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

Last updated 2026-07-09

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

The Rochester Housing Authority (RHA) is the public housing agency (PHA) for the city of Rochester, NY. It operates under a federal framework set by HUD and governed by 24 CFR Part 982 for the voucher program. ^[1] The agency does two main things. It manages public housing developments (units it owns and rents directly to low-income families), and it administers the Housing Choice Voucher (HCV) program, commonly called Section 8, which pays rental subsidies in private-market apartments and houses across Monroe County.

RHA is a separate public entity from the City of Rochester government, though city officials influence its board. You'll sometimes see it called the "city of Rochester housing authority" informally. The official name is Rochester Housing Authority, and its main administrative office is at 675 West Main Street, Rochester, NY 14611.

RHA also administers certain project-based vouchers attached to specific developments, a Homeownership Voucher program for qualifying families, and a Family Self-Sufficiency (FSS) program that helps voucher holders build savings while their income grows. The scope is broader than most people realize when they first apply. That split between public housing (RHA-owned units) and the portable housing choice voucher program matters a lot, because the waitlists, requirements, and timelines are different for each.

RHA is one of roughly 3,300 PHAs nationwide that receive annual HUD funding to run these programs. ^[2] The agency's Annual Plan and Five-Year Plan, both required by HUD, are public documents that lay out current policies on admission preferences, payment standards, and local rules. Read those if you want the real numbers, because RHA can change payment standards and preferences from year to year.

Is the RHA Section 8 waitlist open right now?

Check directly with RHA. The HCV waitlist in Rochester opens and closes based on funding and current voucher use, and it spends long stretches closed. As of this writing, RHA's HCV waitlist has historically been shut for extended periods and opens only when the agency projects it can serve more families within a reasonable timeframe. ^[3]

When the waitlist does open, RHA announces it through local media, the agency website (rochesterhousing.org), and community organizations. Applications during open periods have sometimes been taken online and sometimes through a lottery. If you miss an opening, you either wait for the next one or explore open Section 8 waiting lists at neighboring housing authorities, such as Monroe County or the New York State HCR program.

Public housing (RHA-owned units) can have a different waitlist situation than the HCV list. Some bedroom sizes or specific developments carry shorter waits than others. Call RHA's main number or check rochesterhousing.org for the current status on both lists before you do anything else. There's no point submitting an application to a closed waitlist, and RHA won't accept one.

People ask about wait times in Rochester constantly. Nobody has good current public data on this. National estimates for large cities with tight housing markets routinely run two to seven years for HCV. ^[4] Rochester's rental market has tightened a lot since 2020, which tends to stretch waits further. If you're on the list and your contact information changes, update it with RHA the same week, because a returned letter can knock you off entirely.

Who qualifies for RHA's Housing Choice Voucher program?

To qualify for an HCV through RHA, you have to meet four basic federal requirements and pass RHA's local screening.

First, income. Your household's gross annual income must sit at or below the income limit set for the program. HCV uses two thresholds: "low income" at 80% of Area Median Income (AMI) and "very low income" at 50% AMI. By law, PHAs must admit at least 75% of new voucher holders from the "very low income" group at or below 50% AMI. ^[5] For Monroe County, HUD's 2024 income limits put the 50% AMI figure at roughly $34,150 for a single person and $52,850 for a family of four, though HUD updates these numbers every year, so confirm at HUD's income limits page. ^[6]

Second, citizenship and immigration status. At least one household member must be a U.S. citizen or eligible noncitizen. Mixed-status families can still receive prorated assistance.

Third, criminal history. HUD bars admission if any household member has been convicted of manufacturing methamphetamine on federally assisted property or is subject to a lifetime sex offender registration requirement. Beyond those federal bars, RHA has local screening criteria for other criminal history and prior evictions from assisted housing. Those local rules live in RHA's Administrative Plan.

Fourth, previous assistance. If a family was terminated from a voucher program for serious lease violations or fraud, they're usually ineligible for a set period.

RHA grants admission preferences to certain groups, which can move you up the list relative to other applicants. Common preferences in Rochester have included displaced families, families experiencing homelessness, veterans, and current RHA public housing residents moving to a voucher. Check the current Administrative Plan for the active preference list, because preferences change.

What are the income limits for RHA vouchers in Monroe County?

HUD calculates income limits each year based on median family income for the metropolitan statistical area. Rochester sits inside the Rochester, NY HUD Metro FMR Area, and Monroe County drives most of the calculation.

Household Size	50% AMI (Very Low Income)	80% AMI (Low Income)
1 person	~$34,150	~$54,600
2 people	~$39,050	~$62,400
3 people	~$43,950	~$70,150
4 people	~$48,800	~$77,950
5 people	~$52,700	~$84,200
6 people	~$56,600	~$90,400

These figures are approximations from HUD's FY2024 data for the Rochester MSA. ^[6] HUD publishes the official current limits at huduser.gov every spring, usually in April. Use those, not any number you see in a blog post (including this one), because they shift every year.

Counted income includes wages, salaries, Social Security, SSI, child support, alimony, and most regular payments. Some income is excluded, including earned income of full-time students, certain disability-related deductions, and childcare expenses. When you apply, RHA asks for documentation of every income source and verifies it with third parties like the Social Security Administration and employers. Pull that paperwork together before you apply and you save yourself weeks.

How does the RHA voucher payment standard work and what will you actually pay in rent?

The payment standard is the most RHA will pay toward your rent plus utilities for a given unit size. RHA sets it based on HUD's Fair Market Rents (FMRs) for the Rochester area, with discretion to land the standard between 90% and 110% of the published FMR without special HUD approval. ^[1]

HUD's FY2024 Fair Market Rents for the Rochester, NY HUD Metro FMR Area are public and break down roughly like this: ^[7]

Bedroom Size	HUD FY2024 FMR (approx.)
Efficiency (0 BR)	~$855
1 Bedroom	~$1,002
2 Bedroom	~$1,237
3 Bedroom	~$1,604
4 Bedroom	~$1,869

RHA's actual payment standard may differ from these FMR figures. Ask RHA for their current payment standard schedule when you're issued a voucher.

Your share of the rent is not fixed at 30%. Here's the real mechanics. RHA subtracts your "Total Tenant Payment" (TTP) from the gross rent (rent plus utilities). TTP is the higher of 30% of your adjusted monthly income, 10% of gross monthly income, or the welfare rent if applicable, but never less than $25. ^[5] If the rent runs above RHA's payment standard, you pay the difference on top of your TTP, and that's capped: you can't pay more than 40% of adjusted income at initial lease-up. ^[1]

In practice, a unit priced at or below the payment standard puts your share around 30-40% of your adjusted income. A unit priced above the standard means you cover the gap, which pushes your share higher. That's the whole reason finding a unit at or below the payment standard matters so much.

What is the HQS inspection process at RHA?

Before a landlord can receive any voucher payment, the unit has to pass an HQS (Housing Quality Standards) inspection run by RHA. This is federal law under 24 CFR 982.401. ^[8] RHA inspectors check roughly thirteen categories: sanitation, space and security, thermal environment, illumination and electricity, structure and materials, interior air quality, water supply, lead-based paint, access, site and neighborhood, sanitary facilities, food preparation, and refuse disposal.

The process goes like this. You find a unit and get the landlord to agree to participate. You submit a Request for Tenancy Approval (RFTA) to RHA. RHA schedules an inspection, usually within a few weeks of getting the RFTA. If the unit passes, RHA processes the Housing Assistance Payments (HAP) contract with the landlord. If the unit fails, the landlord gets a set period to make repairs and request a re-inspection. The lease can't start until the unit passes.

Common fail items in older Rochester housing stock: deteriorated paint (lead paint rules apply to pre-1978 units), inoperable smoke detectors, missing window locks, broken appliances, and heating systems that can't hold 68 degrees Fahrenheit. A landlord who knows this list can front-run the inspection and skip the delay.

RHA also runs annual inspections of units already under HAP contracts. If a unit fails an annual inspection and the landlord doesn't fix it, RHA can abate (stop paying) the HAP until repairs are done. For tenants, a failed inspection does not mean you lose your voucher. For landlords, it means no check until the unit is back in compliance. Inspections are the most common friction point in the landlord relationship, so if you're a landlord weighing vouchers, read the full inspection process and inspect your own unit before RHA arrives.

How do landlords get approved to rent to RHA voucher holders?

Landlords don't need to pre-register with RHA to rent to a voucher holder. They do need to pass the unit inspection, agree to the HAP contract terms, and meet basic owner eligibility requirements. A landlord can't be debarred from federal programs, can't have a conflict of interest with RHA staff, and can't rent to immediate family members using a voucher (with limited exceptions). ^[1]

The practical steps for a landlord:

1. A voucher holder contacts you about a vacancy. You agree to consider the unit. 2. The tenant submits an RFTA to RHA listing your unit. 3. RHA reviews the rent for "rent reasonableness" by comparing it to similar unassisted units in the area. ^[1] If your rent runs above the comparable market rate, RHA won't approve it. 4. RHA schedules and conducts the HQS inspection. 5. If the unit passes and the rent is approved, RHA sends you the HAP contract to sign. 6. You and the tenant sign the lease. RHA then makes monthly payments straight to you.

Payments arrive reliably once the contract is set up. This is one of the real advantages landlords cite: no chasing rent checks, no month-to-month uncertainty on the RHA portion. Your risk sits on the tenant's share and on lease compliance, same as any tenancy. For a full breakdown of the landlord side, VoucherReady's landlord kit covers the HAP contract, inspection prep, and rent reasonableness in one place.

New York State's "source of income" law (New York Human Rights Law, Executive Law Section 296(5)) prohibits landlords from refusing to rent to someone solely because they have a housing voucher. ^[9] Rochester has its own local human rights ordinance that reinforces this. Refuse a voucher and you can draw a discrimination complaint.

One more thing worth knowing: RHA's rental assistance can look different on smaller versus larger buildings. If you own a single-family home and want to rent to a voucher holder, the process is identical to renting a large apartment building. Unit type doesn't change the rules.

Can you use an RHA voucher to rent anywhere in New York or the country?

Yes, with conditions. This is called portability, and it's one of the most underused features of the HCV program. Under 24 CFR 982.353, a voucher holder who has met an initial tenancy period (typically twelve months in their original jurisdiction) can take their voucher and use it in any U.S. jurisdiction that has an HCV program. ^[1]

Say you have a Rochester voucher and want to move to Buffalo, Albany, New York City, or out of state. You contact RHA first. RHA is the "initial PHA" and starts the portability process by sending a packet to the receiving PHA. The receiving PHA then either absorbs your voucher into its program or bills RHA for the subsidy. Some PHAs are backlogged or have absorbed-voucher caps, which slows things down.

Moving within Monroe County but outside Rochester city limits is simpler and may not require full portability. Check with RHA on where exactly their jurisdiction ends.

Portability doesn't mean you can move anywhere instantly. You need the receiving PHA to have capacity and to approve the unit. Their payment standard and income limits apply once you've ported, which changes how much you pay in rent. A detailed walk-through of the mechanics is in our article on moving and porting if you're planning a move.

If you're still inside your first twelve months of using the voucher, you generally must stay in RHA's jurisdiction unless RHA approves an exception for employment, family reunification, or a similar reason.

What public housing does RHA operate besides the voucher program?

RHA manages several public housing developments in Rochester, where the agency is the landlord and tenants pay rent directly to RHA. Rent in public housing is typically set at 30% of adjusted income, similar to the voucher formula, but you're renting an agency-owned unit rather than a private-market one.

RHA's public housing portfolio has historically included high-rise and low-rise developments scattered across Rochester, with properties in the northwest, northeast, and southeast quadrants of the city. The agency has also participated in HOPE VI and Rental Assistance Demonstration (RAD) conversions, which shift public housing units to project-based vouchers or project-based rental assistance so private capital can fund rehabilitation. RAD conversions don't necessarily change a resident's rights much, but they do change the legal structure of the subsidy. ^[10]

For seniors and people with disabilities, RHA and affiliated developers run units with supportive services. Rochester also has a separate supply of low income senior housing built under the low income housing tax credit program that isn't technically RHA public housing but is income-restricted and open to similar households.

If you want public housing specifically, you apply to RHA's public housing waitlist, which is separate from the HCV waitlist. You might end up on both. Whichever opens first for your household is the one you take.

What tenant rights do RHA voucher holders have?

Voucher holders have real protections that briefings tend to skim past. A few of the most important:

RHA can't terminate your voucher without cause and without following the grievance process. Under 24 CFR 982.552-553, termination is limited to specific grounds like fraud, drug-related or violent criminal activity, serious lease violations, or failure to comply with program requirements. ^[1] If RHA moves to terminate, you have the right to an informal hearing before the decision is final.

Your landlord can't evict you just because they feel like it. New York State law applies: landlords must go through the proper court eviction process, and RHA must receive a copy of any eviction notice served on a voucher holder. If you're evicted through no fault of your own, you may be able to keep your voucher and find a new unit.

Rent increases by landlords require RHA approval. A landlord can't raise your rent unilaterally mid-lease. At renewal, they request an increase and RHA checks whether the new rent is reasonable and within the payment standard. You get notice of any change.

You have the right to see the rent reasonableness determination. If RHA's payment standard is locking you out of safe units, you can request an exception payment standard, though these get approved at RHA's discretion and within HUD's guidelines.

Harassment by a landlord because you have a voucher is illegal under New York law. Document everything: dates, what was said, who witnessed it. File a complaint with the New York State Division of Human Rights or the City of Rochester's Office of Human Rights if it happens.

New York also gives voucher holders protections under Article 1 Section 8 of the New York State Constitution related to a right to housing, though that's more a policy framework than a direct individual remedy. Know your rights, keep copies of all your RHA paperwork, and call a legal aid organization if a dispute starts.

How do you actually apply to RHA and what happens after you get on the waitlist?

When RHA opens its HCV or public housing waitlist, applications go through the method announced at that time: online portal, paper, in-person, or a lottery. Watch rochesterhousing.org and sign up for any notification list RHA offers. Community organizations like PathStone, Willow Center, and Rochester's Department of Social Services sometimes get advance notice of openings.

At application, you provide names and dates of birth for all household members, Social Security numbers, current address and contact information, income information for all adult members, and details on any current or previous assisted housing.

After you're placed on the waitlist, nothing happens for a long time. That's normal. When your name comes up, RHA contacts you (usually by mail) to attend a briefing and finish eligibility verification. At that stage you submit income documentation, go through the criminal background check, and RHA determines your voucher size (bedroom size) based on household composition.

Once eligible, you get a voucher with an expiration date, typically sixty to ninety days to find a unit. RHA can grant extensions if you're searching in good faith. During the search, resources like Go Section 8 list private landlords advertising voucher-accepted units, and Section 8 houses for rent aggregators can surface options in the Rochester area. Rochester's tight rental market, especially at the 2 and 3 bedroom level, means you start searching the day you get the voucher. Don't wait.

VoucherReady's free tenant tools can help you organize your documents and track RFTA submissions across multiple units during your search window.

What should Rochester landlords actually expect from the HAP contract and ongoing compliance?

The HAP contract between RHA and a landlord is the legal document that governs payments and obligations. It runs concurrently with the lease. Key points landlords often miss:

The HAP contract doesn't replace your lease. You still hold a private lease with the tenant, and RHA is not a party to it. If the tenant causes damage, you pursue remedies against the tenant, not RHA, though HUD does let PHAs offer a limited security deposit and damage claim process in some cases.

RHA can abate payments if the unit fails inspection and the landlord doesn't repair within a set timeframe. Abatement means you stop getting the HAP portion while the unit is in violation. Repairs have to meet the HQS standard before payments resume.

If a tenant vacates or their assistance is terminated, your HAP payments stop. You can't collect HAP for an empty unit. RHA usually gives some notice, but vacancies under a HAP contract can be abrupt if the tenant leaves without telling anyone.

The contract also carries a "tenancy addendum" that is automatically part of every lease with a voucher holder (per 24 CFR 982.308). ^[8] This addendum spells out tenant rights and obligations. You cannot write a lease that contradicts it.

Annual recertifications require the tenant to report income changes to RHA. If a tenant's income goes up, their share rises and your HAP payment drops. The total rent doesn't change unless you've negotiated a rent increase at renewal. For landlords, that means your gross rent stays stable even when the split between tenant and RHA shifts.

The landlords who do well with vouchers treat it like any professional tenancy. Screen the tenant (you can still apply your regular screening criteria, you just can't reject someone solely for having a voucher), keep the unit at HQS standard, and talk to RHA early when issues come up. The housing section 8 program overview has more context on how the HAP structure works nationally.

Frequently asked questions

How do I check if the RHA Section 8 waitlist is open?

Go directly to rochesterhousing.org or call RHA's main office. The agency announces openings on its website, through local media, and sometimes through community partners. There's no reliable third-party source for real-time waitlist status, so don't trust any unofficial site. Sign up for any email alerts RHA offers so you don't miss a brief opening window.

What is the address and phone number for the Rochester Housing Authority?

RHA's administrative offices are at 675 West Main Street, Rochester, NY 14611. The main phone number is (585) 697-3400. Hours and specific department contacts are posted on rochesterhousing.org. Call ahead if you need the HCV department specifically, since the main line routes calls to different teams.

How long is the wait for a Section 8 voucher in Rochester, NY?

There's no reliable public data for Rochester specifically. Nationally, waits in high-demand urban areas often run two to seven years or longer. Rochester's housing market has tightened since 2020, which likely extends waits further. When the waitlist is closed, the effective wait is indefinite until it reopens. Apply to Monroe County Housing Authority and other nearby PHAs at the same time to improve your odds.

Can a landlord in Rochester legally refuse a Section 8 voucher?

No. New York Executive Law Section 296(5) prohibits discrimination based on source of income, which includes housing vouchers. Rochester also has local ordinance protections. A landlord who refuses to rent to someone solely because of their voucher can face a discrimination complaint with the New York State Division of Human Rights or the City of Rochester's Office of Human Rights.

What bedroom size will RHA approve for my family?

RHA uses an occupancy standard based on household composition. Generally, one bedroom per two family members, with some flexibility for children's ages and genders, accessibility needs, and household makeup. RHA's Administrative Plan sets the exact standard. You can request a different size for documented medical or disability reasons, and RHA must consider those requests.

Does RHA have a Family Self-Sufficiency program?

Yes. RHA's Family Self-Sufficiency (FSS) program is a voluntary program for voucher holders. As your income grows, a portion of the rent increase that would otherwise go to increased tenant share is instead deposited into an escrow account in your name. Finish the five-year program and meet your goals, and you receive the escrow. FSS is underused and genuinely worth looking into if your income is climbing.

What happens if my income changes after I get a Rochester Housing Authority voucher?

You have to report income changes to RHA within thirty days under program rules. RHA recalculates your Total Tenant Payment, and your share of the rent adjusts. If income goes up a lot, you pay more; if it drops, you pay less. RHA also does annual recertifications where income is verified for all household members regardless of whether you've reported changes.

Can I use my RHA voucher to buy a home instead of rent?

RHA does run a Homeownership Voucher program for qualifying families. Eligibility typically requires being a first-time homebuyer, meeting minimum income thresholds (usually around $14,500 annually from employment for non-disabled/non-elderly households), and completing a HUD-approved housing counseling program. Slots are limited and availability depends on RHA's current funding and program capacity. Ask RHA's HCV department directly whether the program is active.

What does an RHA HQS inspection actually check?

Inspectors check thirteen categories under HUD's Housing Quality Standards: sanitation, space and security, thermal environment, lighting and electricity, structure and materials, interior air quality, water supply, lead-based paint compliance, access, site and neighborhood conditions, sanitary facilities, food preparation areas, and refuse disposal. Units must hold 68 degrees Fahrenheit during heating season. Pre-1978 buildings face additional lead paint rules.

What is the difference between RHA public housing and the HCV voucher program?

Public housing means RHA owns the apartment and you pay rent directly to RHA, typically 30% of adjusted income. HCV (Section 8) means you rent from a private landlord and RHA pays that landlord a subsidy while you pay your share to the landlord. They're separate waitlists with separate eligibility reviews. You can apply to both at once. Public housing limits you to RHA-owned units; vouchers let you pick private-market housing.

How does rent reasonableness affect what apartment I can rent with an RHA voucher?

RHA must verify that the rent you want to pay is reasonable compared to similar unassisted units in the same area. If a landlord charges above-market rent, RHA won't approve it, regardless of the payment standard. Rent reasonableness gets checked at initial approval and whenever the landlord requests a rent increase. It's a separate determination from the payment standard and can be a sticking point in tight markets.

Can I port my RHA voucher to another city or state?

Yes, after living in your initial unit for at least twelve months (with limited exceptions). Under 24 CFR 982.353, vouchers are portable across all U.S. jurisdictions with an HCV program. Contact RHA to start portability. The receiving PHA applies its own payment standard and policies. Porting to high-cost areas like New York City can shrink the share of rent covered, since the receiving PHA's payment standard may not reach rents there.

Does RHA cover utilities or does the tenant pay them?

It depends on the unit. If the landlord includes utilities in the rent, the full rent amount is compared to the payment standard. If utilities are separate, RHA issues a Utility Allowance for each unit size and utility type, which is subtracted from your Total Tenant Payment calculation. That effectively raises your rent-paying capacity for units where you pay utilities directly. Ask RHA for the current utility allowance schedule for Rochester.

How do I find apartments that accept RHA vouchers in Rochester?

Start with Rochester's local rental listings and tell landlords upfront you have a voucher. Aggregator sites like Go Section 8 list landlords who explicitly accept vouchers. Community organizations, pathstone.org, and RHA's own resource lists can point you to voucher-friendly landlords. Given Rochester's tight market, move quickly once you have a voucher: don't wait to hear back on one unit before pursuing others.

Sources

1. HUD, 24 CFR Part 982 - Section 8 Tenant-Based Assistance: Housing Choice Voucher Program: Federal regulations governing HCV program rules including payment standards, rent reasonableness, portability, HAP contracts, and tenancy addendum requirements
2. HUD, Office of Public and Indian Housing - Public Housing Agency Overview: Approximately 3,300 PHAs nationwide administer HUD housing assistance programs
3. Rochester Housing Authority - Official Website: RHA administers the HCV program and public housing in Rochester, NY; waitlist status and program announcements published here
4. HUD, Office of Policy Development and Research - Worst Case Housing Needs Report 2023: Long waitlists for housing assistance in high-demand markets, with national estimates running multiple years for voucher receipt
5. HUD, 24 CFR Part 982.201 - Eligibility and Targeting: 75% targeting requirement for very low income families: By law, PHAs must admit at least 75% of new voucher holders from the very low income group at or below 50% AMI; Total Tenant Payment calculation formula
6. HUD USER - FY2024 Income Limits Documentation System, Rochester NY HUD Metro FMR Area: FY2024 income limits for Monroe County/Rochester MSA: approximately $34,150 at 50% AMI for a single person and $52,850 for a family of four
7. HUD USER - FY2024 Fair Market Rents, Rochester NY HUD Metro FMR Area: FY2024 Fair Market Rents for Rochester NY MSA by bedroom size, from efficiency to 4 bedrooms
8. HUD, 24 CFR Part 982.401 and 982.308 - Housing Quality Standards and Tenancy Addendum: HQS inspection categories required before lease commencement; tenancy addendum is automatically part of every HCV lease
9. New York State Division of Human Rights - Source of Income Discrimination, Executive Law Section 296(5): New York State prohibits landlords from refusing to rent to someone solely because they have a housing voucher (source of income protection)
10. HUD, Rental Assistance Demonstration (RAD) Program Overview: RAD conversions shift public housing units to project-based vouchers or project-based rental assistance to enable private capital investment in rehabilitation
11. HUD, Office of Public and Indian Housing - Housing Choice Voucher Landlord Resources: HAP contract structure, landlord eligibility requirements, and rent reasonableness determination process under HCV program
12. HUD USER - Portability in the Housing Choice Voucher Program, 24 CFR 982.353: Voucher holders who have met initial tenancy period can port their voucher to any U.S. jurisdiction with an HCV program