are homeless as defined by HUD ^[3].

The public housing waitlist is separate from the voucher waitlist, and its status can differ. Check open Section 8 waiting lists for a wider view of which PHAs nationally might be open if you have flexibility on location.

For the latest status, go directly to: https://www.hawaii.gov/hpha

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

HUD sets income limits annually for every metro area. For the Honolulu HUD Metro FMR Area, which covers all of Oahu, the 2025 limits are ^[2]:

Household size	Very Low Income (50% AMI)	Low Income (80% AMI)	Extremely Low Income (30% AMI)
1 person	$38,450	$61,500	$23,050
2 persons	$43,950	$70,300	$26,350
3 persons	$49,450	$79,050	$29,650
4 persons	$54,900	$87,850	$32,950
5 persons	$59,300	$94,900	$39,750
6 persons	$63,700	$101,950	$42,750

Most Section 8 vouchers go to households at or below 50 percent AMI. By law, at least 75 percent of new vouchers each year must go to households at or below 30 percent AMI ^[4]. LIHTC affordable apartments (covered below) use a different cutoff, usually 50 or 60 percent AMI depending on the project.

These are gross income figures. That means pre-tax income from all sources, including wages, Social Security, child support, and most other regular payments. HUD's regulations at 24 CFR Part 5 define exactly what counts as income and what doesn't ^[4].

What affordable rental apartments exist in Oahu besides vouchers?

The Low Income Housing Tax Credit program is probably the most underused option among people who only know Section 8. LIHTC (pronounced "lie-tech") creates income-restricted apartments by giving developers a federal tax credit in exchange for keeping rents affordable for 30 years or more. Hawaii Housing Finance and Development Corporation (HHFDC) administers LIHTC for the state ^[5]. You can search HHFDC's database of affordable rental properties on their site at hawaii.gov/hhfdc.

LIHTC apartments do not require a voucher. You apply directly to the property and qualify based on your household income falling at or below the property's AMI threshold, usually 50 or 60 percent. Rents are capped at 30 percent of the applicable income limit. The catch: these properties also carry waitlists, sometimes long ones, and you apply property by property.

For low income housing tax credit apartments specifically, HUD's national database, the National Housing Preservation Database, and HHFDC's own list are the best starting points.

Other affordable rental sources on Oahu:

• HHFDC Rental Housing Revolving Fund projects: State-financed affordable developments, similar to LIHTC.
• Affordable Rental Housing Listing (City and County of Honolulu): The city keeps a list of income-restricted units; search via HonoluluHousing.org.
• Hawaii Community Development Authority (HCDA): Manages affordable housing in Kakaako and Kalaeloa; some units are income-restricted. Website: dbedt.hawaii.gov/hcda.
• Non-profit managed properties: Groups like Affordable Housing and Homeless Alliance (AHHA) and Hawaiian Community Assets develop and manage affordable rentals on Oahu.

To find available units, the HUD resource locator at resources.hud.gov lets you search by state and county for affordable housing near any address ^[6]. It's imperfect, but it beats cold-calling complexes.

What rental assistance programs are available right now in Oahu?

Beyond vouchers and LIHTC, several programs help with rent directly or bridge gaps while you wait.

HUD-VASH (Veterans Affairs Supportive Housing): A joint program between HUD and the VA. It provides Housing Choice Vouchers for homeless veterans combined with VA case management. Referral comes through the Honolulu VA Medical Center (808-433-0600) and requires a VA assessment. This is one of the few actively funded voucher streams on Oahu right now ^[7].

Hawaii Emergency Rental Assistance (HERA): The state-run emergency rental program funded through federal COVID relief was active through 2023. By mid-2025, those funds are substantially exhausted. Check the Hawaii Emergency Rental Assistance Program site (era.hawaii.gov) for any remaining local rounds.

Rapid Rehousing: Aimed at people already homeless or at imminent risk. Catholic Charities Hawaii, the Salvation Army, and IHS (Institute for Human Services) run rapid rehousing programs on Oahu with short-term rental subsidies and housing search help. These are not long-term subsidies, but they can stabilize a situation while you chase longer-term options. Dial 211 anywhere in Hawaii to get connected.

Homelessness Prevention Programs (City and County of Honolulu): The City's Office of Housing manages some prevention dollars. Call 808-768-7921.

USDA Section 515 Rural Rental Housing: A small number of properties in rural Oahu areas (parts of the North Shore, the Waianae Coast) were financed under USDA's rural housing programs. These carry income restrictions and can be worth checking at rd.usda.gov/hi.

For a wider inventory of rental assistance programs, HUD's resource locator is the right starting point.

How does Section 8 actually work in Hawaii once you have a voucher?

If you do land an HPHA Housing Choice Voucher, the mechanics match the federal program nationwide, governed by 24 CFR Part 982 ^[4]. HPHA pays the landlord the difference between your portion and the gross rent, and your portion is generally 30 percent of your adjusted monthly income. You find a private market unit that passes an HPHA inspection and where the rent falls within HPHA's payment standards.

HPHA's payment standards for Honolulu are set as a percentage of HUD's Fair Market Rents. For FY2025, the Honolulu FMRs are ^[1]:

Unit size	FY2025 FMR
Efficiency (0 BR)	$1,733
1 bedroom	$2,168
2 bedrooms	$2,718
3 bedrooms	$3,807
4 bedrooms	$4,317

HPHA's actual payment standard usually lands between 90 and 110 percent of FMR. Check with HPHA directly for the current schedule, because they can adjust it. You can rent a unit above the payment standard, but you pay the difference, and your total out-of-pocket can't top 40 percent of your income in the first year.

The inspection follows HUD's Housing Quality Standards (HQS) under 24 CFR 982.401 ^[4]. The unit has to meet basic habitability requirements before HPHA will execute the Housing Assistance Payments contract with the landlord. On Oahu, finding a landlord willing to participate is often the hardest step, because market rents are so high that vouchers cover a smaller share of what's available.

Moving to Hawaii from another state with a voucher? You can port your voucher to HPHA under the portability rules at 24 CFR 982.353. HPHA currently accepts incoming ports, but contact them before your move to confirm they aren't billing-agency restricted. More on that process is at moving and porting.

For landlords weighing voucher participation, the go section 8 listing platform and HPHA's own landlord outreach can help, and section 8 houses for rent gives a sense of the market.

What is public housing in Hawaii and how do you apply?

HPHA manages 85 public housing projects statewide, with most on Oahu ^[3]. These include large family developments like Kuhio Park Terrace in Kalihi, Mayor Wright Homes in Iwilei (now redeveloping as Hana Hou), and many smaller senior and family complexes across the island.

Public housing rent is set at 30 percent of adjusted household income, which makes it the most affordable option for the lowest income households. The trade-off is the waitlist. HPHA's public housing waitlist has run five years or more at various points, and exact current wait times aren't reliably published because they shift with turnover.

To apply, you submit HPHA's standard application when the waitlist is open. The same preference categories apply: homeless, displaced by government action, veterans, and existing HPHA residents transferring within the system. You must be a U.S. citizen or eligible non-citizen. Any household member with certain criminal convictions, including methamphetamine manufacturing on federally assisted housing or lifetime sex offender registration, is barred by statute under 24 CFR 960.204 ^[4].

Key Oahu public housing developments:

Development	Location	Type	Units (approx.)
Kuhio Park Terrace	Kalihi	Family	702
Hana Hou (fka Mayor Wright)	Iwilei	Mixed (redeveloping)	~364 (legacy)
Makua Alii Senior Residence	Downtown HNL	Senior	240
Kamehameha Homes	Kalihi	Family	252
Palolo Valley Homes	Palolo	Family	520

Note: unit counts are approximate and sourced from HPHA's project inventory ^[3]. The Hana Hou redevelopment will eventually produce more than 2,000 mixed-income units total.

Is there special housing for seniors and people with disabilities on Oahu?

Yes, and this is one area where wait times can be shorter, though "shorter" is relative on Oahu.

HPHA designates several of its public housing properties as senior or disabled only, including Makua Alii and Kamaaina Elderly Care, among others. HUD's Section 202 Supportive Housing for the Elderly program has produced nonprofit-owned affordable senior properties across Oahu. These take applications directly and aren't tied to HPHA's general waitlist. Search HUD's resource locator ^[6], filtering for elderly housing in Honolulu County, to find them.

HUD's Section 811 program creates affordable units for non-elderly people with disabilities. Hawaii has a small number of these units managed through nonprofit partners.

For voucher holders with disabilities, HPHA may issue an accessible unit exception to help locate units meeting ADA and fair housing accessibility requirements. If you or a family member has a disability, you can request a reasonable accommodation in the application or inspection process under the Fair Housing Act, 42 U.S.C. §3604 ^[8].

For a full breakdown of senior-specific options, low income senior housing covers the federal programs in detail.

What is Hawaii's homelessness situation and how does it connect to housing programs?

Oahu consistently records one of the highest per-capita rates of unsheltered homelessness in the country. HUD's 2023 Annual Homeless Assessment Report counted roughly 4,448 people experiencing homelessness on a single night in Hawaii, most of them on Oahu, and about 41 percent of them unsheltered ^[9]. The state's continuum of care (CoC) is the Honolulu Continuum of Care, coordinated by the City and County.

If you're currently homeless or at risk, the entry point is the Coordinated Entry System (CES) run through the city. Dial 211 or go to a Homeless Service Provider Point of Access (POA) site to get assessed. The CES assessment sets priority for available shelter, rapid rehousing, and permanent supportive housing slots. It does not automatically put you on the HPHA waitlist, which is a separate application.

Permanent Supportive Housing (PSH) on Oahu provides long-term subsidized housing with wraparound services for people who are chronically homeless, often with mental health or substance use challenges. Major PSH providers include IHS, the Salvation Army, and Catholic Charities Hawaii. These slots are limited and allocated through the CES priority list.

The link to HUD housing programs is real. HUD funds CoC grants that pay for rapid rehousing and PSH, but these are not the same as Section 8 vouchers. They're project-specific or time-limited, not portable.

For the most current CoC data, HUD's Exchange at hudexchange.info publishes annual PIT counts and CoC-level data ^[9].

How do landlords in Oahu decide whether to accept vouchers?

Hawaii has a source of income protection law. Under Hawaii Revised Statutes §515-3, landlords with five or more dwelling units can't refuse to rent to a prospective tenant solely because they hold a housing subsidy, including a Section 8 voucher ^[10]. That covers nearly every multi-unit building on Oahu.

The law doesn't force a landlord to accept any specific rent, though. If the voucher payment standard sits below what the landlord wants to charge and the tenant can't cover the gap, the landlord can decline on rent terms. In Oahu's market, where vacancy rates have run around 3 to 4 percent in recent years, many landlords fill units at full market rate without waiting for HQS inspections or dealing with HPHA paperwork.

The practical result: voucher holders on Oahu spend a lot of time searching. HPHA gives a typical voucher holder 60 days to find a unit, with extensions possible but not guaranteed. If the market is tight and inspections drag, families can lose their voucher before finding a place.

For landlords seriously weighing participation, the upside is concrete: a guaranteed monthly payment from HPHA, a stable long-term tenant, and protection under the HAP contract if the tenant defaults. The VoucherReady landlord kit walks through exactly what the process looks like from first inquiry to first rent payment, which some owners find useful before deciding.

What other programs or resources should Oahu residents know about?

A few programs don't fit neatly into the categories above but matter for real households.

USDA Section 521 Rural Rental Assistance: Some rural Oahu properties (Waianae, North Shore) get USDA rental assistance that cuts tenant rent to 30 percent of income. Search at rd.usda.gov.

Employer Assisted Housing: A small number of Oahu employers, mostly in healthcare and hospitality, operate or subsidize housing for staff. This isn't a government program, but it's worth asking your HR department about.

HHFDC Down Payment Loan Programs: If ownership is eventually the goal, HHFDC's Hula Mae Multi-Family Bond Program and down payment loan programs target moderate income buyers. These are mortgage tools, not rental assistance, but they matter for households above rental-program income limits.

Energy Assistance (LIHEAP): The Low Income Home Energy Assistance Program, run in Hawaii by the Department of Human Services, helps with utility bills, which directly affects what's left for rent. Apply at humanservices.hawaii.gov ^[11].

Hawaii DHS General Assistance: Provides limited cash aid to adults who don't qualify for federal programs, and it can go toward rent. Contact DHS at humanservices.hawaii.gov.

Housing Counseling: HUD-approved housing counselors are free and can help you understand your options, fight a denial, or work through the application process. Find one at consumerfinance.gov/find-a-housing-counselor ^[12]. This is genuinely useful and underused.

For the fullest picture of the housing section 8 program mechanics nationwide, VoucherReady's core resources cover the federal framework behind all these programs.

What are the realistic timelines and odds for getting housing assistance on Oahu?

Nobody publishes clean, current wait time data for HPHA. Here's what is knowable.

When HPHA's HCV waitlist was last open (2022 was the most recent opening before the current closure), it filled within days and drew tens of thousands of applicants for a limited number of slots. Once you're on the list, historical waits have ranged from three to seven years depending on preference category and unit size. These are not official HPHA projections. They reflect what applicants and advocates have reported publicly.

Public housing waits on Oahu have similarly run in the five-year range for family units, shorter for senior and disabled units in some complexes.

LIHTC properties vary widely. Some have short waitlists (six to eighteen months) and some are effectively closed. You have to call each property.

Rapid rehousing through CES moves faster for people who are literally homeless, sometimes within 30 to 90 days of assessment, but it's time-limited.

Here is the honest strategic advice: apply everywhere at once. Don't wait for one waitlist to move before applying to another. Call LIHTC properties directly every few months to check their status. Register with 211 if you're housed but at risk. Watch HPHA's website obsessively when you're in a position to apply. The households that get housed faster are almost always the ones who stayed on top of several options at once, not the ones who waited for the "best" program.

Frequently asked questions

Is the Oahu Section 8 waitlist open right now?

As of mid-2025, HPHA's Housing Choice Voucher waitlist is closed. HPHA announces openings on its website (hawaii.gov/hpha) with little advance notice, and windows have historically lasted only days. Monitor the site directly and sign up for email alerts. The public housing waitlist is a separate list and may have different status.

How do I apply for low income housing in Oahu?

Applications for HPHA public housing and Section 8 vouchers go through the Hawaii Public Housing Authority at 1002 N. School Street, Honolulu, or online at hawaii.gov/hpha when waitlists are open. For LIHTC affordable apartments, apply directly to each property. For emergency or rapid rehousing assistance, call 211 to connect with the Coordinated Entry System.

What is the income limit to qualify for Section 8 in Honolulu?

For FY2025, you generally must earn at or below 50 percent of Honolulu's Area Median Income to qualify for a Housing Choice Voucher. That's $38,450 for a single person and $54,900 for a four-person household. By law, 75 percent of new vouchers must go to households at 30 percent AMI or below. HUD publishes updated limits annually at huduser.gov.

Can a landlord in Hawaii refuse to accept Section 8?

Generally no, for buildings with five or more units. Hawaii Revised Statutes §515-3 prohibits landlords from refusing tenants solely because of their housing subsidy. However, landlords can still decline if the voucher payment standard doesn't cover their asking rent and the tenant can't make up the difference, which is common in Oahu's high-rent market.

What is the Fair Market Rent for Oahu in 2025?

HUD's FY2025 Fair Market Rents for the Honolulu metro area are: efficiency $1,733, one-bedroom $2,168, two-bedroom $2,718, three-bedroom $3,807, and four-bedroom $4,317. These figures set the ceiling for HPHA's voucher payment standards, which HPHA can adjust between 90 and 110 percent of FMR.

How long is the wait for public housing in Oahu?

HPHA doesn't publish official average wait times, but advocate reports and public records suggest family public housing waits on Oahu have historically run five years or more. Senior and disabled designated properties may move faster. Applying for every available option simultaneously, rather than waiting on one list, is the most practical approach.

What affordable apartments in Oahu don't require a voucher?

Low Income Housing Tax Credit (LIHTC) properties are income-restricted apartments you apply to directly, no voucher needed. HHFDC maintains a list at hawaii.gov/hhfdc, and HUD's resource locator at resources.hud.gov lets you search by county. Rents are capped at 30 percent of the applicable income limit, usually 50 or 60 percent AMI. These properties do have their own waitlists.

Is there emergency rental assistance in Hawaii?

The state's COVID-era emergency rental assistance funds are largely exhausted as of mid-2025. Short-term rental help is still available through rapid rehousing programs run by Catholic Charities Hawaii, IHS, and the Salvation Army for households who are homeless or at imminent risk. Dial 211 in Hawaii to find current programs and get a CES assessment.

Can I port my Section 8 voucher to Hawaii from another state?

Yes. Under 24 CFR 982.353, you can port a Housing Choice Voucher to HPHA from your current housing authority. Contact HPHA before moving to confirm they are accepting incoming ports and not operating as a billing-agency-only PHA. The process typically requires coordination between your current PHA and HPHA and can take 30 to 60 days to complete.

Are there housing programs specifically for homeless veterans on Oahu?

Yes. HUD-VASH provides Housing Choice Vouchers paired with VA case management exclusively for homeless veterans. Referrals go through the Honolulu VA Medical Center (808-433-0600); you can't apply directly to HPHA for VASH. This is one of the few actively funded voucher streams on Oahu, so veterans who qualify should pursue it as a priority.

What senior housing options exist on Oahu for low income households?

HPHA designates several public housing properties as senior or disabled, including Makua Alii and Kamaaina Elderly Care. HUD Section 202 properties owned by nonprofits accept direct applications and are separate from HPHA's waitlist. Search HUD's resource locator filtering for elderly housing in Honolulu County. Wait times at senior properties are sometimes shorter than for family public housing.

How does the Coordinated Entry System work for homeless families on Oahu?

The Honolulu Coordinated Entry System (CES) is the gateway for shelter, rapid rehousing, and permanent supportive housing for people experiencing homelessness. Dial 211 or visit a point-of-access site to get a needs assessment. Priority for available slots is based on vulnerability and housing history, not first-come-first-served. CES does not replace the HPHA waitlist; they're parallel systems.

What is HHFDC and what does it do for renters?

The Hawaii Housing Finance and Development Corporation is the state agency that finances affordable housing through programs like LIHTC, the Rental Housing Revolving Fund, and state bond programs. It doesn't typically assist renters directly, but its database at hawaii.gov/hhfdc lists affordable properties financed through its programs, which is a practical tool for finding income-restricted apartments on Oahu.

What happens if my HPHA Section 8 voucher expires before I find a unit?

Contact HPHA immediately if you're having trouble finding a unit. HPHA can grant extensions beyond the initial 60-day search period, especially for households facing documented barriers like disability or lack of accessible units. Extensions are not automatic; you must request one and explain the circumstances. If the voucher expires without finding a unit, you lose it and would need to wait for a new one.

Sources

1. HUD User, FY2025 Fair Market Rents for Honolulu, HI Metro: FY2025 Fair Market Rents for Honolulu: efficiency $1,733, 1BR $2,168, 2BR $2,718, 3BR $3,807, 4BR $4,317
2. HUD User, FY2025 Income Limits for Honolulu, HI: 2025 income limits for Honolulu metro: Very Low Income (50% AMI) for 4-person household is $54,900; Extremely Low Income (30% AMI) is $32,950
3. Hawaii Public Housing Authority, official agency site: HPHA administers approximately 5,400 public housing units and 3,500 Housing Choice Vouchers statewide; waitlist status and preference categories
4. HUD, 24 CFR Part 982 (Housing Choice Voucher Program) and 24 CFR Part 960 (Public Housing Admissions): 24 CFR 982 governs voucher mechanics including payment standards, search period, and portability; 24 CFR 960.204 covers criminal history screening; 24 CFR Part 5 defines annual income; 75% of new vouchers must go to households at 30% AMI or below
5. Hawaii Housing Finance and Development Corporation (HHFDC): HHFDC administers LIHTC and Rental Housing Revolving Fund programs in Hawaii and maintains a database of state-financed affordable rental properties
6. HUD Resource Locator: HUD's resource locator allows search for affordable housing, HUD-approved housing counselors, and Section 202 senior properties by county
7. HUD, HUD-VASH Program: HUD-VASH provides Housing Choice Vouchers for homeless veterans combined with VA case management; referrals come through VA Medical Centers
8. Fair Housing Act, 42 U.S.C. §3604: Fair Housing Act prohibits discrimination based on disability and requires reasonable accommodations in housing programs
9. Hawaii Revised Statutes §515-3, Discriminatory Practices: HRS §515-3 prohibits landlords with five or more units from refusing tenants based solely on housing subsidy/source of income
10. Hawaii Department of Human Services, LIHEAP: Hawaii DHS administers LIHEAP energy assistance and General Assistance programs for low-income residents
11. CFPB, Find a Housing Counselor: HUD-approved housing counselors provide free assistance navigating housing programs, disputes, and applications