Port Huron Section 8: how the local housing voucher program works

Last updated 2026-07-10

What is the Port Huron Housing Commission and how does it run Section 8?

The Port Huron Housing Commission (PHHC) is the local public housing authority that runs the Housing Choice Voucher program in Port Huron and St. Clair County, Michigan. It works under contract with the U.S. Department of Housing and Urban Development (HUD). HUD funds the vouchers. The PHHC handles the day-to-day work: the waitlist, the inspections, and the checks that go out to landlords. ^[1]

The office is at 2911 Military Street, Port Huron, MI 48060. The main line is (810) 985-8515. Save that number early. Reaching staff by phone is usually faster than waiting on a mailed notice.

The Section 8 program works the same way here as it does across the country. A voucher holder finds a private rental. The landlord agrees to take part. A HUD inspector approves the unit. Then the PHHC pays the landlord a subsidy every month while the tenant covers the difference. The tenant's share is supposed to land near 30% of adjusted income, though the exact split depends on the local payment standard and the actual rent.

Port Huron is a city of about 28,000 people on the St. Clair River. The rental market is tight in certain bedroom sizes, tighter than in bigger Michigan metros. That matters for you because your unit has to do two things at once: pass inspection and rent at or below the payment standard.

Is the Port Huron Section 8 waitlist open right now?

As of mid-2025, the PHHC waitlist opens and closes on no fixed schedule. The Commission has a history of opening the list for short windows, sometimes a few days, then closing it for months or years. No federal rule forces a PHA to keep its waitlist open. ^[2]

The only reliable way to know the current status is to check straight with the PHHC at (810) 985-8515 or stop by the office. HUD's PHA contact tool at HUD.gov also shows the agency's waitlist status flag, though that flag can lag real-world changes by weeks. ^[1]

If the local list is closed, you have two real options. Apply to nearby PHAs with open lists, including the Michigan State Housing Development Authority (MSHDA), which runs a statewide voucher program and sometimes has openings when local PHAs don't. And watch the open Section 8 waiting lists aggregators that track Michigan PHAs in real time. Neither is a guarantee. Both beat sitting on a single closed list.

When a window opens, apply that same day. Port Huron's list has filled in under 72 hours in past openings, based on the Commission's own public notices. A one-day delay can put you thousands of spots back.

Who qualifies for Section 8 in Port Huron?

Four things decide eligibility: income, citizenship or immigration status, household makeup, and screening history.

Income. HUD sets income limits by county every year. For St. Clair County, where Port Huron sits, the FY2024 limits are: ^[3]

Household size	Very Low (50% AMI)	Extremely Low (30% AMI)
1 person	$24,600	$14,750
2 people	$28,100	$18,310
3 people	$31,600	$23,030
4 people	$35,100	$27,750
5 people	$37,950	$32,470
6 people	$40,750	$37,190

These come from HUD's FY2024 income limits dataset for St. Clair County, MI. HUD updates the numbers annually, usually in spring, so confirm the current figures at HUD's income limits page before you apply. ^[3]

Most vouchers go to households at or below 50% AMI. Federal law goes further: it requires that 75% of new vouchers each year go to households at 30% AMI or below. ^[4]

Citizenship. At least one household member has to be a U.S. citizen or have eligible immigration status. Mixed-status households still qualify. Only the eligible members count in the subsidy math.

Screening history. The PHHC can deny an applicant evicted from federally assisted housing for drug-related activity in the past three years, or one with certain criminal convictions. The rules at 24 CFR Part 982 set what a PHA can and can't screen for. ^[5] Lifetime sex offender registration is a mandatory denial. Everything else is a judgment call the PHHC makes under its Administrative Plan.

Household composition. Any household type qualifies: single people, families, seniors, and people with disabilities. The PHHC does set preferences (elderly, disabled, working families) that move you up or down the list even when your income clears the threshold.

What are the payment standards in Port Huron for 2024-2025?

A payment standard is the most the PHHC will pay toward rent plus utilities for a given unit size. The Commission sets it locally off HUD's Fair Market Rents (FMRs) for the Port Huron, MI HUD Metro FMR Area, which covers St. Clair County. A PHA can set its standard anywhere from 90% to 110% of FMR without special HUD approval. ^[6]

HUD's FY2025 Fair Market Rents for the Port Huron area are: ^[6]

Unit size	HUD FY2025 FMR
Efficiency (studio)	$685
1-bedroom	$748
2-bedroom	$924
3-bedroom	$1,198
4-bedroom	$1,355

The PHHC's actual standard may sit at a percentage of these numbers. Call the Commission for the current schedule, because the local figure is what governs your voucher. If the rent on a unit runs above the payment standard, you pay the gap out of pocket on top of your 30% share. That adds up quick.

For landlords, this table is a practical ceiling. Units priced above the payment standard sit vacant longer because voucher holders can't make the math work. Units priced at or just under the FMR lease fast.

PHAs in expensive markets can ask HUD for Small Area FMRs or exception payment standards above 110% of FMR. Port Huron's market hasn't historically needed that.

How do you apply for Section 8 in Port Huron?

When the PHHC opens its waitlist, the process runs about like this:

1. Watch for the announcement. The PHHC posts notices on its website, at the office, and sometimes in the Times Herald, the local paper. There's no federal requirement to give advance notice, so sign up for any alert service the Commission runs.

2. Submit inside the window. Port Huron has used both online portals and in-person paper applications, depending on the opening. Ask which method counts. Filing through the wrong channel has disqualified people in some jurisdictions.

3. Keep your confirmation number. That number is how you check your place in line.

4. Wait. Waits in Port Huron have run from one to several years, depending on how many vouchers HUD allocates and how many turn over. Nobody has good public data on the current average for Port Huron specifically. The PHHC can give you an estimate when you call.

5. Show up for the eligibility interview. When your name reaches the top, you verify income, identity, family composition, and immigration status with original documents.

6. Get your voucher. You then have a search period, usually 60 days, to find a qualifying unit. Port Huron allows extensions, but you have to ask before the deadline, not after. ^[5]

If you already work with a case manager at a St. Clair County social services agency, ask them to flag the opening. Community organizations often hear a day or two ahead of the general public.

VoucherReady's free tenant tools help you organize the documents you'll need at the eligibility interview, which is one of the steps where applications stall most often.

How do Port Huron voucher holders find a rental unit?

Finding a landlord who'll take a voucher is the hardest part of using one. Michigan has no statewide law requiring landlords to accept vouchers. Source-of-income protection laws exist in a handful of Michigan cities but haven't been adopted statewide as of 2025. So Port Huron landlords can legally turn down Section 8 applicants.

Run your search across a few channels at once:

• The PHHC sometimes keeps a list of landlords who've taken part before. Ask for it.
• Section 8 houses for rent listing sites and HUD's own go section 8 resource pull together current vacancies by zip code.
• Property management companies that run larger portfolios tend to be more open to vouchers than a solo landlord, because they have staff for the paperwork.
• Facebook Marketplace and Craigslist listings in the Port Huron area sometimes say straight out that vouchers are welcome.

When you find a unit you like, the landlord submits a Request for Tenancy Approval (RFTA) to the PHHC. The PHHC then checks that the proposed rent is reasonable next to similar unassisted units nearby, a step called rent reasonableness. ^[5] If the rent passes and the unit passes inspection, the lease can start.

Here's the mistake tenants make: signing a lease before the PHHC approves the unit. Don't. If the unit fails inspection and the landlord won't fix it, you lose your deposit and can lose your voucher if the search clock runs out.

What does the Section 8 inspection process look like in Port Huron?

The PHHC uses HUD's Housing Quality Standards (HQS) to inspect every unit before a lease starts and at least once a year after that. ^[7] HQS covers 13 broad categories, including sanitation, heating, electrical, structural soundness, and lead-based paint for units housing children under six.

The Commission schedules the inspection after it approves the RFTA. The landlord has to be there or send a representative. In Port Huron's older housing stock, the common HQS failures are:

• Peeling paint in pre-1978 units (a real issue given the city's age)
• Dead smoke and carbon monoxide detectors
• Broken windows or door locks
• Missing or broken bathroom exhaust fans
• A water heater set above 120°F or missing a pressure relief valve

If the unit fails, the landlord gets a specific list of deficiencies and a deadline, usually 30 days for non-emergency items and 24 hours for life-safety issues. Then a re-inspection follows. Two failures in a row can pull the unit from the program.

Landlords, know this: the HQS inspection is not a building-code inspection. Passing it does not mean you meet local code. It means you meet federal housing quality minimums. Port Huron runs its own rental registration and inspection program separate from HQS.

How does the PHHC pay landlords, and when do payments arrive?

Once the lease is signed and the unit passes inspection, the PHHC sends the landlord a Housing Assistance Payment (HAP) contract to sign. The HAP contract governs the subsidy and runs alongside the lease. ^[8]

Payments go straight to the landlord, usually by direct deposit, around the first of each month. The tenant pays their portion directly to the landlord on the same schedule as any other renter.

The subsidy amount can shift when:

• The tenant's income changes (reported at annual recertification, or between recertifications if income moves by more than $200 a month)
• HUD adjusts the payment standard
• The lease renews at a new rent and the PHHC approves the increase

Landlords have to notify the PHHC in writing before raising rent. Increases need PHHC approval and a 60-day notice to the tenant. ^[8] You can't fire off a standard renewal notice and expect the subsidy to follow automatically.

If a tenant stops paying their share, that's a landlord-tenant matter handled through the normal eviction process in St. Clair County circuit court. The PHHC does not step into those disputes, and a missed tenant payment does not automatically suspend the HAP payment. But if the PHHC finds the tenant broke program rules, it can terminate the voucher. At that point the HAP stops and the landlord is left holding a market-rate situation.

For landlords weighing whether to take vouchers, the guaranteed monthly HAP is one of the stronger arguments for saying yes. The rental assistance subsidy doesn't bounce.

What are landlord responsibilities under Port Huron's Section 8 program?

Taking a voucher adds a layer of federal obligations on top of normal Michigan landlord-tenant law. The main ones:

Keep the unit HQS-compliant year-round, more than on inspection day. If a tenant reports a habitability problem and it rises to an HQS violation, the PHHC can abate (suspend) the HAP payment until you fix it. ^[7]

Follow the HAP contract. The contract bars you from charging the tenant more than the approved rent portion. Side payments, extra fees not in the lease, or informal arrangements that push the tenant's total housing cost above what the PHHC approved are contract violations and can end the contract. ^[8]

Give proper notice before ending a tenancy. Federal rules at 24 CFR 982.310 require good cause to end a Section 8 lease during the initial term, and you have to notify the PHHC at the same time as the tenant. ^[5]

Renew or end the lease correctly. If you decide not to renew, you owe the tenant and the PHHC notice per the HAP contract (check the contract for the exact term). You can't refuse to renew just because you've soured on vouchers after signing a HAP contract.

For landlords new to the program, the paperwork at the start is heavier than a standard rental. It thins out fast once the first HQS inspection, HAP contract, and rent reasonableness steps are done. Most experienced Section 8 landlords in Port Huron say the ongoing management feels like any other tenant. VoucherReady's landlord kit has template RFTA cover letters and an HQS pre-inspection checklist that cut the setup time.

Can a Port Huron voucher holder move to another city or state (portability)?

Yes. The Housing Choice Voucher is built to move with you. Under HUD's portability rules at 24 CFR 982.353, a voucher holder who has lived in the issuing PHA's jurisdiction for at least 12 months (or was a resident when the voucher was issued) can move anywhere in the United States that has an operating HCV program. ^[9]

The steps:

1. Tell the PHHC you intend to port before your search period ends. 2. The PHHC (the initial PHA) contacts the receiving PHA in your destination city. 3. The receiving PHA either absorbs the voucher (issues its own under its funding) or bills the initial PHA monthly for the subsidy. 4. You apply for eligibility with the receiving PHA and follow their rules on unit search, payment standards, and inspections.

Porting out of Port Huron has some friction. Receiving PHAs with long waitlists sometimes drag their feet on portable vouchers, and your search clock keeps ticking. If you port to a pricier market like Ann Arbor or Detroit, the receiving PHA's payment standard applies, and it may run higher than Port Huron's. That's usually good news for you.

Porting into Port Huron works too. If you hold a voucher from another PHA and want to move to St. Clair County, call the PHHC to start the receiving process. HUD requires the PHHC to accept portable vouchers as long as it has funding. ^[9]

What other housing programs exist in Port Huron beyond Section 8 vouchers?

The PHHC also runs public housing: federally owned apartment buildings with below-market rents. Public housing is a separate program from vouchers. You apply directly, rent is income-based, and you live in a PHHC-owned unit instead of picking a private rental. ^[10] The PHHC's public housing sits on the north and south ends of Port Huron. Call the office for current availability.

For seniors and people with disabilities, the PHHC holds a small number of targeted units. HUD housing and low income senior housing options sometimes carry shorter waits than the general voucher list, so ask about them directly.

MSHDA runs additional programs, including Section 811 Project Rental Assistance for people with disabilities and Section 515 Rural Development for qualifying rural areas. St. Clair County's mix of urban and rural land means some households qualify for programs the PHHC doesn't run itself.

The Low Income Housing Tax Credit (LIHTC) program funds income-restricted apartment complexes in Port Huron that don't need a voucher. These properties set income ceilings (usually 50-60% AMI) and fixed below-market rents. A search through MSHDA's affordable housing database can surface current LIHTC properties in St. Clair County with open units.

Emergency rental assistance through the St. Clair County Community Services Department and local nonprofits like Blue Water Community Action can bridge a gap while you wait for a voucher. These funds are limited and run out fast, especially at month-end.

What are a tenant's rights under Section 8 in Port Huron?

HUD regulations give voucher holders protections that reach past standard Michigan landlord-tenant law in some areas.

Right to a written explanation of denial. If the PHHC denies your application or terminates your voucher, you have the right to an informal hearing to challenge it. The PHHC has to give you written notice of the reasons and the hearing process. ^[5] Don't miss a hearing deadline. They're strict.

Right to portability. As covered above, you can move with your voucher after 12 months. That's a federal right, not a favor.

Right to reasonable accommodation. If you or a family member has a disability, you can request accommodations in program rules, like extended search time or a larger unit size, under the Fair Housing Act and Section 504 of the Rehabilitation Act. ^[11]

Right to a grievance process. HUD requires every PHA to have a formal grievance procedure, and the PHHC's Administrative Plan has to spell it out. Ask the PHHC for a copy of the Plan. They're required to make it available to participants.

Protection from retaliation. A landlord can't legally retaliate against you for reporting an HQS violation to the PHHC or a habitability issue to local code enforcement. Michigan's anti-lockout and anti-retaliation statutes apply right alongside federal program rules.

If you think your rights got violated, HUD's Office of Fair Housing and Equal Opportunity (FHEO) takes complaints at 1-800-669-9777 or online at HUD.gov. ^[11] For legal help in Port Huron, St. Clair County Legal Aid and Michigan Legal Help (michiganlegalhelp.org) offer free or low-cost housing legal services.

Frequently asked questions

Where is the Port Huron Housing Commission located and how do I contact them?

The Port Huron Housing Commission is at 2911 Military Street, Port Huron, MI 48060. The phone number is (810) 985-8515. Office hours vary, so call before you visit to save a trip. For Section 8 status questions, have your confirmation number or case number ready when you call.

How long is the wait for a Section 8 voucher in Port Huron?

No public data gives a precise current wait for the PHHC. Historical patterns point to one to several years when the list is open. Voucher turnover depends on how many current holders leave the program, which shifts year to year. The PHHC can give you an estimated range after you submit an application and call.

Can I apply for Section 8 online in Port Huron?

The PHHC has used online portals in past openings, but the method changes. Some openings require in-person applications. Read the official announcement carefully when a waitlist opens, because filing through the wrong channel has caused disqualifications elsewhere. Sign up for any notification system the Commission offers so you don't miss the window.

What documents do I need to apply for Section 8 in Port Huron?

At application you usually submit only a basic form. The full document package comes at your eligibility interview after your name comes up. Bring photo ID for all adults, Social Security cards for all household members, birth certificates, proof of income (pay stubs, award letters, tax returns), and immigration documents if they apply. Organizing these in advance speeds up the interview.

What income is too high for Section 8 in St. Clair County?

HUD's FY2024 Very Low Income limit (50% AMI) for St. Clair County is $24,600 for one person and $35,100 for a household of four. Most vouchers go to households at or below these thresholds. The PHHC confirms current limits at your eligibility interview, and HUD updates them annually, usually in spring. Check HUD.gov for the latest figures.

Does Port Huron require landlords to accept Section 8 vouchers?

No. Michigan has no statewide source-of-income protection law as of 2025, and Port Huron hasn't passed one locally. Landlords here can legally refuse voucher holders. Many still take part voluntarily, because the guaranteed HAP payment from the PHHC lowers income risk compared to all-market tenants.

Can a Port Huron Section 8 voucher be used in another Michigan city?

Yes, through HUD's portability rules. After living in the PHHC's jurisdiction for 12 months (or being a Port Huron resident when the voucher was issued), you can port your voucher to any city or state with an operating Housing Choice Voucher program. Notify the PHHC before your search clock expires and they'll contact the receiving PHA to start the transfer.

What happens if my Section 8 unit fails the HQS inspection in Port Huron?

The PHHC gives the landlord a written list of deficiencies and a repair deadline, usually 30 days for non-urgent items or 24 hours for life-safety issues. If the repairs don't happen, the PHHC can suspend (abate) the housing assistance payment until the unit passes a re-inspection. Never sign a lease or move in before the unit passes its initial inspection.

How much rent can a Section 8 tenant pay in Port Huron?

Tenants generally pay about 30% of adjusted monthly income toward rent and utilities. If the actual rent plus utilities runs above the PHHC's payment standard, the tenant pays the gap on top of that 30% share. There's a cap: the tenant's initial share can't exceed 40% of monthly income in the first lease year, under HUD rules at 24 CFR 982.508.

How do I report a problem with my Port Huron Section 8 landlord or housing conditions?

Call the PHHC at (810) 985-8515 to report habitability or HQS violations. You can also file with Port Huron's local code enforcement office and, for fair housing violations, with HUD's Office of Fair Housing and Equal Opportunity at 1-800-669-9777 or online at HUD.gov. Keep records of every communication, including dates and names.

Are there Section 8 apartments specifically for seniors in Port Huron?

The PHHC manages some housing targeted at elderly and disabled households, which may carry shorter waits than the general voucher list. There are also LIHTC-funded income-restricted complexes in St. Clair County that don't require a voucher. Ask the PHHC about senior preference units and check MSHDA's affordable housing locator for income-restricted properties near Port Huron.

What is rent reasonableness and how does it affect Port Huron voucher holders?

Before approving a unit, the PHHC checks that the proposed rent is reasonable next to comparable unassisted rentals in the Port Huron area. This is rent reasonableness, required under 24 CFR 982.507. If the asking rent runs above what comparable units charge, the PHHC won't approve it. You can ask the landlord to lower the rent or pick a different unit.

Can I use a Port Huron Section 8 voucher to rent a house instead of an apartment?

Yes. The Housing Choice Voucher covers houses, townhomes, condos, mobile homes on owned lots, and apartments, as long as the unit passes HQS inspection, the rent is reasonable, and the landlord agrees to take part. There's no restriction on unit type. Many Port Huron voucher holders rent single-family homes instead of apartments.

What is the PHHC's Administrative Plan and where can I get a copy?

The Administrative Plan is the document that governs how the PHHC runs its voucher program locally, covering preferences, screening criteria, inspection procedures, and grievance rights. HUD requires PHAs to make it available to participants and applicants. Request a copy from the PHHC office at 2911 Military Street or by calling (810) 985-8515.

Sources

1. HUD.gov, PHA Contact Information and Program Data: HUD maintains PHA contact records and waitlist status flags for local housing authorities including the Port Huron Housing Commission.
2. HUD User, FY2024 Income Limits Documentation System: HUD's FY2024 income limits for St. Clair County, MI set the Very Low Income (50% AMI) limit at $35,100 for a household of four.
3. 42 U.S.C. § 1437f(o)(4), Housing Act of 1937 as amended: Federal statute requires that 75% of newly issued vouchers in any fiscal year go to households at or below 30% of area median income.
4. eCFR, 24 CFR Part 982, Section 8 Tenant-Based Assistance: 24 CFR Part 982 governs HCV program rules including tenant eligibility, search periods, extensions, rent reasonableness, and landlord lease termination requirements.
5. HUD User, FY2025 Fair Market Rents for Port Huron, MI HUD Metro FMR Area: HUD's FY2025 Fair Market Rents for the Port Huron, MI area range from $685 for a studio to $1,355 for a 4-bedroom unit.
6. eCFR, 24 CFR 982.401, Housing Quality Standards (HQS): HUD's Housing Quality Standards at 24 CFR 982.401 require PHAs to inspect units before lease-up and at least annually thereafter, covering 13 categories of housing quality.
7. eCFR, 24 CFR 982.451, Housing Assistance Payments Contract: The HAP contract governs the subsidy relationship, prohibits side payments above approved rent, and sets the terms for rent adjustments and payments to the landlord.
8. eCFR, 24 CFR 982.353, Portability Rules for Housing Choice Vouchers: Under 24 CFR 982.353, voucher holders who have resided in the issuing PHA's jurisdiction for 12 months may port their voucher to any jurisdiction in the United States with an operating HCV program.
9. HUD.gov, Public Housing Program Overview: HUD's public housing program is a separate program from the Housing Choice Voucher; tenants must live in a PHA-owned unit and rent is income-based.
10. HUD.gov, Office of Fair Housing and Equal Opportunity: HUD's FHEO enforces fair housing protections including the right to reasonable accommodations for people with disabilities under Section 504 and the Fair Housing Act.
11. eCFR, 24 CFR 982.508, Maximum Family Share at Initial Occupancy: 24 CFR 982.508 prohibits a tenant's initial share of rent from exceeding 40% of monthly adjusted income in the first lease year under the HCV program.