Waco Housing Authority: Section 8 waitlist, vouchers, and landlord guide

Last updated 2026-07-09

What is the Waco Housing Authority and what programs does it run?

The Waco Housing Authority (WHA) is the public housing agency (PHA) for the City of Waco and McLennan County, Texas. It answers to HUD and runs two rental assistance programs: the Housing Choice Voucher (HCV) program, which most people call Section 8, and public housing units WHA owns and manages directly. ^[1]

The voucher program is the bigger one. A voucher is a subsidy that follows you to a private-market rental, so you're not stuck picking from WHA-owned buildings. WHA also runs Project-Based Vouchers (PBVs), which stay attached to a specific apartment complex instead of following the tenant.

WHA's main office is at 1524 Colcord Ave, Waco, TX 76707, reachable by phone during business hours. Looking at the wider map of housing authority programs across Texas, WHA is a mid-size PHA. It serves thousands of households in a metro area under real rent pressure from Baylor University, steady population growth, and the rent jumps that hit after 2020.

WHA also works with the Texas Department of Housing and Community Affairs (TDHCA) on some multifamily projects, though TDHCA runs its own separate voucher and tax credit programs statewide. ^[2]

Is the Waco Section 8 waiting list open right now?

It depends on the month and the funding cycle. WHA opens its HCV waitlist only when it has the money and staff to process new applicants. When demand runs past supply, the list closes, sometimes for years. So the honest answer to "is it open today" is: check before you plan around it. ^[3]

As of mid-2026, confirm current status directly with WHA or through HUD's list of open Section 8 waiting lists. WHA posts openings on its website and sometimes announces them through local media and community partners. Showing up in person on a random Tuesday will not get you onto a closed list.

When the list opens, WHA usually takes applications for a short window, often just a few days to a couple of weeks, then closes it again. Miss the window and you wait for the next opening, with no promised date. Set a search alert for "Waco Housing Authority waitlist" and check the WHA site at least once a month while you're actively trying.

HUD keeps a public directory of PHA contacts, which is the cleanest way to confirm status without leaning on third-party sites that go stale. ^[1]

How do you apply for a Section 8 voucher through WHA?

When the waitlist is open, WHA takes applications online through its portal, and in some cycles in person at the Colcord Ave office. The application asks for household composition, income, your current housing situation, and any preference categories you qualify for.

Preferences matter a lot. WHA typically gives priority to applicants who are homeless or at risk of it, displaced by government action (say, a condemned building), veterans under HUD-VASH, or residents of Waco or McLennan County. If a preference fits you, claim it clearly and back it with documentation. A preference can move you up the list. Skipping it costs you position for no reason. ^[4]

After you apply, you get a confirmation number. Keep it. WHA may take months to reach you for the next step, an eligibility interview. Bring these to that interview:

• Government-issued photo ID for every adult in the household
• Social Security cards or proof of SSN for everyone
• Birth certificates for children
• Proof of income (pay stubs, benefit letters, tax returns)
• Documentation for any preference you claimed

If WHA can't reach you because your phone or address changed, they can move to the next applicant. Update your contact info with WHA in writing every time it changes.

Want the national picture before you apply? The housing choice voucher program overview explains what you're actually getting the day WHA calls.

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

Plan for two years or more. Nobody has clean, current data on WHA's exact median wait, and the agency doesn't publish a live estimate. What HUD's Picture of Subsidized Households shows is that voucher demand in Texas metros runs far past supply, with typical waits at mid-size Texas PHAs landing somewhere between one and four years, when the lists are open at all. ^[5]

Four things drive your wait: how many vouchers WHA funds that year, how fast current holders turn over (move out, age out, or lose the voucher), how many people sit ahead of you, and whether you hold a preference.

Be realistic. Applying in Waco does not mean a voucher in six months. Treat it as a two-year-plus wait and keep your file accurate the whole time by documenting income and household changes. If your income drops hard or you become homeless, tell WHA immediately in writing and ask whether the change affects your position or preference status.

You can sit on more than one PHA's list at once. That's legal, and it's smart. Nearby options include the Temple Housing Authority, the Killeen Housing Authority, and the Texas State Affordable Housing Corporation for statewide programs. Taking the first voucher you're offered and porting it to Waco later is a real move, though porting brings its own headaches (more below).

What are WHA's payment standards and income limits for 2025-2026?

A payment standard is the most WHA will pay toward rent and utilities for a given unit size. WHA sets it as a percentage of HUD's Fair Market Rents (FMRs) for the Waco HUD Metro FMR Area. Under 24 CFR 982.503, PHAs must set standards between 90% and 110% of FMR, though they can request exception standards above that ceiling. ^[6]

HUD's FY2025 Fair Market Rents for the Waco, TX HUD Metro FMR Area are below. WHA's own payment standards can differ from these FMRs, since the agency publishes its own schedule inside the allowed range.

Bedroom Size	HUD FY2025 FMR (Waco Metro)
SRO (0-BR)	~$686
1-BR	~$858
2-BR	~$1,050
3-BR	~$1,400
4-BR	~$1,715

These come from HUD's FMR schedule. Verify them with WHA before you decide anything, because the agency's own payment standard schedule may run higher or lower. ^[7]

Income limits, set by HUD for McLennan County, decide who qualifies. The HCV program serves households at or below 50% of Area Median Income (AMI). By law, at least 75% of new vouchers issued in any year must go to households at or below 30% AMI, the extremely low income tier. ^[4] For a family of four in the Waco area, 50% AMI sits roughly in the $37,000 to $42,000 range on recent HUD tables, but confirm the current year's exact number with WHA or HUD's income limits page.

Here's the part people miss. If a unit's gross rent runs above the payment standard, the tenant pays the gap, on top of the regular tenant share, which already runs 30% to 40% of adjusted income. That math is one of the trickier corners of the section 8 program.

How does the WHA inspection process work?

Before WHA approves a lease and starts paying, the unit has to pass a Housing Quality Standards (HQS) inspection. That's required under 24 CFR Part 982, Subpart I, and there's no way around it. ^[11] The inspection checks that the unit is safe and habitable. It doesn't check that it's nice.

HQS covers structural soundness, working heat and plumbing, functional smoke detectors, no visible lead-based paint hazards (a real concern in pre-1978 housing), secure doors and windows, enough space for the household, and working kitchen and bathroom fixtures. Fail any item and the landlord fixes it before payments start.

For landlords: the stretch between lease signing and first payment can feel long, but the inspection is the agency's main checkpoint. Most failures are small and fixable inside a week or two. In older Waco rental stock, the usual culprits are smoke detector placement, missing outlet covers, and chipping lead paint on old woodwork.

For tenants: you have the right to be at the inspection. You can also ask for a new inspection if you think your unit has slipped below HQS during your tenancy. WHA inspects annually as routine, plus re-inspects after complaints.

If a unit fails the first inspection, the landlord gets a reasonable window to fix things. No fix, no approval, and you go find a different rental. Don't fall for a unit before it passes.

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

Texas has no statewide source-of-income (SOI) protection law, so Waco landlords can legally turn away voucher holders. Even so, more Waco landlords take vouchers than a decade ago, partly because a government payment lands on time every month and lowers default risk, and partly because WHA does outreach to grow its landlord network. ^[8]

If you decide to accept a voucher, here's how it actually runs:

1. The tenant hands you their voucher and a Request for Tenancy Approval (RFTA) form. 2. You fill out the landlord sections of the RFTA, including your asking rent. 3. WHA runs a rent reasonableness test, comparing your ask to unassisted comparable units nearby. Too high, and WHA won't approve it. 4. WHA schedules the HQS inspection. 5. If the unit passes and rent is approved, you and WHA sign a Housing Assistance Payments (HAP) contract. 6. The tenant signs a lease (at least 12 months to start). It must include the WHA lease addendum. 7. WHA pays its share directly to you by ACH on the first of each month.

What you get: a payment that shows up on schedule, WHA continuing to pay its share if the tenant defaults on theirs while you pursue the tenant for the rest, and access to WHA's informal dispute process. What you give up: the inspection requirement, a rent reasonableness cap that can sit under your market ask, and the paperwork of the HAP contract.

Want the paperwork side spelled out? The rental assistance overview walks the national framework, and VoucherReady's landlord kit puts the actual forms and checklists in one place. Listing a property? section 8 houses for rent platforms like Affordablehousing.com and GoSection8 widen your tenant pool fast.

Can you port a Section 8 voucher to or from Waco?

Yes, and it comes up constantly. Portability means taking a voucher one PHA issued and using it in another PHA's territory. Under 24 CFR 982.353, a holder can port anywhere in the U.S. that runs an HCV program, once they've met the initial lease-up requirement (usually 12 months in the issuing PHA's jurisdiction, unless you're a survivor of domestic violence or your family wasn't living in that jurisdiction when the voucher was issued). ^[6]

Have a voucher from another Texas city and want to move to Waco? You start a port request with your current PHA, which then contacts WHA. WHA can absorb the voucher (fold it into its own funding) or administer it for the original PHA (billing). Which one WHA does depends on its funding and staffing that year, so ask WHA directly instead of assuming.

Have a WHA voucher and want out of town? You start portability with WHA after your initial lease-up period ends. WHA sends a packet to the receiving PHA, and that PHA inspects and approves your new unit.

The practical warning: some PHAs are slow on incoming ports. Give yourself extra time, keep copies of every document, and get the names of the specific staff handling your file at both agencies. A port can easily add 30 to 60 days on top of a normal in-jurisdiction move.

What happens if WHA terminates your voucher?

WHA can end a family's participation for several reasons: skipping annual recertification, putting false information on the application, letting unauthorized people move in, or lease violations that reflect on the family, like criminal activity, drug-related activity, or violence. ^[4]

If WHA moves to terminate your assistance, you have the right to an informal hearing before a neutral hearing officer. Request it in writing inside the deadline the termination notice gives you, usually 10 to 14 business days. Bring documents that support your side.

HUD's rules at 24 CFR 982.555 lay out the informal hearing procedures. A family must get the chance for an informal hearing when the PHA proposes to terminate assistance, and the PHA must "inform the family of the grounds for any proposed adverse action" before that hearing. ^[6]

Lose the hearing and still think WHA got it wrong? You can escalate to HUD's Office of Fair Housing and Equal Opportunity (FHEO) if discrimination played a part, or check whether legal aid is available through Texas RioGrande Legal Aid or the Lone Star Legal Aid offices covering McLennan County. Both groups sometimes take voucher termination cases.

What other affordable housing resources are available in Waco beyond WHA?

WHA isn't the only door. Several other programs run alongside or on top of the HCV program in McLennan County.

TDHCA runs the state's Low Income Home Energy Assistance Program (LIHEAP), the Texas Rent Relief program when it's funded, and the low income housing tax credit (LIHTC) program that funds affordable apartment developments across Waco. LIHTC properties take market-rate applications and often cap income at 60% AMI, higher than the HCV cutoff, so some households who don't qualify for a voucher still qualify for a LIHTC unit. ^[2]

Heartsong of Waco, Mission Waco, and other local nonprofits run transitional housing and emergency rental help for specific groups. The City of Waco's Community Development office handles some HOME and CDBG money that pays for affordable housing development and, at times, direct renter assistance. ^[9]

For seniors, low income senior housing includes HUD Section 202 Supportive Housing for the Elderly complexes in Waco. They keep their own separate waitlists and are worth applying to at the same time. The hud housing page covers Section 202, Section 811 for people with disabilities, and other federal categorical programs.

211 Texas (dial 211) is the fastest way to pull a current list of Waco-area rental assistance programs taking applications. It's run by Heart of Texas 211 and updated more often than most web directories.

How does WHA handle annual recertification?

Once a year, WHA checks that you still meet the program's income and household requirements. It's called annual recertification, and blowing it off is one of the top reasons people lose their voucher. WHA sends a notice, usually 90 to 120 days before your anniversary date, with the documents to bring.

You report all income for every household member: wages, Social Security, child support, and assets. You also report household changes, like a new baby, an adult child turning 18, or someone moving out. Some of these changes need WHA approval before they happen, not after.

Interim recertifications get triggered by income changes between annual reviews. If your income climbs a lot, you have to report it inside a set window (usually 10 to 30 days, depending on WHA's administrative plan). If your income drops, ask for an interim recertification to lower your share right away instead of waiting for the annual cycle.

WHA's exact recertification rules, including the documents required and the reporting deadlines, live in its Administrative Plan. You can ask WHA for a copy. PHAs have to make the plan available to the public. ^[4]

Frequently asked questions

Where is the Waco Housing Authority office located?

WHA's main office is at 1524 Colcord Ave, Waco, TX 76707. Hours are generally Monday through Friday during normal business hours, but confirm by phone before visiting since hours shift. For routine tasks like dropping off recertification documents, calling ahead saves you a wasted trip.

Does the Waco Housing Authority accept emergency Section 8 applications?

No. WHA has no separate emergency Section 8 track. The HCV waitlist process applies to everyone. If you're in an immediate housing crisis, call 211 Texas for emergency rental assistance programs, and ask WHA whether an emergency or homeless preference applies to your situation once the list opens.

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

Yes. Texas has no source-of-income protection law, so private landlords in Waco can decline voucher holders legally. The federal Fair Housing Act bans discrimination based on race, color, national origin, religion, sex, disability, and familial status, but holding a voucher is not a federally protected class in Texas.

How much of the rent does WHA pay versus the tenant?

Tenants pay roughly 30% of their adjusted gross income toward rent and utilities. WHA pays the gap between that tenant share and the gross rent, up to the payment standard for that unit size. If the rent runs above the payment standard, the tenant covers the full excess on top of the 30% share.

How do I check my Waco Housing Authority waitlist status?

WHA's website and phone line are the only reliable sources. Third-party sites often show stale status. Keep your application confirmation number and contact WHA directly by phone or written inquiry. Some PHAs run an online portal for status checks. Confirm whether WHA has one by visiting their official site.

What is the difference between public housing and Section 8 in Waco?

Public housing units are owned and managed by WHA itself. You live in a WHA property and pay rent to WHA. Section 8 (HCV) gives you a portable subsidy to use at a private landlord's property. Both have income limits, but the application, waitlists, and housing options differ. Many households apply to both at once.

Can I use a Waco Housing Authority voucher to rent a house instead of an apartment?

Yes. The HCV program covers houses, townhomes, duplexes, condos, and apartments, as long as the unit passes HQS inspection, the rent is reasonable, and the landlord signs the HAP contract with WHA. Single-family homes are valid choices and common among voucher holders with larger families.

What income is too high for Section 8 in Waco?

The HCV program cuts off at 50% of Area Median Income for McLennan County. For FY2025, HUD income limits for the Waco area put the 50% AMI threshold roughly between $30,000 and $43,000 depending on household size. Check HUD's current income limits page for the exact figures by household size; the numbers update each spring.

How long does a WHA Section 8 inspection take and what does it cost?

HQS inspections are free for tenants and landlords; WHA covers that cost. The physical inspection of a typical unit takes 30 to 60 minutes. Scheduling lead time varies: expect one to three weeks from RFTA submission to the actual appointment, depending on WHA's current workload.

What happens to my voucher if I move within Waco?

You can move within WHA's jurisdiction (Waco and McLennan County) after 12 months on the initial lease, or earlier with WHA approval and landlord consent. You notify WHA of the intent to move, get a new voucher with a search deadline, find an approvable unit, and go through a new inspection and lease.

Does WHA have a veterans housing program?

WHA takes part in HUD-VASH, which pairs HCV rental assistance with VA case management for eligible veterans who are homeless or at risk. Eligibility is decided through the VA, not WHA directly. Contact the Central Texas Veterans Health Care System to start the HUD-VASH referral process.

Is there a list of landlords who accept Section 8 in Waco?

WHA keeps an informal list of landlords who have taken part in the program. Ask WHA's HCV staff directly. Platforms like Affordablehousing.com and GoSection8 list Waco-area units from landlords already open to vouchers. You can also search general rental sites and ask landlords directly; some who don't advertise will say yes when asked.

Sources

1. HUD, PHA Contact Information: WHA is the designated PHA for Waco and McLennan County, listed in HUD's PHA directory
2. Texas Department of Housing and Community Affairs (TDHCA): TDHCA administers LIHTC, LIHEAP, and statewide affordable housing programs in Texas
3. HUD, Housing Choice Voucher Program section: PHAs open and close HCV waitlists based on funding and administrative capacity
4. HUD, 24 CFR Part 982, HCV Program Regulations: At least 75% of new vouchers must go to households at or below 30% AMI; preference categories and informal hearing rights are codified in Part 982
5. HUD, Picture of Subsidized Households: HUD's Picture of Subsidized Households provides data on voucher program size, utilization, and household characteristics by PHA
6. HUD, 24 CFR 982.503 (Payment Standards) and 982.555 (Informal Hearings): PHAs must set payment standards between 90% and 110% of FMR under 24 CFR 982.503; 24 CFR 982.555 requires informal hearings before termination of assistance
7. HUD, FY2025 Fair Market Rents, Waco TX HUD Metro FMR Area: HUD publishes annual Fair Market Rents by metro area and bedroom size; Waco FY2025 FMRs range from approximately $686 (0-BR) to $1,715 (4-BR)
8. HUD User, Landlord Participation in the HCV Program research: Landlord participation in the HCV program varies by market; Texas has no state source-of-income protection law
9. City of Waco, Community Development Office: City of Waco administers CDBG and HOME funding supporting affordable housing development and rental assistance programs
10. HUD, Income Limits Documentation System: HUD sets annual income limits by county; McLennan County income limits determine HCV eligibility at 50% and 30% AMI thresholds
11. HUD, Housing Quality Standards, 24 CFR Part 982 Subpart I: HQS inspections are required before any HAP contract is executed; standards cover structural soundness, smoke detectors, lead paint, and habitability