Mobile Housing Authority (Mobile, AL): waitlist, vouchers, and how it works

Last updated 2026-07-09

What is the Housing Authority of the City of Mobile?

The Housing Authority of the City of Mobile, usually called HACM or the Mobile housing authority, is the local public housing agency (PHA) that HUD authorizes to run the Section 8 Housing Choice Voucher (HCV) program and public housing developments inside the city of Mobile, Alabama. ^[1] It is not a state agency. It is also not the Mobile County Housing Authority, which is a separate PHA covering unincorporated county areas. Live inside city limits, and HACM is your contact. Live outside them, and you probably need the county authority instead.

HACM's main office is at 151 South Claiborne Street, Mobile, AL 36602. The general line is (251) 434-2220. Hours and department contacts are on the official site, hamc.com.

The agency runs two housing programs. The first is the Housing Choice Voucher program, the federal tenant-based rental subsidy most people call Section 8, where the voucher follows you to a private-market unit. The second is public housing: HACM owns and manages fixed-site developments around the city where the subsidy stays with the building. Both run on HUD money under 24 CFR Part 982 (HCV) and 24 CFR Part 966 (public housing). ^[2]

A Board of Commissioners appointed by the Mayor of Mobile governs HACM, and an executive director handles daily operations. Like every PHA, HACM writes some of its own rules inside HUD's framework: an Administrative Plan for the voucher program and an Admissions and Continued Occupancy Policy for public housing.

Is the Mobile Housing Authority HCV waitlist open right now?

Depends on the month, and that's the honest answer. HACM's HCV waitlist opens on a limited, periodic basis, sometimes for only a few days, long enough to collect a batch of pre-applications before it closes again. ^[3] Historically it sits closed far more often than open.

Check the status at hamc.com or call (251) 434-2220. Third-party sites often show stale status, so treat the official source as the only one worth trusting. HUD's own guide to open Section 8 waiting lists can point you toward other PHAs in the region if HACM's list is closed the day you look.

When the list does open, HACM announces it on the website, through local media, and sometimes at community events. Recent open periods took applications online through a web portal. Paper applications aren't always offered, so internet access, or a trip to the library, matters more than people expect.

Your spot on the list comes down to two things: the date and time you applied, and any preference categories you qualify for. HACM gives local preferences to: ^[3]

• Residents already living inside the city of Mobile
• Working families (at least one adult employed 30 or more hours per week)
• Victims of domestic violence
• Households involuntarily displaced or living in substandard housing

A preference doesn't guarantee faster service. It moves you into a higher tier, but you still wait behind everyone in that same tier who applied before you.

Wait times aren't published with any precision. Nationally, large-city PHAs report median HCV waits of 1.5 to 3 years. Mobile is a mid-size market, and anecdotal reports point to one to several years once you're on the list, depending on the bedroom size you need and how often HACM issues new vouchers as funding allows. Nobody has reliable public data on HACM's current queue depth.

What are HACM's current payment standards?

A payment standard is the ceiling HACM uses to figure the monthly housing assistance payment (HAP) it will put toward rent and utilities on a voucher unit. Standards run by bedroom size and track HUD's Fair Market Rents (FMRs) for the Mobile, AL metro. A PHA can set its standards between 90% and 110% of the FMR without HUD approval, and up to 120% with approval. ^[4]

HUD published the FY2025 Fair Market Rents for the Mobile, AL HUD Metro FMR Area. The figures below are those published FMRs, set at the 40th percentile of gross rents for standard-quality units in the market. HACM's actual payment standards can sit a bit above or below these. Confirm the current numbers with HACM directly.

Bedroom size	HUD FY2025 FMR (Mobile, AL metro)
0-BR (efficiency)	$791
1-BR	$900
2-BR	$1,073
3-BR	$1,402
4-BR	$1,636

^[4]

The payment standard is not a rent cap. If a unit's gross rent (rent plus utilities) runs above the standard, you pay the gap out of pocket on top of your normal share. At initial lease-up, HCV rules cap your total payment at 40% of the household's adjusted monthly income. ^[2]

For landlords, the payment standard sets the ceiling on what HACM contributes. Price a unit within or below it, pass inspection, and getting under contract with HACM is usually straightforward.

Who qualifies for a Section 8 voucher through HACM?

Federal eligibility rules apply to every HCV program, HACM included. ^[2] To qualify, your household has to clear all of the following.

Income limits. Your gross annual income must sit at or below 50% of the Area Median Income (AMI) for the Mobile metro. HUD also requires PHAs to issue at least 75% of new vouchers to households at or below 30% AMI, the extremely low income tier. FY2025 limits for Mobile County run roughly: ^[5]

Household size	30% AMI (extremely low)	50% AMI (very low)	80% AMI (low)
1 person	$16,900	$28,150	$45,050
2 persons	$19,300	$32,200	$51,500
3 persons	$21,700	$36,200	$57,950
4 persons	$24,100	$40,200	$64,350
5 persons	$26,050	$43,450	$69,500

These are approximate. Confirm current figures at HUD's income limits page.

Citizenship and immigration status. At least one household member must be a U.S. citizen or eligible noncitizen. Mixed-status households can still get prorated assistance. ^[2]

Criminal history. Federal law forces denial for anyone on the lifetime sex offender registry or convicted of manufacturing methamphetamine in federally assisted housing. Past that line, HACM's Administrative Plan defines the rest of its screening.

No disqualifying eviction. You can't have been evicted from federally assisted housing for drug-related or violent criminal activity within the past three years. HACM may set a longer lookback.

Clearing these gets you on the waitlist. It does not hand you a voucher. When HACM reaches your name, it runs a full eligibility review before issuing anything.

How does the HACM application process actually work, step by step?

There are two phases people constantly mix up: getting on the waitlist, and then, much later, getting the voucher and finding a unit.

Phase 1: Waitlist application. When HACM opens the list, you file a pre-application (online at hamc.com or however the agency directs). You give household size, income, and contact details. HACM assigns you a position. No stack of documents at this stage. Then most people hear nothing for months or years.

Phase 2: Eligibility interview. When HACM reaches your name, it contacts you by mail to the last address on file. That's why keeping your address current matters so much. You come in for an intake appointment and bring government-issued ID for all adults, Social Security cards for everyone in the household, birth certificates for children, proof of all income (pay stubs, benefit letters, bank statements), and proof of your current address. HACM verifies it, runs background checks, and sets your final eligibility and voucher size (bedroom standard).

Phase 3: Voucher issuance. If you're approved, HACM issues a voucher with an expiration date. The initial search period runs at least 60 days under federal minimums, and HACM can grant extensions. ^[2] You have to find a qualifying unit, get the landlord on board, and pass inspection before that clock runs out.

Phase 4: Unit approval. You and the landlord complete a Request for Tenancy Approval (RTA). HACM inspects the unit, checks that the rent is reasonable, and if everything passes, signs a Housing Assistance Payment contract with the landlord. You sign the lease. Payments start.

Miss a contact attempt from HACM, even by a couple of weeks, and you can be dropped from the list. Move, and update your address the same day.

What do landlords need to know about renting to HACM voucher holders?

Renting to voucher holders through HACM means more paperwork than a standard lease, but the mechanics are predictable once you've run one unit through. Here's the honest picture.

Guaranteed partial rent. HACM pays its share straight to you, by direct deposit or check, usually on the first of the month. You collect the tenant's portion from the tenant. HACM's share doesn't stop unless the tenant breaks program rules or you break the HAP contract.

Inspection requirement. Every unit has to pass a HUD Housing Quality Standards (HQS) inspection before anyone moves in. ^[6] The inspector checks structure, utilities, smoke detectors, hot water, windows, doors, and more. Common failures: peeling paint (a bigger deal in pre-1978 housing, where lead paint rules kick in), missing outlet covers, dead smoke detectors, and signs of pests. You get a fixed window, usually 30 days, to fix problems before the voucher holder loses the unit.

Rent reasonableness. HACM has to find your asking rent reasonable next to similar unassisted units nearby. ^[2] Price above market and HACM won't approve it. That one isn't negotiable.

HAP contract. Once the unit passes and the rent clears, HACM signs a Housing Assistance Payment contract with you that runs alongside the tenant's lease. Following fair housing law is a condition of that contract.

Alabama law and source-of-income discrimination. Alabama has no statewide law banning source-of-income discrimination, so Mobile landlords can legally turn down vouchers. ^[7] Landlords who do take them tend to report steady, on-time payments for the HACM share and a deep pool of applicants.

New to the program? The VoucherReady landlord kit walks through the inspection checklist and HAP contract in plain language so you're not learning it all mid-review on your first unit.

For finding tenants, section 8 houses for rent and go section 8 are two listing platforms Mobile landlords use to advertise open units to voucher holders.

What public housing developments does HACM operate?

Alongside the voucher program, HACM owns and runs several public housing properties in Mobile. These are fixed-site units where the subsidy attaches to the building, not to you. You apply separately for public housing. Being on the HCV waitlist puts you nowhere in the public housing line, and the reverse holds too.

HACM's portfolio has historically included Roger Williams Homes, Josephine Allen Homes, and A.C.I. Towers, among others. HUD's Real Estate Assessment Center (REAC) scores public housing developments each year on physical condition. ^[12] Want current property scores? HUD's REAC pages at hud.gov let you look up any PHA's portfolio.

Eligibility uses the same income limits as HCV, but public housing keeps its own separate waiting list. Rent runs 30% of adjusted monthly income. ^[8] Leave a public housing unit and the subsidy stays behind. It doesn't move with you the way a voucher does.

For seniors, A.C.I. Towers has historically housed elderly residents. If that's your situation, also look at low income senior housing options outside HACM, including HUD Section 202 properties in Mobile, which run on different money and can carry shorter waits.

Can you port a Section 8 voucher to or from Mobile?

Yes. The HCV program is built to be portable. Already holding a voucher from another PHA? You can port it to Mobile once you've finished your initial lease-up period, usually 12 months in the issuing jurisdiction, though exceptions exist for domestic violence survivors and certain employment moves. ^[2]

To port into Mobile, you tell your current PHA you intend to move, it sends a portability packet to HACM, and HACM either absorbs the voucher (takes over administering it) or bills your original PHA. HACM can decline to absorb if doing so would push it past its HUD budget authority.

Porting out of Mobile works the same in reverse. You notify HACM, it sends your paperwork to the receiving PHA, and you continue under that agency's rules and payment standards in the new city.

None of this moves fast. Plan on four to eight weeks minimum for paperwork to travel between agencies. Do not give notice to your current landlord until you hold written confirmation from the receiving PHA that it will honor your voucher. That single step trips people up every time.

For the full mechanics, the moving and porting section of this site has a dedicated walkthrough.

What tenant rights apply when renting through HACM?

Federal law hands HCV tenants specific rights that sit on top of Alabama landlord-tenant law. ^[9]

Right to a habitable unit. Under HQS, HACM inspects your unit every year and any time you report a serious defect. If your landlord skips required repairs and HACM finds the unit fails HQS, HACM can suspend the landlord's payment, which is a strong reason for them to fix things quickly.

Right to an informal hearing. If HACM moves to end your assistance (income misreporting, lease violations, criminal activity, and so on), you can request an informal hearing before a neutral HACM hearing officer. ^[2] You have to ask in writing within the window the notice states, usually 10 to 14 days.

Protection under the Violence Against Women Act (VAWA). Domestic violence survivors can't be cut from the HCV program solely because of violence committed against them by a household member or guest. ^[2] HACM must keep an emergency transfer plan for survivors who need to move fast.

Non-discrimination. The federal Fair Housing Act applies. HACM and landlords can't discriminate based on race, color, national origin, religion, sex, familial status, or disability. ^[10] In practice, Mobile voucher tenants with disabilities can request reasonable accommodations from both HACM (in program administration) and their landlord.

Right to portability. After 12 months in the program, you can move anywhere in the country with your voucher, beyond HACM's own jurisdiction.

Think your rights got violated? HUD's Office of Fair Housing and Equal Opportunity takes complaints. File online at hud.gov or call 1-800-669-9777.

How does HACM's annual reexamination process work?

Every year, or every two years for fixed-income households under the streamlined option, HACM reviews your household's income, family composition, and continued eligibility. This is the annual reexamination, also called recertification. ^[2]

You get a notice in the mail. You send updated income documentation and report any change in household members. HACM recalculates your Total Tenant Payment, the minimum you owe no matter the unit rent, and adjusts the HAP to match. Income up a lot, and your share rises while HACM's payment drops. Income down, and it swings the other way.

You also have to report interim changes. A new job, a raise, someone moving in or out, all of it goes to HACM within 30 days. Skip it, and you can end up repaying overpaid assistance, or in serious cases, losing the voucher.

Annual unit inspections run on roughly the same schedule, though HACM can inspect on its own timing. Fail the annual inspection, and if the landlord doesn't fix things inside the required window, HACM can abate the HAP or terminate the contract, which can force you to move. That's a real risk worth weighing before you pick a unit with obvious maintenance problems.

For a wider look at how rental assistance programs handle annual reviews across different PHAs, that context helps show what's HACM-specific versus standard federal practice.

What other housing resources are available in Mobile, AL?

HACM and the Mobile County Housing Authority aren't the only affordable housing options in Mobile. Several other programs serve residents who don't hold a voucher.

HUD-assisted multifamily housing. Mobile has privately owned apartment complexes with project-based rental assistance under HUD's Section 8 program, which is separate from the voucher program. Here the subsidy attaches to the unit, and you apply directly to the property. hud housing resources help you search the HUD database by zip code.

Low Income Housing Tax Credit (LIHTC) properties. Alabama's state housing agency, the Alabama Housing Finance Authority (AHFA), awards tax credits to developers who build or rehab affordable rental units. ^[11] These units carry income-restricted rents and need no voucher. Wait times vary by property. The low income housing tax credit program is a separate track from Section 8 and worth chasing in parallel.

Emergency rental assistance. The City of Mobile and Mobile County have run emergency rental assistance (ERA) programs off federal funds from time to time. These are short-term, usually covering arrears or a few months of forward rent. Availability rides on current federal appropriations. Check with the City of Mobile's Community Development division.

Community Action Agency. Pathway, Inc. (formerly Mobile Community Action) runs programs for low-income residents in Mobile, including utility assistance and some rental support. Its number is (251) 432-7728.

VoucherReady's free waitlist tracking tools let you watch multiple Alabama PHAs at once, handy if you're on more than one list. Worth bookmarking while HACM's waitlist is closed and you're looking regionally.

Anyone working through all this should also understand the broader housing section 8 program structure, so you know when federal rules bind and when local PHA discretion takes over.

Frequently asked questions

How do I check the status of my HACM waitlist application?

Go to hamc.com or call HACM at (251) 434-2220. HACM does not post queue positions publicly, so you have to contact them directly. Keep your mailing address current at all times. If HACM sends a notice and it comes back undeliverable, they can drop you from the waitlist without further warning. Always report address changes in writing.

What is the phone number for the Housing Authority of the City of Mobile?

HACM's main number is (251) 434-2220. The office is at 151 South Claiborne Street, Mobile, AL 36602. For voucher-specific questions, ask the operator to route you to the Housing Choice Voucher department. Office hours can change, so confirm current hours at hamc.com before an in-person visit.

Does HACM accept vouchers from other cities (portability)?

Yes, HACM can take incoming port requests from other PHAs. Whether it absorbs your voucher (takes over administering it) or bills your original PHA depends on HACM's current budget authority. Contact HACM's HCV department before your original PHA sends paperwork, just to understand the timeline. Allow four to eight weeks minimum from start to lease-up in Mobile.

How long is the Section 8 waiting list in Mobile, AL?

HACM does not publish an average wait time. Nationally, large PHAs report median HCV waits of 1.5 to 3 years. Mobile is a mid-size market with limited voucher funding, so waits can stretch several years once you're on the list. Households with local preferences (employed, displaced, domestic violence survivors) move faster, but still wait behind others in the same tier who applied earlier.

Can a landlord refuse Section 8 in Mobile, Alabama?

Yes. Alabama has no statewide source-of-income protection law, so Mobile landlords can legally decline HCV vouchers. Federal Fair Housing Act protections still apply for race, color, religion, sex, national origin, familial status, and disability, but holding a voucher is not itself a protected class under federal or Alabama law. Landlords who do participate get steady direct payments from HACM for their share of rent.

What does a HUD inspection look for in Mobile, AL?

HACM inspectors check units against HUD Housing Quality Standards (24 CFR 982.401). Key items: working smoke detectors on every level, hot and cold running water, no peeling paint (a lead risk in pre-1978 buildings), working heating and cooling, no serious structural defects, secure windows and exterior doors, and no signs of infestation. A failure on any life-threatening item causes immediate abatement. Non-life-threatening defects give the landlord 30 days to fix.

What income limits apply for HACM Section 8 in 2025?

For FY2025, the very low income limit (50% AMI) for a 4-person household in Mobile County is roughly $40,200. The extremely low income limit (30% AMI) for a 4-person household is roughly $24,100. HUD requires at least 75% of new vouchers go to extremely low income households. Limits shift by household size. Confirm current figures at HUD's income limits data page.

What is the difference between HACM and the Mobile County Housing Authority?

The Housing Authority of the City of Mobile (HACM) serves residents inside Mobile city limits. The Mobile County Housing Authority is a separate, independent PHA serving unincorporated parts of Mobile County. Inside the city, apply to HACM. Outside city limits but in the county, contact the Mobile County Housing Authority. The two agencies keep separate waitlists, separate funding, and separate payment standards.

How much rent can I afford with a Section 8 voucher from HACM?

Your gross rent (rent plus utilities) can top HACM's payment standard, but you pay the difference. At initial lease-up, your total contribution can't exceed 40% of your adjusted monthly income. After the first year, there's no 40% cap on rent increases, though HACM's share stays fixed at the payment standard. Most voucher holders aim for units at or below the payment standard to hold down out-of-pocket cost.

Does HACM have special programs for seniors or people with disabilities?

HACM's HCV program has no separate senior-specific voucher track, but it does administer mainstream vouchers for non-elderly people with disabilities when HUD funds them. Public housing property A.C.I. Towers has historically served elderly residents. Separately, HUD Section 202 properties (privately owned, HUD-subsidized senior housing) exist in Mobile and keep their own waitlists on different timelines than HACM's HCV list.

What happens if my landlord doesn't make repairs required by HACM?

If a unit fails a HUD inspection and the landlord misses the repair deadline, HACM can abate the Housing Assistance Payment, meaning it stops paying the landlord. The landlord still owes you a habitable unit under your lease. If repairs still aren't made, HACM can terminate the HAP contract entirely, which usually forces you to move. In that case HACM should issue a new voucher to search for a different unit.

How do I report a change in income or household members to HACM?

Report changes in writing to HACM's HCV department within 30 days of the change. That covers new employment, wage increases, new household members moving in, or members leaving. Unreported changes can trigger repayment demands for overpaid assistance, and deliberate misreporting can be prosecuted as fraud and end in permanent program termination. When in doubt, report the change and let HACM calculate the adjustment.

Can I use a HACM voucher to rent a house instead of an apartment?

Yes. The Housing Choice Voucher works across the private rental market, including single-family homes, townhouses, duplexes, and apartments, as long as the unit meets HUD Housing Quality Standards, the rent is reasonable against the market, and the unit size matches your voucher's bedroom standard. You can't use an HCV to rent a unit you own, or one owned by a close relative, without special HUD approval.

Sources

1. HUD.gov, Public Housing Agency (PHA) Contact Information: HACM is the HUD-authorized PHA for Mobile, AL, responsible for administering the HCV and public housing programs within city limits.
2. HUD, 24 CFR Part 982, Section 8 Tenant-Based Assistance: Housing Choice Voucher Program: Federal HCV program rules covering eligibility, portability, payment standards, tenant payment caps, HAP contracts, and tenant rights including informal hearings and VAWA protections.
3. Housing Authority of the City of Mobile (HACM), Official Website: HACM administers the HCV waitlist and sets local preferences including residency, employment, domestic violence, and displacement status.
4. HUD, FY2025 Fair Market Rents, Mobile AL HUD Metro FMR Area: HUD FY2025 Fair Market Rents for the Mobile, AL metro: 0-BR $791, 1-BR $900, 2-BR $1,073, 3-BR $1,402, 4-BR $1,636. PHAs may set payment standards between 90% and 110% of the FMR without HUD approval.
5. HUD, FY2025 Income Limits, Mobile County AL: FY2025 income limits for Mobile County: 30% AMI (4-person) approximately $24,100; 50% AMI (4-person) approximately $40,200.
6. HUD, Housing Quality Standards (HQS), 24 CFR 982.401: All HCV units must meet HUD Housing Quality Standards before lease-up and at annual inspection, covering structural, mechanical, health, and safety conditions.
7. National Housing Law Project, Source-of-Income Discrimination State Laws: Alabama does not have a statewide source-of-income protection law; landlords in Mobile may legally refuse to accept Section 8 vouchers.
8. HUD, Public Housing Program, 24 CFR Part 966: Public housing rents are set at 30% of adjusted monthly income; subsidy is attached to the unit, not the tenant.
9. HUD, Office of Fair Housing and Equal Opportunity, Fair Housing Act: Federal Fair Housing Act prohibits discrimination based on race, color, national origin, religion, sex, familial status, and disability in all HCV-assisted housing.
10. HUD, Fair Housing Act, 42 U.S.C. 3601 et seq.: The Fair Housing Act bars discrimination in housing based on race, color, national origin, religion, sex, familial status, and disability.
11. Alabama Housing Finance Authority (AHFA), Low Income Housing Tax Credit Program: AHFA awards LIHTC tax credits to developers building income-restricted affordable rental units in Alabama, including Mobile.
12. HUD, Real Estate Assessment Center (REAC), Physical Inspection Scores: HUD's REAC scores public housing developments annually on physical condition; scores are publicly searchable by PHA.