Raleigh Housing Authority: waitlist, vouchers, and how it works

Last updated 2026-07-09

What is the Raleigh Housing Authority and what does it actually do?

The Raleigh Housing Authority (RHA) is the local public housing agency (PHA) for Raleigh, North Carolina. It's chartered under state law and funded mostly by HUD. It does three jobs: it runs the Housing Choice Voucher (HCV) program (what most people call Section 8), it owns and manages public housing communities directly, and it hands out special-purpose vouchers like VASH for veterans and Mainstream for people with disabilities.

RHA is not a charity, and it's not the federal government. It sits in the middle. HUD writes the rules and sends the money. RHA takes that money, applies it to Raleigh's rental market, and pays landlords on behalf of low-income households that qualify. The tenant covers a share of the rent. RHA pays the rest straight to the landlord.

On the public housing side, RHA runs several communities across the city, from family complexes to buildings set aside for seniors. If you want the bigger picture of where a housing authority sits in the federal system, read that first. Then come back for the Raleigh specifics.

RHA's administrative office is at 900 Haynes Street, Raleigh, NC 27604. The main line is (919) 831-6550.

Is the RHA Section 8 waitlist open right now?

The honest answer is almost certainly no. RHA's Housing Choice Voucher waitlist has been closed for long stretches because demand in the Raleigh-Durham metro runs far past the number of vouchers available. When a lottery opens, RHA posts it on rha.gov, tells local media, and sometimes works through community partners. There's no fee to apply, ever.

When the list does open, RHA usually runs a randomized lottery instead of a first-come queue. You apply during a short window (sometimes a single week), and RHA draws names at random. Being first in line on day one buys you nothing. Apply any time during the window and your odds are the same.

Looking for open lists somewhere else while you wait? The open Section 8 waiting lists page tracks PHAs across North Carolina and the rest of the country. Durham Housing Authority and the North Carolina Housing Finance Agency (which runs statewide programs) are two nearby options worth watching.

Once you're on a list, plan on years, not months. HUD's Picture of Subsidized Households data shows average HCV waits running roughly 1.5 to 3 years in high-demand metros, and Raleigh's fast population growth puts it squarely in that pressure zone. ^[2]

How do you apply to the Raleigh Housing Authority waitlist?

When the list opens, applications run through RHA's online portal at rha.gov. Paper applications are mostly gone for the HCV program, but RHA has to make a reasonable accommodation for applicants with disabilities who can't fill out an online form. Call the main line to ask for a paper application or in-person help if that's you.

Have this ready before you start:

• Full legal name, date of birth, and Social Security number for every household member
• Current mailing address and a phone number or email
• Gross annual income for all adult household members, from every source
• Documentation of citizenship or eligible immigration status
• Any prior evictions from assisted housing or criminal history (lying here is grounds for denial and can turn into a legal problem)

RHA screens you for eligibility when your name comes up, not the day you apply. Getting on the list is not approval. Income limits, background checks, and a formal briefing all come later, once you're near the top.

HUD sets income limits every year for the Raleigh-Cary HUD Metro FMR Area. For FY2025 the Very Low Income limit (50% of Area Median Income, the eligibility line for HCV) is about $40,450 for a family of four. That number changes each spring, so confirm the current figure with RHA or on HUD's income limits data tool at huduser.gov. ^[3]

What are RHA's payment standards and how do they affect rent?

A payment standard is the ceiling on what RHA will pay toward rent and utilities for a given unit size. RHA sets it locally, inside a range HUD allows, and adjusts it as the local rental market moves.

RHA has to set payment standards between 90% and 110% of HUD's published Fair Market Rents (FMRs), though a PHA can ask HUD to approve a higher standard in a tight market. ^[4] HUD publishes new FMRs for the Raleigh-Cary metro every federal fiscal year, starting October 1.

Here are HUD's FY2025 FMRs for the Raleigh-Cary HUD Metro FMR Area:

Bedroom Size	FY2025 FMR
Efficiency (0 BR)	$1,289
1 Bedroom	$1,386
2 Bedroom	$1,644
3 Bedroom	$2,141
4 Bedroom	$2,505

RHA's actual payment standards can sit above or below these FMRs. The numbers in the table are HUD FMRs, not confirmed RHA payment standards, and that difference matters. Call RHA or pull the current administrative plan from rha.gov for the exact figures in effect the day you read this. ^[5]

How this hits a tenant: say the rent on a unit is $1,500 and the payment standard for that bedroom size is $1,400. You pay the $100 gap on top of your normal family share (30% of adjusted income). If the rent lands at or below the payment standard, your out-of-pocket cost usually sits close to that 30% figure alone. A unit can rent for more than the payment standard, but you absorb every dollar of the overage, and RHA still has to confirm the rent is "reasonable" against similar unassisted units nearby. ^[6]

For the national version of how the housing choice voucher program figures tenant shares, that explainer walks the math.

How does the HCV inspection process work in Raleigh?

Before RHA pays a landlord a single dollar, the unit has to pass a Housing Quality Standards (HQS) inspection. HQS is a federal standard codified at 24 CFR Part 982, Subpart I. ^[6] The inspector checks the basics: working heat, no lead paint hazards in pre-1978 homes, working smoke detectors, no severe structural problems, hot water, and locks that function on doors and windows.

The timeline usually runs like this:

1. The tenant finds a unit and gets the landlord to sign a Request for Tenancy Approval (RFTA). 2. RHA reviews the RFTA and schedules an inspection, often within 10 to 15 business days (it varies with Raleigh's workload). 3. The inspector visits. If it passes, RHA approves the unit and moves toward signing the Housing Assistance Payment (HAP) contract with the landlord. 4. If it fails, the landlord gets a written list of deficiencies and a deadline (often 30 days) to fix them. Then a follow-up inspection.

Landlords often assume an older property fails automatically. It doesn't. HQS is a habitability standard, not a beauty contest. A 1960s house with solid plumbing and working heat passes without drama. A brand-new unit missing a GFCI outlet in the bathroom fails.

For re-inspections, HUD requires each unit under a HAP contract to be inspected at least every two years, and plenty of PHAs, RHA included, inspect annually. Both tenant and landlord get notice first. If a unit develops problems mid-lease, RHA can abate (stop) payments until the repairs happen. That's 24 CFR 982.404 in practice. ^[6]

What do landlords need to know about accepting vouchers in Raleigh?

North Carolina has no statewide source-of-income protection law as of mid-2026, so landlords in the broader metro can legally decline a voucher unless a local ordinance says otherwise. Raleigh adopted a source-of-income nondiscrimination ordinance, so inside city limits, landlords who rent to the public generally can't turn a tenant away just because they hold a voucher. Ordinances get amended, so confirm the current scope with the City of Raleigh's Human Relations office. ^[7]

If you want in, here's the landlord sequence:

1. A voucher holder contacts you about your unit. 2. If you're interested, you and the tenant both sign the RFTA and send it to RHA. 3. RHA reviews your proposed rent for reasonableness, comparing it to similar unassisted units nearby. 4. The unit passes inspection. 5. RHA sends you a HAP contract. Once you sign, RHA pays you directly each month for its portion. 6. You collect the tenant's portion separately.

Can you charge a voucher tenant more than an unassisted one? No. 24 CFR 982.507 bars charging a higher rent than you'd charge for comparable unassisted units, and RHA's rent reasonableness review is built to catch it. ^[6]

Here's the upside landlords miss: RHA's share lands on time every month, no matter what happens to the tenant. Job loss, illness, whatever. RHA still sends its payment. Your real risk sits only on the tenant's share, which is the smaller slice of total rent.

New to this? Tools like Go Section 8 let you list your Raleigh property and reach voucher holders who are actively looking. The VoucherReady landlord kit pulls the RFTA, inspection checklists, and HAP contract templates into one place, which saves real time on your first voucher tenant.

Want the wider view? The rental assistance page covers what else your prospective tenants might qualify for.

What other programs does RHA run besides Section 8 vouchers?

RHA does more than the HCV program. The ones that come up most:

Public Housing: RHA owns and manages developments in Raleigh, including Walnut Terrace and Chavis Heights. Public housing works differently from vouchers. The tenant leases straight from RHA, pays 30% of adjusted income, and can't carry that subsidy to a private landlord. The public housing waitlist is separate from the HCV list.

Veterans Affairs Supportive Housing (VASH): RHA works with the Durham VA Medical Center to run HUD-VASH vouchers for veterans experiencing homelessness. These are targeted, not open through the general waitlist. Veterans without stable housing should start with the VA.

Mainstream Vouchers: These go to non-elderly people with disabilities who are at risk of institutionalization. Allocation is separate from the main HCV list.

Moderate Rehabilitation (Mod Rehab): An older project-based program tied to specific buildings. Rarely open to new participants.

RHA also takes part in project-based voucher (PBV) developments, where the subsidy stays with a specific unit in a privately owned building instead of traveling with the tenant. For the broader map of HUD housing, that page covers public housing and PBV options alongside tenant-based vouchers.

For seniors, RHA has units set aside for older adults, and the Raleigh metro has other federally subsidized options too. The low income senior housing guide digs into those.

How does porting a voucher to or from Raleigh work?

Portability lets a voucher holder carry the subsidy from one PHA's territory to another. If you hold a voucher from another housing authority and want to move to Raleigh, you can port to RHA once you meet the portability rules in 24 CFR 982.353. ^[6] The core rule: you had to live in your issuing PHA's jurisdiction when you first got the voucher (or work there, or have a family member working there). After that, you can port anywhere in the country.

To port into Raleigh, tell your current (initial) PHA you want to move here. They send a portability packet to RHA. RHA then either absorbs your voucher into its own program or bills your initial PHA each month. RHA gets to decide whether to absorb, though HUD rules cap how long a PHA can drag out processing.

Porting out of Raleigh runs the same way in reverse. Contact RHA, state your intent to move, and RHA ships your packet to the receiving PHA.

A few things trip people up. Your voucher has to be in good standing (no lease violations, no debt owed to RHA). The receiving PHA uses its own payment standards, which could be higher or lower than Raleigh's. Port to a place with a higher standard and you might get a bigger subsidy. Port to a lower one and it shrinks.

Portability is not fast. Between paperwork, scheduling, and the receiving PHA's backlog, give yourself 60 to 90 days minimum. If you're mid-move and hunting for section 8 houses for rent around Raleigh, start that search early. It matters.

What are tenant rights under RHA's program?

Federal law hands HCV tenants a real set of protections, and RHA is bound by all of them.

Right to a fair hearing: if RHA denies your application, ends your voucher, or cuts your subsidy, you can request an informal hearing before an impartial RHA hearing officer. The notice RHA sends has to state the reason and the deadline to ask for a hearing. That's 24 CFR 982.555. ^[6]

Right to portability: after your initial lease term, you can move with your voucher anywhere in the country. Your landlord can't block a port, and RHA can't refuse to process one without cause.

Protection from discrimination: HCV tenants are covered by the Fair Housing Act, which bars discrimination based on race, color, national origin, religion, sex, familial status, and disability. ^[8] Inside Raleigh city limits, the local source-of-income ordinance adds another layer.

Right to reasonable accommodation: if you or a household member has a disability, you can ask RHA to adjust its rules or procedures. A ground-floor unit, say, or extra time to find a place because of a disability-related barrier.

Right to privacy: RHA inspectors have to give advance notice before entering. No unannounced visits except in a genuine emergency.

One thing tenants get wrong: the HAP contract is between RHA and the landlord. You aren't a party to it. But your lease has to include HUD's required tenancy addendum, which gives you protections a standard private lease wouldn't. If your landlord tries to evict you without following proper legal procedure, that's a violation. Report it to RHA and, if you need it, get help through Legal Aid of North Carolina. ^[9]

How does RHA calculate how much rent a tenant pays?

The math follows federal rules with a few local variables RHA controls.

Your Total Tenant Payment (TTP) is the highest of:

• 30% of your monthly adjusted income
• 10% of your monthly gross income
• The welfare rent, if it applies
• The minimum rent RHA has set (RHA can set this anywhere from $0 to $50; the exact figure lives in its administrative plan)

Adjusted income subtracts certain amounts from gross before the 30% math: $480 per dependent, $400 for elderly or disabled households, plus allowable medical and childcare deductions. ^[6]

Your actual rent contribution can run higher than the TTP if the unit's gross rent (rent plus utility allowance) tops the payment standard. Then you pay the TTP plus the full overage. There's a cap: at initial lease-up, your total contribution can't exceed 40% of adjusted monthly income. That cap drops off at renewal if the rent has climbed.

RHA publishes a utility allowance schedule for different unit types and fuel sources (electric heat versus gas versus landlord-paid). If the landlord pays all utilities, no allowance applies. If you pay some, RHA credits you that allowance against your share. Sometimes that math produces a HAP payment slightly larger than the rent itself, with RHA sending the landlord the difference to pass back to you as a utility reimbursement.

RHA recertifies your income and household size every year. Income up, your share up. Income down, your share down. Skipping a recertification appointment is one of the fastest ways to get your voucher suspended.

For how rental assistance programs structure these payments across program types, that overview breaks down the federal framework.

Where can tenants find Section 8-friendly rentals in Raleigh?

Finding a landlord who'll take your voucher in Raleigh is harder than it used to be. The rental market tightened as the metro grew, and some landlords left the program over inspection requirements or paperwork.

Start with these:

RHA's own list: RHA keeps a list of landlords who've worked with the program before. It's not always current, but it's a starting point. Ask for it at the main office.

HUD's Resource Locator: HUD's online tool at resources.hud.gov finds PHAs and subsidized listings by address or zip. ^[10]

Online listing platforms: Go Section 8 is the biggest platform built for voucher-friendly listings. Filter by Raleigh, bedroom size, and price. Quality and freshness vary, so verify before you drive out.

Community networks: Wake County housing nonprofits, local churches, and tenant advocacy groups sometimes keep informal landlord referral lists. Legal Aid of North Carolina's housing unit can point you to local resources. ^[9]

A few field notes. Your voucher has an expiration date, usually 60 to 120 days from issuance, though RHA can grant extensions for good cause. Start searching the day you get it. Don't hold out for the perfect place. In a tight market you may need to take a unit type that's actually available instead of waiting for the exact layout you pictured. Extensions exist, but they're not guaranteed.

When you browse section 8 houses for rent listings, filter tight by distance and bedroom size from the start so you don't waste hours on units that won't clear your payment standard.

How does RHA fit into North Carolina's broader housing assistance landscape?

RHA is one of roughly 90 public housing authorities in North Carolina, and it's among the largest, covering Wake County's urban core. Knowing where it sits helps when your RHA options run thin.

The North Carolina Housing Finance Agency (NCHFA) runs statewide programs including the NC Home Advantage Mortgage and administers Low Income Housing Tax Credit (LIHTC) properties across the state. LIHTC units charge below-market rents without needing a voucher, so they're a real alternative if you're stuck on an HCV waitlist but need affordable housing now. ^[11] For how low income housing tax credit developments work and how to find them, that guide covers it.

Wake County and Durham County have their own PHAs with separate waitlists. If you're flexible about where in the Triangle you land, apply to several PHAs at once. It's legal, and it's smart. No rule caps how many lists you can join.

The HUD field office over RHA and most North Carolina PHAs is the Greensboro Field Office. If you have a complaint about RHA's administration you can't fix internally, HUD runs a formal complaint process. ^[12]

For how the housing section 8 program works at the federal level before it reaches local PHAs like RHA, that article explains the federal-to-local funding structure.

VoucherReady's free tenant tools help you track multiple waitlist applications and deadlines in one place, which is genuinely useful when you're juggling RHA, Durham, and NCHFA at the same time.

Frequently asked questions

Is the Raleigh Housing Authority waitlist open right now?

As of mid-2026, RHA's Housing Choice Voucher waitlist is closed. RHA announces openings on rha.gov and through community partners. When a lottery opens, the application window is usually short, sometimes one week, so checking RHA's site regularly is the only reliable strategy. There's no fee to apply, and applying at any point in the window gives you the same odds.

How long is the wait for a Section 8 voucher in Raleigh, NC?

Nobody has precise public data on RHA's current wait, because RHA doesn't publish a live queue-position system. Based on HUD's Picture of Subsidized Households data and Raleigh's high demand, waits of 3 to 5 years or more are realistic once you're on the list. Applicants with a preference (veterans, people experiencing homelessness, survivors of domestic violence) typically move faster.

What income limits does RHA use for the housing voucher program?

RHA uses HUD's Very Low Income limits, set at 50% of Area Median Income for the Raleigh-Cary HUD Metro FMR Area. For FY2025 that's about $40,450 for a household of four. Limits vary by household size and update each spring. Check HUD's income limits data tool at huduser.gov or call RHA for the current figures before you apply.

Can a Raleigh landlord legally refuse to accept a Section 8 voucher?

Inside Raleigh city limits, a source-of-income nondiscrimination ordinance generally bars landlords from refusing a tenant solely for holding a voucher. North Carolina has no statewide source-of-income protection law, so outside city limits, landlords in the broader metro may legally decline. Confirm the current scope of Raleigh's ordinance with the City of Raleigh Human Relations office, since ordinances change.

How do I contact the Raleigh Housing Authority?

RHA's main administrative office is at 900 Haynes Street, Raleigh, NC 27604. The main phone number is (919) 831-6550, and the website is rha.gov. For HCV-specific questions, call and ask for the Housing Choice Voucher department. Confirm any in-person visit by phone first, because office hours and walk-in policies change.

What happens at an RHA housing inspection and how do I prepare?

An RHA inspector checks the unit against HUD's Housing Quality Standards: working heat and plumbing, functional smoke detectors, no severe structural defects, adequate ventilation, and working locks. As a tenant you don't control most of these, but make sure smoke detectors have live batteries and every appliance runs. The landlord handles structural and mechanical repairs before the unit can pass.

Can I port my voucher from another city to Raleigh?

Yes. Under 24 CFR 982.353, voucher holders can port to any jurisdiction in the country after meeting initial residency requirements. Notify your current housing authority that you want to move to Raleigh, and they'll send a portability packet to RHA. The process usually takes 60 to 90 days. RHA's payment standards apply once you're in its jurisdiction, which can change your subsidy amount.

Does RHA have public housing as well as vouchers?

Yes. RHA owns and manages public housing developments including Walnut Terrace and Chavis Heights. Public housing is a separate program from the Housing Choice Voucher. Tenants pay 30% of adjusted income and lease directly from RHA rather than a private landlord. The public housing waitlist is separate from the HCV waitlist, and availability varies by development.

What is the RHA payment standard for a 2-bedroom unit?

RHA sets payment standards within HUD's Fair Market Rent range for the Raleigh-Cary area. HUD's FY2025 FMR for a 2-bedroom in this metro is about $1,644. RHA's actual payment standard can sit above or below that FMR, within HUD-allowed limits. Contact RHA or review the current Administrative Plan on rha.gov for the exact in-effect figure.

What preferences does RHA give to move applicants up the waitlist faster?

RHA's Administrative Plan spells out local preferences, which typically include veterans, households experiencing homelessness, survivors of domestic violence or other serious crimes, and current RHA public housing residents moving to the voucher program. Preferences don't guarantee a shorter wait, but they move you ahead of other applicants at your income level. The exact categories are published in RHA's Admin Plan on rha.gov.

What can I do if RHA denies my voucher application or terminates my voucher?

You can request an informal hearing under 24 CFR 982.555. RHA's denial or termination notice has to explain the reason and the deadline to request a hearing, often 10 business days. You can present evidence and bring a representative. If you believe the decision breaks federal law, you can also file a complaint with the HUD field office or get help through Legal Aid of North Carolina.

Are there other affordable housing options in Raleigh if the RHA waitlist is closed?

Yes. LIHTC properties in Wake County charge below-market rents without a voucher, and the NC Housing Finance Agency keeps a statewide list at nchfa.com. The Durham Housing Authority and other nearby PHAs run separate waitlists. Wake County also has a Community Development division that funds local rental assistance. Applying to several options at once is both legal and smart.

How often does RHA inspect units that are already under a HAP contract?

HUD requires PHAs to inspect HCV units at least every two years, and many PHAs, RHA included, inspect annually. Landlords and tenants both get written notice before a scheduled inspection. If someone files a health or safety complaint, RHA can inspect on short notice. Units that fail must have deficiencies repaired within a set deadline, or RHA may suspend housing assistance payments.

Sources

1. HUD, Picture of Subsidized Households: National data on average waiting times and characteristics of households in HCV programs by metro area.
2. HUD, Income Limits Data and Documentation FY2025: FY2025 Very Low Income limit (50% AMI) for the Raleigh-Cary HUD Metro FMR Area is approximately $40,450 for a household of four.
3. HUD, Fair Market Rents Overview: PHAs must set payment standards between 90% and 110% of published FMRs, or request HUD approval for higher standards.
4. HUD, FY2025 Fair Market Rents for Raleigh-Cary HUD Metro FMR Area: FY2025 FMRs for the Raleigh-Cary metro: efficiency $1,289; 1BR $1,386; 2BR $1,644; 3BR $2,141; 4BR $2,505.
5. HUD, 24 CFR Part 982 (Housing Choice Voucher Program regulations): Regulations governing HCV program operations including payment standards, Housing Quality Standards inspections, portability, rent reasonableness, tenant payment calculation, and informal hearing rights (24 CFR 982.353, 982.404, 982.507, 982.555, Subpart I).
6. City of Raleigh, Human Relations: Raleigh adopted a source-of-income nondiscrimination ordinance; the City of Raleigh Human Relations office administers and can confirm its current scope.
7. HUD, Fair Housing Act Overview: The Fair Housing Act prohibits housing discrimination based on race, color, national origin, religion, sex, familial status, and disability, covering HCV tenants.
8. Legal Aid of North Carolina: Legal Aid of North Carolina provides free legal assistance to low-income residents on housing matters including eviction defense and voucher terminations.
9. HUD Resource Locator: HUD's online tool locates PHAs, subsidized housing, and affordable housing resources by address or zip code.
10. NC Housing Finance Agency, LIHTC program: NCHFA administers Low Income Housing Tax Credit properties across North Carolina that charge below-market rents without requiring a voucher.
11. HUD, Office of Fair Housing and Equal Opportunity, File a Complaint: HUD's Greensboro Field Office oversees North Carolina PHAs; residents can file complaints about PHA administration through HUD's formal complaint process.