Rental assistance in Memphis: every program, who qualifies, how to apply

Last updated 2026-07-09

What rental assistance programs are available in Memphis right now?

Memphis has more rental help than most cities its size. But these programs don't all work the same way, they don't all stay open, and knowing which door to knock on first can mean the difference between keeping your unit and losing it.

Here's the honest map as of 2026:

Memphis and Shelby County's main programs:

• MDHA Housing Choice Voucher (Section 8): The Memphis and Shelby County Division of Housing (MDHA) runs the federal Housing Choice Voucher program for the city and most of Shelby County. A voucher covers the gap between 30% of your income and the local payment standard. This is the biggest, longest-running program. ^[1]
• MDHA Public Housing: MDHA also owns and manages public housing at sites across Memphis, including Foote Homes (now redeveloping), Cleaborn Homes, and others. Applications are separate from the voucher waitlist.
• Shelby County Emergency Rental Assistance: The county has run rounds of ERA funding since 2021. The ERA2 money is largely spent, but the county periodically opens short-term emergency windows using CDBG and other HUD pass-through dollars. Check Shelby County government's housing page for current status. ^[2]
• MLGW Low-Income Programs: Memphis Light, Gas and Water runs its own assistance programs, and people enrolled in LIHEAP can often get utility credits that cut total housing cost. Keeping the lights on keeps the housing stable.
• Tennessee Housing Development Agency (THDA): THDA runs statewide programs including the Tennessee Emergency Solutions Grant and the Homeowners Assistance Fund. Renters in crisis can sometimes get short-term help through THDA-funded agencies in Memphis. ^[3]
• Nonprofit and faith-based emergency help: Memphis Area Legal Services (MALS), Mid-South Peace and Justice Center, Catholic Charities of West Tennessee, and Metropolitan Inter-Faith Association (MIFA) all run emergency rental windows. Amounts usually run $500 to $2,000, often one time per household per year.

No single agency controls all of this. You may need to apply to several at once. That's normal, not a red flag.

Who qualifies for Section 8 housing assistance in Memphis?

MDHA sets eligibility on HUD's federal rules, with a few local preferences on top. ^[1]

Income limits are the first gate. HUD updates them every year. For the Memphis, TN-MS-AR Metropolitan Statistical Area in 2024, the key thresholds were:

Program type	Household of 1	Household of 4
Extremely Low Income (30% AMI)	~$18,950	~$27,050
Very Low Income (50% AMI)	~$31,600	~$45,100
Low Income (80% AMI)	~$50,550	~$72,200

Housing Choice Vouchers go mostly to Very Low Income households (at or below 50% AMI), and HUD requires that 75% of new vouchers each year go to Extremely Low Income households. ^[4] If your income is above 50% AMI, you generally won't qualify for a voucher unless MDHA has special funding.

Citizenship and immigration status: At least one household member must be a U.S. citizen or eligible noncitizen. Mixed-status families can apply. HUD calculates assistance on the eligible members only. ^[1]

Criminal background: MDHA screens applicants. Certain convictions, particularly for drug manufacturing near federally assisted housing, are federal bars. Other offenses get a discretionary review. HUD issued guidance in 2024 pushing PHAs toward individualized assessment rather than blanket bans. ^[5]

Local preferences: MDHA has historically preferred working families, homeless households, and victims of domestic violence. Check the current MDHA Administrative Plan for the active list, since preferences change.

Public housing uses roughly the same income limits but a separate application and its own waitlist.

Is the MDHA Section 8 waitlist open in Memphis?

Everyone asks this. The honest answer: it depends on the month and the year.

MDHA's Housing Choice Voucher waitlist has been closed for long stretches, sometimes years at a time. When it opens, it usually stays open a few days to a few weeks and draws thousands of applicants. The last well-documented opening pulled tens of thousands of applications for a fraction of that many annual slots. ^[1]

To find out if it's open right now, go straight to MDHA's official website at memphis.gov/housing or call MDHA at (901) 544-1100. Skip the third-party sites that claim the list is open. Those pages are often months out of date.

If the waitlist is closed, you have three realistic moves. Get on MDHA's notification list so you hear when it reopens. Check whether nearby Tennessee PHAs have open lists, since Tennessee doesn't stop you from applying to more than one. And look at the open Section 8 waiting lists tracker for active openings in Tennessee and neighboring states.

Waiting times, once you're on the list, have historically run three to seven years in Memphis, depending on preference category and how many vouchers HUD funds each year. Nobody should count on a voucher as an immediate fix.

How do MDHA payment standards work, and how much will a voucher actually cover?

The payment standard is the most rent-plus-utilities MDHA will cover for a given bedroom size. It's set as a percentage (typically 90 to 110%) of HUD's Fair Market Rent (FMR) for the Memphis MSA. ^[4]

HUD published 2025 Fair Market Rents for the Memphis area at roughly:

Bedroom size	2025 FMR (Memphis MSA)
Efficiency (studio)	$791
1 bedroom	$896
2 bedroom	$1,094
3 bedroom	$1,497
4 bedroom	$1,723

MDHA's actual payment standard may differ from these FMR numbers. PHAs can set standards between 90% and 110% of FMR without HUD approval. MDHA has at times set them at 100% or higher so voucher holders can compete in a tight market. Check MDHA's current Payment Standard schedule directly, because these shift year to year. ^[1]

Here's what it means in practice. Say you have a 2-bedroom voucher and rent a unit at $1,200, and the payment standard is $1,094. You pay 30% of your adjusted income plus $106 (the gap between rent and the standard). If the rent is at or below the payment standard, you pay only 30% of your income. Your total rent burden can't top 40% of income at initial lease-up under HUD rules. ^[4]

Landlords set their own rents. MDHA just won't pay above its standard. That's why finding a landlord willing to rent at or near FMR is sometimes hard in Memphis neighborhoods where market rents have climbed faster than HUD's annual updates.

What emergency rental assistance is available in Memphis right now?

Emergency rent help in Memphis comes from three overlapping buckets: federal pass-through money (CDBG, ESG, HOME), state THDA grants, and nonprofit charity funds. None of it is built for long-term subsidy. It's meant to stop an eviction, cover a month or two of arrears, or bridge a gap while you wait for a voucher.

As of mid-2026, the large federal ERA1 and ERA2 programs that pushed out over $46 billion nationally have spent down most funds. ^[6] Tennessee received roughly $570 million combined across ERA1 and ERA2. The Shelby County share is largely disbursed, but small rolling allocations sometimes remain. Call 211 (United Way's Tennessee hotline) to find out what's active.

MIFA (Metropolitan Inter-Faith Association) has long been one of Memphis's busiest emergency rental providers, serving tens of thousands of Shelby County residents a year through its Family Services program. The help is means-tested and usually needs proof of the crisis (eviction notice, job loss letter, and so on).

Catholic Charities of West Tennessee runs a separate emergency fund. They serve people regardless of religious affiliation.

Memphis Area Legal Services (MALS) doesn't usually write rent checks. They give free legal help to low-income tenants facing eviction, and legal representation often produces the same result as a direct payment: more time, a payment plan, or a dismissal.

A tool like VoucherReady's tenant search can help you spot which programs are open in your ZIP code at any given time, since program status changes faster than most web pages update.

For utility emergencies, MLGW's LIHEAP intake (run through Tennessee Department of Human Services) opens in winter and summer. Utility help frees up cash for rent, so chase it even if rent itself isn't the immediate problem.

How do you apply for rental assistance in Memphis, step by step?

The process varies by program, but these steps cover the core path for both the MDHA voucher and emergency assistance.

For the MDHA Housing Choice Voucher:

1. Check memphis.gov/housing or call (901) 544-1100 to confirm the waitlist is open. No point gathering documents before you know. 2. Submit your online pre-application during the open window. You'll need names, birthdates, Social Security numbers, and income info for everyone in the household. 3. MDHA assigns a random lottery position. Applying early doesn't beat other applicants in the same window. 4. When your number comes up (could be years later), MDHA contacts you for a full eligibility interview. Bring income documentation, ID, rental history, and criminal background disclosure. 5. If approved, you get a voucher with a 60-day search period (MDHA may extend it for cause). Find a qualifying unit, pass HUD inspection, sign your lease.

For emergency assistance:

1. Call 211 for a live list of currently funded programs. 2. Gather your lease, a recent utility bill, proof of income, your eviction or past-due notice, and a government-issued ID. 3. Apply to several programs at once. Agencies coordinate so you won't get double-funded for the same months, but applying broadly raises the odds of at least one approval. 4. If you already have a court date, contact MALS immediately at (901) 523-8822. Legal help is time-sensitive.

For THDA-funded programs: Apply through THDA's web portal at thda.org or through a THDA-certified housing counselor. HUD-approved counseling agencies in Memphis give free help with this. ^[3]

The paperwork burden is real. Block out a day to gather documents the first time, then keep digital copies so re-applications go faster.

What do Memphis landlords need to know about accepting Section 8 vouchers?

Tennessee has no state law requiring landlords to accept housing vouchers. Memphis city ordinance doesn't mandate source-of-income acceptance as of this writing either. So Memphis landlords choose whether to participate. That said, about 2,200 to 2,500 units in Shelby County are currently under HAP (Housing Assistance Payment) contracts with MDHA, and landlords who do participate consistently report on-time payment from MDHA's share of rent. ^[1]

The mechanics for a new landlord:

1. A voucher holder approaches you. You decide whether to participate. 2. You submit your unit to MDHA for a Housing Quality Standards (HQS) inspection. It must pass before any HAP contract is signed. 3. MDHA approves the rent (must be at or below the payment standard and pass a rent reasonableness test against unassisted nearby units). 4. You sign a Housing Assistance Payments contract with MDHA. Payments come directly to you, generally on the first. 5. The tenant signs a separate lease with you for at least 12 months initially.

The HQS inspection is often the sticking point. Common failures in Memphis units include peeling paint (a lead hazard in pre-1978 homes), dead smoke detectors, broken windows, water heater temperature problems, and HVAC issues. Budget to fix these before submitting.

For landlords who want to get the paperwork and inspection prep right the first time, VoucherReady's landlord kit walks through the HAP contract, HQS checklist, and rent reasonableness documentation in one place.

More on finding tenants and listing units at section 8 houses for rent and go section 8.

What are the HUD inspection requirements for Memphis rental units?

Every unit rented to a voucher holder must pass a Housing Quality Standards inspection before MDHA pays a dime, and at least once a year after that. ^[4] HUD's HQS covers 13 areas: sanitary facilities, food prep and refuse disposal, space and security, thermal environment, illumination and electricity, structure and materials, interior air quality, water supply, lead-based paint, access, site and neighborhood, sanitary conditions, and smoke detectors.

In Memphis, lead paint is a serious problem. The city has a high share of pre-1978 housing stock. HUD regulations at 24 CFR Part 35 require that deteriorated paint in units with children under six be remediated, more than covered. MDHA inspectors flag this constantly. ^[7]

"The PHA must inspect the unit before approving a tenancy and at least annually after that to determine if the unit meets HQS," per 24 CFR 982.405. ^[4]

Failing items don't automatically kill a deal. Minor items (a broken outlet cover, a missing doorknob) give the landlord a short repair window, usually 24 hours to 30 days depending on severity. Health-and-safety failures require immediate correction.

MDHA has moved toward third-party inspection companies for some initial inspections, which can speed things up. Re-inspections still run through MDHA's system.

For tenants: if your current unit fails and your landlord refuses to fix it, MDHA can ultimately terminate the HAP contract. Know your rights under the lease, and contact MALS if the landlord retaliates.

Can you transfer a Memphis housing voucher to another city or state (portability)?

Yes. Once you've used your MDHA voucher for at least 12 months (or right away in some cases, if you're moving for a job or fleeing domestic violence), you can port it to another PHA's jurisdiction anywhere in the country. ^[4]

This matters for Memphis voucher holders who want to move to suburban Shelby County under a different PHA, or to Nashville, Knoxville, or out of state entirely. The moving and porting process means notifying MDHA, getting a portability packet, and contacting the receiving PHA.

The receiving PHA can either absorb your voucher (treating you as its own participant) or bill MDHA. Some PHAs are slow to accept ported vouchers because of the billing, so expect some friction, especially if you're porting into a tight housing market.

For people porting into Memphis: you contact MDHA, submit the packet from your original PHA, and MDHA assigns a case worker. You then search for a unit under MDHA's payment standards and rules, not your old PHA's.

What's the difference between MDHA programs and other rental assistance in Memphis?

This trips people up constantly, so here it is plainly.

MDHA (Memphis and Shelby County Division of Housing) is the public housing authority (PHA) for Memphis and unincorporated Shelby County. It runs Section 8 HCV, public housing, and some project-based voucher programs. It does not run emergency rental assistance.

Shelby County government runs its own housing programs separately, including HOME-funded rental assistance and CDBG emergency grants. Applications go through Shelby County's Division of Housing, not MDHA.

THDA is the state housing finance agency. It doesn't house people directly in Memphis. It funds local organizations and manages statewide programs like LIHTC (Low Income Housing Tax Credit), which builds affordable units but doesn't give vouchers to individuals. ^[8]

Nonprofit organizations (MIFA, Catholic Charities, MALS, and others) take funding from county, state, and federal sources and turn it into direct help. They're often the fastest path for a household in immediate crisis.

Think of it as layers. HUD sets the rules and funds the money (24 CFR governs most of it). MDHA runs the voucher program locally. The county handles emergency and community development funds. THDA manages state programs. Nonprofits plug the gaps. You may need more than one layer.

For a broader look at how rental assistance programs work across the country, the framework is consistent, but local rules, payment standards, and waitlist status vary enormously.

Are there special rental assistance programs for seniors or disabled residents in Memphis?

Yes, and these are often easier to reach than the general Housing Choice Voucher, because they have separate funding streams and, sometimes, shorter waits.

HUD Section 202 Supportive Housing for the Elderly: Several Memphis properties get Section 202 funding. These are apartment buildings for low-income seniors (generally 62+). Units have project-based rental assistance attached, so you apply to the specific property instead of joining a general waitlist. Examples include properties managed by groups like Church Home Corporation and Mid-South Senior Center affiliates. ^[9]

HUD Section 811 Supportive Housing for Persons with Disabilities: Same model for non-elderly adults with disabilities. Memphis has a small inventory of these units.

MDHA Mainstream Vouchers: MDHA has applied for and received HUD Mainstream vouchers in past cycles. These are Housing Choice Vouchers specifically for non-elderly people with disabilities. They often have a shorter waitlist than regular vouchers.

MIFA Senior Services: MIFA runs programs for Memphis seniors facing housing instability, including emergency rent help and navigation assistance.

For seniors, low income senior housing explains how to spot Section 202 properties and apply directly to the property management company, skipping the main PHA waitlist entirely.

Disabled renters should also know that Section 504 of the Rehabilitation Act and the Fair Housing Act require housing providers, including PHAs, to make reasonable accommodations. You can ask MDHA for an accommodation to, for example, get notices in an alternative format, have a longer voucher search period, or be considered for a unit with specific accessibility features.

What tenant rights do voucher holders have in Memphis?

Voucher holders in Memphis have rights under three overlapping frameworks: HUD regulations, Tennessee landlord-tenant law, and the terms of the HAP contract.

Under HUD rules (24 CFR 982): MDHA can't terminate your voucher without advance written notice and the right to an informal hearing. If MDHA proposes to terminate for alleged program violations, request a hearing in writing right away. ^[4]

Under Tennessee law (TCA 66-28): Tennessee's Uniform Residential Landlord and Tenant Act (URLTA) applies in Shelby County. Landlords must keep the unit habitable. They must give proper notice before entry (generally 24 hours). They can't retaliate against tenants for complaining to code enforcement or MDHA. ^[10]

The HAP contract gives MDHA power over landlords that unassisted tenants don't have. If a landlord fails to meet HQS standards, MDHA can suspend payments, which gives tenants some protection against slumlords who take vouchers but skip maintenance.

Eviction process: In Shelby County, a landlord must give written notice, go through General Sessions Court, and get a writ of possession before any eviction is lawful. Self-help evictions (changing locks, hauling out belongings) are illegal under Tennessee law. ^[10]

Fair Housing: The Fair Housing Act bars discrimination based on race, color, national origin, religion, sex, disability, and familial status. Memphis city code adds some local protections. The Tennessee Human Rights Commission and HUD's Fair Housing and Equal Opportunity office both take complaints. ^[11]

Memphis Area Legal Services gives free civil legal help to income-eligible tenants. Its housing unit is one of the better tenant legal resources in the mid-South. Call (901) 523-8822 or apply online at mals.org.

Frequently asked questions

Is the MDHA Section 8 waitlist open right now in Memphis?

As of mid-2026, MDHA's Housing Choice Voucher waitlist status changes without a fixed schedule. Go straight to memphis.gov/housing or call MDHA at (901) 544-1100 for current status. Don't rely on third-party sites, which often post outdated information. When the list does open, it usually closes again within days. Sign up for MDHA's email notifications if that option is available.

What is the income limit for Section 8 in Memphis?

For the Memphis MSA in 2024, Very Low Income (50% AMI), the primary eligibility tier for Housing Choice Vouchers, was $31,600 for one person and $45,100 for a family of four. HUD updates these yearly. Seventy-five percent of new vouchers must go to Extremely Low Income households (30% AMI), which in 2024 was $18,950 for one person and $27,050 for four. Check HUD's income limits page at huduser.gov for the current year.

How do I apply for emergency rental assistance in Memphis?

Call 211 first. United Way's Tennessee 211 hotline gives you a real-time list of funded emergency rental programs in Shelby County. Also contact MIFA at (901) 529-4600, Catholic Charities of West Tennessee, and check MDHA's website for any county-funded emergency windows. Have your lease, a past-due or eviction notice, proof of income, and a government ID ready before you call.

What does MDHA pay for in the voucher program?

MDHA pays the landlord the difference between 30% of the tenant's adjusted gross income and the applicable payment standard, whichever is lower relative to actual rent. MDHA pays the landlord directly. The tenant pays their own portion. At initial lease-up, HUD rules prohibit the tenant's share from topping 40% of adjusted monthly income. Payment standards are set by bedroom size, based on HUD's Fair Market Rents for the Memphis area.

Can a Memphis landlord refuse to rent to someone with a Section 8 voucher?

Yes. Tennessee has no state source-of-income protection law, and Memphis has not passed a local ordinance requiring voucher acceptance as of 2026. Memphis landlords can legally decline voucher holders. But any refusal based on race, familial status, disability, or another protected class is still illegal under the Fair Housing Act. Some landlords avoid vouchers over the inspection requirements; others like the guaranteed MDHA payment.

How long does a Section 8 housing inspection take in Memphis?

After a tenant and landlord agree on a unit, MDHA schedules a Housing Quality Standards inspection. Scheduling usually takes one to three weeks. If the unit passes, MDHA reviews rent reasonableness and issues the HAP contract, which can take another one to two weeks. Total time from unit selection to move-in is commonly four to six weeks, though it varies. Failed inspections reset the clock on the repair items.

What programs help with rent for seniors in Memphis?

Several options exist. HUD Section 202 properties give project-based rental assistance in buildings reserved for adults 62 and older; apply directly to the property. MDHA's general Housing Choice Voucher waitlist is age-neutral, but some local preferences help elderly households. MIFA Senior Services provides emergency rent help and navigation. Call 211 or contact MIFA at (901) 529-4600 to find currently funded senior housing programs in Shelby County.

How do I port my Memphis voucher to another city?

Notify MDHA in writing that you want to port. MDHA must give you a portability packet within a reasonable time. After 12 months of use (or sooner for employment moves or domestic violence situations), you can move anywhere in the U.S. Contact the receiving PHA once you have your packet. That PHA will either absorb your voucher or bill MDHA. Expect some delay; not all PHAs process ported vouchers quickly.

What nonprofits offer rental assistance in Memphis?

MIFA (Metropolitan Inter-Faith Association) is the largest, serving tens of thousands of Shelby County residents a year. Catholic Charities of West Tennessee runs a separate emergency fund open to anyone regardless of faith. Memphis Area Legal Services provides free legal help for eviction defense. The Mid-South Peace and Justice Center and several faith congregations run smaller emergency funds. Call 211 to find out which are currently funded and taking applications.

What happens if my landlord won't make repairs and I have a voucher?

Report the condition to MDHA in writing. MDHA can schedule an emergency inspection and, if HQS violations are confirmed, suspend HAP payments to the landlord until repairs are made. Also contact Memphis code enforcement, since building code violations are separate from HQS. Memphis Area Legal Services can advise on Tennessee's repair-and-deduct rights and help if the landlord retaliates. Document everything in writing.

Does MDHA cover utilities in the voucher program?

Not directly, but HUD's utility allowance system factors utilities into the total subsidy. If a tenant pays their own utilities, MDHA reduces the tenant's rent share to account for estimated utility costs (the utility allowance). If the allowance is more than the tenant's rent share, MDHA may issue a utility reimbursement check directly to the tenant. The specific allowance depends on unit size and utility type.

Can undocumented immigrants get rental assistance in Memphis?

Federal HCV and public housing programs require at least one household member to be a citizen or eligible noncitizen. Undocumented members are excluded from the benefit calculation but may live in the household (HUD calls this a 'mixed family'). Some nonprofit and local emergency funds have less restrictive rules. Catholic Charities and MIFA may be able to help regardless of immigration status. Call 211 for referrals to programs without federal citizenship requirements.

Where can landlords list a Memphis property for Section 8 tenants?

Landlords can list on HUD's national Affordable Housing Locator, on GoSection8 (now part of Affordablehousing.com), and on MDHA's own landlord portal. Posting on general platforms like Zillow or Facebook Marketplace and noting voucher acceptance also works. Some Memphis-area tenant advocates keep informal lists of voucher-friendly landlords. The MDHA landlord relations office at (901) 544-1100 can also connect landlords with voucher holders who are actively searching.

What is THDA and does it help Memphis renters?

THDA is the Tennessee Housing Development Agency, the state's housing finance agency. It doesn't run Memphis vouchers directly, but it funds local organizations that do provide help, including emergency rental assistance, housing counseling, and the Low Income Housing Tax Credit program that finances affordable apartment developments in Memphis. For renters, the most direct THDA benefit is usually a THDA-certified housing counselor who gives free guidance.

Sources

1. Shelby County Government, Division of Housing: Shelby County administers CDBG and HOME-funded rental assistance programs separately from MDHA
2. Tennessee Housing Development Agency (THDA), Homeownership and Rental Programs: THDA administers statewide rental assistance programs including the Tennessee Emergency Solutions Grant and funds local housing counseling agencies in Memphis
3. HUD, 24 CFR Part 982 – Section 8 Tenant-Based Assistance: Housing Choice Voucher Program: HUD requires 75% of new vouchers go to Extremely Low Income households; tenant share cannot exceed 40% of income at initial lease-up; PHAs must inspect units before approving tenancy and at least annually thereafter per 24 CFR 982.405
4. HUD, Guidance on Application of Fair Housing Act Standards to the Use of Criminal History by Providers of Housing and Real Estate-Related Transactions (2024): HUD 2024 guidance encourages PHAs to use individualized assessment of criminal history rather than blanket bans
5. U.S. Treasury, Emergency Rental Assistance Program Data: Federal ERA1 and ERA2 programs distributed over $46 billion nationally; Tennessee received roughly $570 million combined
6. HUD, 24 CFR Part 35 – Lead-Based Paint Poisoning Prevention in Certain Residential Structures: HUD regulations require that deteriorated lead paint in units with children under six be remediated, not just covered
7. HUD, FY 2025 Fair Market Rents for the Memphis, TN-MS-AR HUD Metro FMR Area: HUD's 2025 Fair Market Rents for Memphis: efficiency $791, 1BR $896, 2BR $1,094, 3BR $1,497, 4BR $1,723
8. HUD, Section 202 Supportive Housing for the Elderly Program: Section 202 provides project-based rental assistance in buildings for low-income seniors age 62 and older; applicants apply directly to the property
9. HUD, Fair Housing and Equal Opportunity: The Fair Housing Act bars discrimination based on race, color, national origin, religion, sex, disability, and familial status in housing, including voucher program participation
10. HUD, FY 2024 Income Limits for the Memphis, TN-MS-AR HUD Metro FMR Area: 2024 income limits for Memphis MSA: Very Low Income (50% AMI) $31,600 for 1 person, $45,100 for 4; Extremely Low Income (30% AMI) $18,950 for 1 person, $27,050 for 4