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

Last updated 2026-07-09

What is the Tacoma Housing Authority and who does it serve?

The Tacoma Housing Authority (THA) is a public housing agency (PHA) created under Washington State law and funded mostly by the U.S. Department of Housing and Urban Development (HUD). It serves low-income residents in Tacoma and, for some programs, unincorporated Pierce County. THA is one of the larger PHAs in Washington, running both a Housing Choice Voucher (HCV) program and a set of publicly owned housing developments ^[1].

THA is not the same agency as the Pierce County Housing Authority (PCHA), which covers unincorporated parts of the county. Live in a smaller Pierce County city like Puyallup or Lakewood? You may need to apply to PCHA or a city program instead. Confirm your address falls inside THA's jurisdiction before you spend an hour on the application.

The housing choice voucher program is THA's largest tool. THA pays a subsidy straight to a private landlord, and the tenant pays the gap between that subsidy and the actual rent. A voucher goes wherever a willing landlord exists, which sets it apart from public housing, where you live in one specific THA-owned unit.

For how PHAs fit into the federal structure, read our explainer on what a housing authority does and how the money flows.

Is the THA waiting list open right now?

THA's HCV waitlist is closed as of mid-2026, so new applicants can't get on it until THA announces an opening ^[2]. Openings show up on THA's site (tacomahousing.net), in local media, and in HUD's waiting list directory. Check all three, because a window can close in days.

When a waitlist opens, THA runs a lottery instead of first-come-first-served. Everyone who applies during the open window goes into a randomized pool. Not everyone who applies lands a spot. And getting on the list is not the same as getting a voucher. Hold onto that distinction. It saves a lot of false hope.

Once you're on the list, the wait is long. THA hasn't published a current average in years, partly because the number is genuinely hard to pin down when vouchers turn over on no schedule. The National Low Income Housing Coalition, in its 2023 report The Long Wait for a Home, found HCV waitlists average about 2.5 years nationally, and in high-cost urban markets the real wait often runs 5 to 8 years ^[3].

Preferences can move you up. THA gives priority to households experiencing homelessness, veterans, people displaced by government action, and current THA residents who need smaller units. Document any preference you qualify for at the moment you apply. Adding one after the fact is a headache and often impossible.

You can also scan other open section 8 waiting lists nearby. Pierce County Housing Authority and King County Housing Authority both run their own lists over different geography.

How do you apply to THA for housing assistance?

When the waitlist opens, applications run through the online portal at tacomahousing.net. THA hasn't taken paper applications for the general HCV waitlist in recent years. Before you start, have a working email address, Social Security numbers for everyone in the household, and income documents in hand.

The form asks for household composition, income sources, your current housing situation, and any preference you want to claim. Be accurate. Misstating income or who lives with you can lead to permanent denial or later termination under 24 CFR 982.552 ^[4].

After the lottery, THA mails a letter to applicants pulled onto the waitlist. Move after you apply? Update your address in the portal that day. Not answering a THA letter by its deadline (usually 10 days) is the single most common reason applicants get dropped from the list.

Public housing (THA-owned units) has its own application. THA's public housing includes family developments, senior communities, and scattered-site homes. The public housing list and the HCV list are two different lists. Being on one does nothing for the other.

Some households qualify for project-based vouchers tied to specific THA-connected buildings. Those openings are advertised on their own, and you usually apply straight to the property manager.

What are THA's current payment standards for 2025-2026?

A payment standard is the most THA will pay toward rent plus utilities for a given bedroom size. THA sets its standards off HUD's Fair Market Rents (FMRs) for the Tacoma metro area and can land anywhere from 90% to 110% of FMR without special approval, or up to 120% with HUD sign-off ^[5].

Here are HUD's FY2025 FMRs for the Tacoma-Lakewood, WA HUD Metro FMR Area ^[5]:

Bedroom size	FY2025 FMR
0BR (SRO/studio)	$1,265
1BR	$1,506
2BR	$1,877
3BR	$2,643
4BR	$3,140

THA's real payment standards can sit a little above or below these numbers. THA posts its current schedule on its website, and you should check it directly at tacomahousing.net because THA updates the standards every year, often in January.

A payment standard is not the rent THA will approve. The rent also has to clear a rent reasonableness test, where THA compares it to similar unassisted units in the same area. A landlord can ask for rent at or below the payment standard and still fail reasonableness if comparable units rent for less.

Tenants pay roughly 30% of adjusted income toward rent and utilities. If the rent tops the payment standard, the tenant covers the difference on top of that income-based share, up to a cap. Under 24 CFR 982.508, a family can't pay more than 40% of monthly adjusted income at initial lease-up when the rent runs over the payment standard ^[4].

How does THA calculate how much a tenant pays?

The math is simple once you have the inputs. THA sets your Total Tenant Payment (TTP) as the highest of these: 30% of monthly adjusted income, 10% of gross monthly income, the welfare rent if it applies, or the minimum rent ($50 for THA, waivable for hardship) ^[4].

Adjusted income knocks certain allowances off gross income: $480 per dependent, $400 for an elderly or disabled household head, plus allowable child care and medical costs above a threshold. So a family earning $2,500 a month gross with two kids might land near $1,560 adjusted, which puts TTP around $468.

THA then figures the Housing Assistance Payment (HAP) as the lower of two numbers: the payment standard minus the TTP, or the actual gross rent minus the TTP. Say a 2-bedroom rents for $1,950 and the payment standard is $1,877. THA pays $1,877 minus $468, or $1,409. The tenant covers the remaining $541, which is $468 TTP plus $74 of overage above the payment standard.

Utilities change the picture. If the tenant pays utilities directly, THA applies a utility allowance that offsets the TTP. THA posts the utility allowance schedule on its website, and it varies by unit type and utility.

What do landlords need to do to accept a THA voucher?

Three steps: get the rent approved, pass inspection, and sign a Housing Assistance Payments (HAP) contract with THA. That's the whole arc.

First, the tenant hands you a Request for Tenancy Approval (RFTA) form. You fill in the proposed rent and unit details and return it to THA. THA runs its rent reasonableness check. If the rent clears, THA schedules an inspection.

Second, a THA inspector visits to confirm the unit meets HUD's Housing Quality Standards (HQS). HQS covers 13 performance areas, including sanitary facilities, food preparation areas, space and security, thermal environment, illumination, structure and materials, interior air quality, water supply, lead-based paint, access, site and neighborhood, sanitary conditions, and smoke detectors ^[6]. One fail in any area means THA won't approve the lease until you fix it and pass a re-inspection. The usual culprits: missing or dead smoke detectors, windows that won't open, peeling paint in pre-1978 homes, and water heater problems.

Third, once the unit passes, THA sends a HAP contract to sign. HAP payments come straight to you by ACH transfer. THA pays its share on the first of each month as long as the contract stays active and the tenant stays in good standing.

Washington's source-of-income law, RCW 49.60.222, bars landlords with four or more units from turning down a renter solely because they hold a voucher ^[7]. So a Tacoma landlord with a qualifying property can't legally decline a tenant just for using a voucher. Violations can turn into civil rights complaints with the Washington State Human Rights Commission.

For a step-by-step on the inspection, our section 8 guide covers what inspectors look for and how to prep the unit.

How long does THA's inspection and approval process take?

Plan on 2 to 6 weeks from submitted RFTA to signed lease. Here's the rough breakdown:

Step	Typical timeframe
RFTA review and rent reasonableness	5-10 business days
Initial HQS inspection scheduled	5-15 business days after RFTA approval
Failed items repaired and re-inspected	Adds 7-21 days if fails occur
HAP contract issued and signed	3-5 business days after pass
First HAP payment	First of the following month

These are estimates from typical PHA processing times reported in HUD guidance. THA doesn't promise a timeline. Backlogs spike in late summer when families rush to move before school starts.

One warning that costs landlords real money: THA will not pay HAP for any period before the contract is signed, even if the tenant already moved in. Don't hand over the keys until the HAP contract is signed unless you're ready to eat the full rent during the gap.

Can a THA voucher holder move to another city or state?

Yes. It's called portability, and it's a federal right under 24 CFR 982.353 ^[4]. A voucher holder who has lived in THA's jurisdiction for at least 12 months from the start of assisted tenancy can port the voucher to any PHA jurisdiction in the country.

Here's the flow. You tell THA you want to port. THA, the "initial PHA," sends a portability packet to the receiving PHA. The receiving PHA either absorbs the voucher into its own program or bills THA for the subsidy. Then you go through the receiving PHA's search process and have to find a unit before the voucher expires.

Porting inside Washington happens all the time. Voucher holders port from THA to Seattle Housing Authority or King County HA to chase job openings, or the other way when Tacoma rents feel more workable. The receiving PHA's payment standards apply once you port, so moving somewhere with lower standards can shrink your options.

If your voucher expires before you find a unit in the new area, the receiving PHA can grant an extension, but nothing forces them to. Get the timeline in writing before you pack.

For the full porting mechanics, see our guide on the housing choice voucher program.

What tenant rights and obligations apply under THA's program?

Your core federal rights under the HCV program live in 24 CFR Part 982. In plain terms: THA has to give you written notice before any adverse action (denial, termination, cut in assistance), and you get an informal hearing to fight that action ^[4]. Use the hearing. THA terminations for unreported income changes or lease violations are real, but so are THA mistakes, and hearings do reverse bad calls.

Washington stacks protections on top of the federal floor. The Washington Residential Landlord-Tenant Act (RCW 59.18) requires just cause for eviction in most cases, lets tenants repair-and-deduct for certain habitability failures, and sets notice-period rules ^[8]. Tacoma's own rental housing code adds local inspection requirements on top.

Your obligations: report any change in household income or composition to THA within 10 business days. No unauthorized people living in the unit. Keep the place in decent shape and follow the lease. Break any of these and you can lose the voucher, which is one of the hardest administrative actions to undo.

THA runs annual recertifications where you turn in updated income and household documents. Missing or dragging your feet on the recertification packet is a common cause of payment interruptions. Set a calendar reminder well ahead of THA's deadline.

Need help understanding your rights, or think THA got something wrong? The Tacoma-Pierce County Coalition for the Homeless and Columbia Legal Services both do tenant-side housing advocacy in the area.

What other rental assistance programs does THA run beyond Section 8?

THA runs several programs past the main HCV. The big ones:

Project-Based Vouchers (PBV): vouchers tied to specific units in specific buildings. THA has PBV agreements at several Tacoma properties. Want a PBV unit? Apply to that property directly. After 12 months in a PBV unit, you can request a tenant-based voucher to move, assuming THA has one available ^[4].

HOME and CDBG-funded programs: THA administers some federally funded rental assistance through HUD's HOME Investment Partnerships and Community Development Block Grant programs. These are usually shorter-term, gap-fill money rather than long-term subsidy.

VASH (Veterans Affairs Supportive Housing): THA holds an allocation of VASH vouchers, which pair HCV rental assistance with VA case management for homeless veterans ^[9]. VASH referrals come through the VA Puget Sound Health Care System, not THA's general waitlist.

Emergency Housing Vouchers (EHV): THA got an EHV allocation under the American Rescue Plan Act of 2021. These target people experiencing or at risk of homelessness, fleeing domestic violence, or recently released from incarceration ^[10]. EHV referrals go through Tacoma's coordinated entry system run by the Coalition for the Homeless.

For low-income housing that skips the voucher entirely, the low income housing tax credit program funds privately owned buildings with income-restricted rents, and those waits can be shorter than THA's HCV list.

What is THA's public housing portfolio and how is it different from vouchers?

Public housing means THA owns the building and rents to you directly. You live in a THA-owned unit, THA is your landlord, and your rent runs about 30% of adjusted income. There's no portable voucher in your hand.

THA's public housing includes family developments, several senior and disabled communities, and scattered-site single-family homes around Tacoma. The stock has shrunk over the decades as HUD leaned into the voucher model, and THA has redeveloped some older sites.

The public housing application is separate from the HCV application. You apply through THA's public housing office and land on a property-specific waitlist. Transfers between properties are possible but need THA approval.

Living in public housing does not hand you an HCV if you later want the private market. Some families move from public housing to vouchers through specific programs, but it isn't guaranteed.

For a wider comparison of federally assisted housing types, our hud housing explainer breaks down public housing, vouchers, and project-based assistance side by side.

Tools for tenants and landlords working with THA

Finding voucher-friendly listings in Tacoma is hard, because plenty of landlords who accept vouchers don't advertise it. Sites like go section 8 list voucher-friendly rentals by zip code and bedroom size. Always confirm current availability with the landlord before you trust a listing.

For active voucher holders, VoucherReady has free tools to estimate your share of rent at any unit using THA's payment standards, plus a landlord onboarding kit with THA-specific forms and a pre-inspection checklist. None of it replaces the official THA process. It just helps you show up ready.

Landlords new to the program tend to underestimate the paperwork front-load. The HAP contract, rent reasonableness documentation, and annual inspection scheduling all mean staying on top of THA's calendar. Manage more than a few voucher units and a simple tracking system pays for itself in avoided delays.

Tenants scanning section 8 houses for rent in Tacoma should filter by bedroom size and check listings against THA's current payment standards before they call. Walking in knowing your payment standard and rough TTP makes the whole negotiation faster.

How does THA handle annual inspections and ongoing compliance?

Once a lease is running, THA inspects the unit every year against HQS ^[6]. THA schedules it and notifies both landlord and tenant. If the landlord won't make the unit available, THA can abate (stop) HAP payments until the inspection happens.

Fail items at an annual inspection come with a repair window: usually 24 hours for life-threatening items (a dead furnace in winter, say) and 30 days for non-emergency items. Miss the window and THA abates HAP. Abatement means you, the landlord, aren't getting paid, but the tenant is still legally in the unit. That's the scenario landlords dread most.

For tenants, the annual inspection is also a chance to flag habitability problems the landlord has ignored. HQS is a federal floor. Washington's RCW 59.18 and Tacoma's local code can require more of the landlord.

THA also runs interim inspections when a tenant files a complaint. Less common, but they can happen anytime during the lease. Our rental assistance overview covers what HQS requires and what tenants can ask for when a landlord sits on needed repairs.

Frequently asked questions

Is the Tacoma Housing Authority waiting list currently open?

As of mid-2026, THA's general HCV waitlist is closed to new applicants. THA announces openings on its website at tacomahousing.net and through local media. When it opens, THA uses a randomized lottery rather than first-come-first-served enrollment. Check THA's site regularly and sign up for notifications to catch the next opening.

How long is the wait for a Section 8 voucher from THA?

THA doesn't publish a current average wait because it varies widely by bedroom size and preference. Nationally, HCV waits average about 2.5 years, per the National Low Income Housing Coalition. In competitive markets like Tacoma the practical wait often runs 4 to 7 years for applicants without a priority preference. Veterans, homeless households, and people displaced by government action get preference and usually wait less.

What is THA's payment standard for a 2-bedroom unit in 2025?

HUD's Fair Market Rent for a 2-bedroom in the Tacoma-Lakewood metro area is $1,877 for FY2025. THA sets its actual payment standard as a percentage of FMR, usually between 90% and 110%, and updates it every year. Check tacomahousing.net for the current schedule, since THA may have adjusted its percentage since the FMR came out.

Does Washington State require landlords to accept Section 8 vouchers?

Yes. RCW 49.60.222 bars discrimination based on source of income, which includes housing vouchers, for landlords with four or more rental units in Washington. Refusing to rent solely because someone holds a THA voucher is an unlawful housing practice. Tenants can file complaints with the Washington State Human Rights Commission.

How do I contact the Tacoma Housing Authority?

THA's main office is at 902 South L Street, Tacoma, WA 98405, and the main phone number is (253) 207-4400. Applications, waitlist status, and most program communication run through the online portal at tacomahousing.net. For HCV-specific questions, ask for the Housing Choice Voucher department by name.

What is the difference between THA and Pierce County Housing Authority?

THA serves the City of Tacoma and some adjacent areas. Pierce County Housing Authority (PCHA) serves unincorporated Pierce County and several smaller cities. They're separate agencies with separate waitlists, payment standards, and rules. Which one you qualify for depends on where you live or plan to live, not on the fact that you're in Pierce County.

Can I use my THA voucher to move to another state?

Yes, after 12 months of assisted tenancy under 24 CFR 982.353. You notify THA, which sends a portability packet to the receiving PHA. That PHA either absorbs the voucher or bills THA. The receiving PHA's payment standards apply once you move. Not all PHAs process incoming ports quickly, so build in extra time for an out-of-state move.

What does a THA HQS inspection look for?

HQS covers 13 categories: sanitary facilities, food preparation, space and security, thermal environment, lighting, structure and materials, interior air quality, water supply, lead-based paint, access, site and neighborhood, sanitary conditions, and smoke/CO detectors. The most common fail items in Washington are dead smoke detectors, peeling paint in pre-1978 buildings, and windows or locks that don't work.

What preferences does THA give on its HCV waitlist?

THA gives preference to households experiencing homelessness, veterans and their families, people displaced by government action (like eminent domain or public housing demolition), and THA public housing residents who are under-housed. Document your preference when you apply. Check THA's current Administrative Plan for the full preference hierarchy, since it can change.

How does THA handle recertifications for current voucher holders?

THA requires an annual recertification where you submit updated income, household composition, and asset documents. THA sends a notice with a deadline, typically 90 days before your anniversary date. Missing it can interrupt your HAP payment. Report income or household changes within 10 business days of when they happen, more than at annual recertification.

Does THA have any housing programs specifically for seniors or disabled adults?

Yes. THA operates several public housing communities designated for elderly and disabled residents. THA also administers VASH vouchers for homeless veterans through a referral partnership with the VA Puget Sound Health Care System. Low Income Housing Tax Credit properties in Tacoma may also have senior-designated units with shorter waits than the HCV list.

What happens if a landlord fails to make repairs after a THA inspection?

THA abates (suspends) HAP payments for the period the unit is out of HQS compliance. Life-threatening deficiencies must be fixed within 24 hours; non-emergency items generally within 30 days. During abatement the tenant stays in the unit. The landlord loses the HAP payment for the abatement period entirely, with no back-pay once the unit passes re-inspection.

Is THA's Emergency Housing Voucher program still accepting referrals?

EHV referrals go through Tacoma's coordinated entry system, not THA directly. Contact the Tacoma-Pierce County Coalition for the Homeless to be assessed for coordinated entry. From there, eligible households can be referred to THA for an EHV. The program prioritizes people who are homeless, fleeing domestic violence, or recently released from jail or prison.

Where can I find voucher-friendly rental listings in Tacoma?

Go Section 8 (gosection8.com) and Affordable Housing Online list voucher-accepting landlords by zip code and bedroom size. THA itself posts some landlord availability. Always confirm directly with the landlord that they're still in THA's program, because listings go stale fast in a tight rental market like Tacoma.

Sources

1. HUD, Office of Public and Indian Housing: THA is a HUD-funded public housing agency administering HCV and public housing programs
2. Tacoma Housing Authority, official website: THA's HCV waitlist status and program announcements
3. National Low Income Housing Coalition, The Long Wait for a Home (2023): National HCV waitlist average of about 2.5 years; high-cost markets often 5-8 years
4. Code of Federal Regulations, 24 CFR Part 982 (Section 8 Housing Choice Voucher Program): TTP calculation, 40% initial rent cap (982.508), portability (982.353), denial and termination grounds (982.552), and tenant hearing rights
5. HUD User, FY2025 Fair Market Rents, Tacoma-Lakewood WA HUD Metro FMR Area: FY2025 FMRs: 0BR $1,265; 1BR $1,506; 2BR $1,877; 3BR $2,643; 4BR $3,140 for Tacoma metro
6. HUD, Housing Quality Standards guidance, Office of Public and Indian Housing: HQS covers 13 performance areas and applies at initial and annual inspections
7. Washington State Legislature, RCW 49.60.222 (Unfair practices in real estate transactions): Washington prohibits source-of-income discrimination for landlords with four or more units, covering housing vouchers
8. Washington State Legislature, RCW 59.18 (Residential Landlord-Tenant Act): Washington RLTA requires just cause for eviction and sets habitability standards for rental housing
9. U.S. Department of Veterans Affairs, HUD-VASH program: VASH pairs HCV rental assistance with VA case management for homeless veterans
10. HUD, Emergency Housing Vouchers (American Rescue Plan Act of 2021): EHVs target people experiencing or at risk of homelessness, fleeing domestic violence, or recently released from incarceration