DHA housing choice voucher office: how it works and what to expect

Last updated 2026-07-09

What is a Housing Choice Voucher office and what does DHA run?

A Housing Choice Voucher (HCV) office is the local arm of the federal Section 8 program. It sits inside a Public Housing Authority, takes money from HUD, and turns it into rent subsidies for low-income families, seniors, and people with disabilities. The office issues vouchers, sets local Payment Standards, inspects units, and cuts Housing Assistance Payment (HAP) checks to landlords every month. Without this office, the voucher is just paper.

DHA, the Dallas Housing Authority, runs one of the largest HCV programs in Texas. It administers more than 19,000 Housing Choice Vouchers across Dallas and parts of Dallas County ^[1]. That size means long waitlists, a dedicated Leasing and Inspections staff, and a separate portability team for people moving in or out.

Live somewhere other than Dallas? Your local housing authority runs its own HCV office under the same federal rules. The mechanics are identical. The phone numbers, Payment Standards, and waitlist timing differ. The Contra Costa Housing Choice Voucher office works the same way, run by the Housing Authority of the County of Contra Costa out of Martinez, California. Same HUD regulations, different local numbers.

Knowing which office holds your voucher matters more than people expect. That office controls your Payment Standard (which sets your maximum rent), your inspection schedule, your annual recertification, and your right to port to another city. Get the wrong office on the phone and you burn time you probably don't have.

How does the Housing Choice Voucher program actually work?

The housing choice voucher program is a tenant-based subsidy. You get the voucher, you find a private landlord willing to accept it, and HUD (through your local PHA) pays the gap between roughly 30% of your adjusted monthly income and the gross rent, up to the local Payment Standard. The landlord never touches the tenant's income math. They get a HAP contract and a direct-deposit check each month.

Here's the core calculation under 24 CFR Part 982 ^[2]. Your Total Tenant Payment is generally the highest of three numbers: 30% of monthly adjusted income, 10% of gross monthly income, or any applicable welfare rent. The PHA pays the landlord the difference between that and the lesser of the actual rent or the Payment Standard for the unit's bedroom size. When a landlord charges above the Payment Standard, the tenant absorbs the extra, but 24 CFR 982.508 caps that extra so it can't push the tenant's share above 40% of monthly adjusted income at initial lease-up ^[2].

Payment Standards are set by the PHA and must fall between 90% and 110% of HUD's published Fair Market Rents (FMRs) for the metro area, though PHAs can request exception rents up to 120% in high-cost markets ^[3]. HUD updates FMRs each fiscal year, usually in late September or October.

For the program's history and structure, the section 8 overview covers the legislative background going back to the Housing and Community Development Act of 1974.

How do I apply for a voucher through the DHA HCV office?

DHA opens its HCV waitlist on a limited, unpredictable basis. When it opens, applications go online at affordablehousing.dha.org. The last major DHA HCV opening drew tens of thousands of applicants within days. If the list is closed when you check, sign up for email or text alerts on the DHA site, then check open section 8 waiting lists to find nearby PHAs currently accepting applications.

Eligibility at DHA, like every HCV office, follows HUD's income limits for the Dallas-Fort Worth metro area. Your household income generally must sit at or below 50% of Area Median Income (AMI) for your family size, and HUD requires that 75% of new admissions go to households at or below 30% of AMI, the Extremely Low Income tier ^[4]. DHA also applies local preferences, which have historically included working families, veterans, and people experiencing homelessness. Those preferences can change when the waitlist reopens.

Gather these documents before you apply: government-issued photo ID for all adults, Social Security numbers or eligible immigration documentation for every household member, proof of current address, and income verification (pay stubs, benefit award letters). You usually don't need to upload them at the moment of application, but you'll need them for eligibility verification once your name reaches the top.

One hard rule: never pay anyone to put you on a Section 8 waiting list. Placement is always free under federal rules. If someone charges a fee to "register" you, that's a scam. Full stop.

What are DHA's Payment Standards and how do they affect my rent?

Payment Standards are the maximum monthly subsidy the PHA will pay toward rent plus utilities for a given unit size. DHA updates these periodically in step with HUD's Fair Market Rents for the Dallas metro area ^[3].

The table below shows HUD's published FY2024 Fair Market Rents for the Dallas, TX HUD Metro FMR Area, which DHA uses as its baseline. Actual DHA Payment Standards may differ because DHA can set them anywhere from 90% to 110% of these figures.

Bedroom Size	FY2024 HUD FMR (Dallas Metro)
SRO / 0-BR	$1,014
1-BR	$1,197
2-BR	$1,449
3-BR	$1,912
4-BR	$2,239

Source: HUD FY2024 Fair Market Rents for Dallas, TX HUD Metro FMR Area ^[3]

If you're a tenant, rent at or under the Payment Standard keeps your out-of-pocket share at roughly your 30% TTP. Rent above it means you cover the overage on top. A $200 gap between asking rent and Payment Standard is $200 out of your pocket every month, on top of your regular share. That adds up fast. Shop units at or under the Payment Standard when you can.

Landlords, your requested rent has to pass a Rent Reasonableness test. DHA compares your asking rent to unassisted units in the same market with similar size, age, amenities, and location ^[5]. Even rent below the Payment Standard can get rejected as unreasonable if comparable units rent for less. Budget 30 to 45 days from HAP contract submission to first payment, sometimes longer at a high-volume office like DHA.

What happens at a DHA Housing Choice Voucher inspection?

Before DHA executes a HAP contract, the unit has to pass a Housing Quality Standards (HQS) inspection under 24 CFR 982.401 ^[6]. HQS covers 13 broad categories, including sanitary facilities, food preparation 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.

Inspectors look for real habitability problems, not cosmetic ones. Missing handrails on stairs fail. A chipping paint chip in a pre-1978 unit with a child under 6 in the household fails. A broken window latch fails. Wall scuffs usually don't.

When a unit fails, the landlord gets a written list of deficiencies and a re-inspection date. HUD policy under 24 CFR 982.405 puts standard maintenance on the owner and any HQS failures caused by tenant negligence or misconduct on the tenant ^[6]. That distinction matters, because DHA can abate HAP payments to a landlord who ignores cited deficiencies past the deadline.

Inspections also happen annually (or biennially under some PHA streamlining options) and at move-out. As a tenant, you can request a special inspection if your unit drops below HQS mid-lease. That's a real right, written into your voucher's terms.

For a room-by-room breakdown of what inspectors check, the inspections section has a full walkthrough.

Can I move with my DHA voucher to another city or state (portability)?

Yes. Portability is a right under 24 CFR 982.353 ^[7]. Once you've lived in DHA's jurisdiction for at least 12 months (or if you initially leased in your jurisdiction of employment), you can port your voucher to any PHA in the country. If you're a new voucher holder who already lives outside DHA's jurisdiction, you can port right away.

The process runs like this. You tell DHA in writing that you want to port. DHA issues a portability packet, including a billing authorization, to the receiving PHA. The receiving PHA either administers the voucher under its own rules (absorbs it) or bills DHA for the HAP subsidy (bill-back). Either way, the clock on your voucher search period keeps running, so file the port request early in your search period, not at the end.

Watch the friction points. Receiving PHAs can have their own waitlists for porting families if they're at capacity. Some small PHAs in expensive metros won't absorb and instead bill back to the issuing PHA, which can complicate the landlord relationship. Confirm with the receiving PHA how it handles portable vouchers before you sign a lease.

Porting to or from Contra Costa County, for example, means working with the Housing Authority of the County of Contra Costa as your receiving or sending PHA ^[11]. Its HCV office in Martinez handles incoming ports separately from its own local waitlist. Every porting move drags two bureaucracies into the same file, so plan for 4 to 8 weeks of administrative lag at minimum.

More on the full mechanics sits in the moving and porting section.

How do landlords work with the DHA HCV office?

Landlords don't have to be on any pre-approved list to accept a DHA voucher. It starts when a voucher holder finds a unit they want. The landlord submits a Request for Tenancy Approval (RFTA), DHA checks that the rent is reasonable and the unit qualifies, DHA inspects, and if everything passes, DHA issues a HAP contract. From there, DHA direct-deposits the HAP portion each month.

The main landlord-side conditions: rent has to pass Rent Reasonableness, the unit has to pass HQS, and the initial lease term has to be at least 12 months. After that first year, month-to-month is fine. Under the HAP contract, a landlord can only evict a voucher tenant for lease violations or other good cause. They can't end the tenancy just by declining to renew the HAP contract without cause ^[5].

Landlords in high-demand metros say the predictable HAP payment is the biggest upside. DHA cuts the check whether or not the tenant is having a bad month. The downsides are inspection delays, payment abatement risk if repairs go unmade, and the paperwork behind rent increases (which need a 60-day notice to DHA and still have to pass Rent Reasonableness).

Deciding whether to accept vouchers for the first time? The rental assistance article lays out both sides of the math honestly. If you want a structured packet covering the RFTA, HAP contract basics, and inspection checklist, VoucherReady sells a one-time landlord kit for that exact workflow.

One legal note. Texas does not have a statewide ban on voucher discrimination, so as of mid-2025 Dallas landlords are generally still permitted to decline vouchers ^[8]. DHA and local advocacy groups actively recruit landlords anyway, and the city of Dallas has looked at local source-of-income protections.

What is the DHA HCV office contact information and where is it located?

DHA's Housing Choice Voucher program runs through its Assisted Housing division. The main DHA office is at 3939 N. Hampton Road, Dallas, TX 75212. The main phone line is (214) 951-8300. For HCV questions, DHA routes calls through its customer service line, so expect hold times and keep a callback number ready ^[1].

Online, the portal for HCV tenants and landlords is affordablehousing.dha.org. Recertifications, rent increase requests, and change-of-address submissions can often be handled there without a phone call, which saves real time.

For portability specifically, DHA has a dedicated portability team reachable through the main number. Ask for the Portability Department by name when you call.

Looking for an HCV office outside Dallas? HUD maintains a PHA contact directory at hud.gov where you can search by state and county ^[4]. Every PHA in the country is listed. Skip third-party directories for phone numbers. They go stale fast, and the PHA's own site or HUD's directory is always the right source.

For a wider map of how PHAs connect to HUD's regional structure, the hud housing article explains the federal-to-local chain of authority.

How long is the DHA voucher waitlist and how does the lottery work?

Nobody has clean real-time data on DHA waitlist length, because the list is closed most of the time. When DHA last opened its HCV waitlist, it was oversubscribed inside the first 72 hours. HUD's Picture of Subsidized Households data shows average HCV wait times running about 2.5 years nationwide, but high-demand urban PHAs like DHA can stretch 5 to 10 years or longer for general applicants ^[4].

DHA uses a lottery when the list opens. Every application received during the open window goes into the pool, and a random draw sets waitlist position. Local preferences (veterans, people experiencing homelessness, working families) can bump applicants into higher preference tiers, but within a tier, order is random.

Once you're on the list, respond promptly to every message from DHA. Miss a letter or skip an address update and you can get dropped. DHA runs periodic purges to remove applicants who no longer respond. Update your contact information every time it changes, in writing, and keep copies.

While you wait, apply to other PHAs in the region with shorter lists. The Texas Department of Housing and Community Affairs (TDHCA) runs a separate statewide HCV program ^[9]. Multiple waitlist applications are allowed and common. Stack them.

What are tenants' rights under the HCV program at any DHA or HCV office?

Your rights as a voucher holder come from federal regulation, so they apply at every HCV office in the country, DHA included. Here are the ones that matter most.

You have the right to an informal hearing if DHA terminates your assistance, reduces your payment, or denies your application for reasons you dispute. That's guaranteed under 24 CFR 982.555 ^[2]. Request the hearing in writing, within the timeframe DHA names in the notice (typically 10 to 30 days). Miss that window and you can waive the right.

You have the right to a reasonable accommodation if you have a disability that affects your ability to meet any program requirement. DHA has to modify policies, procedures, or practices for documented disabilities under the Fair Housing Act and Section 504 of the Rehabilitation Act ^[10].

You have the right to choose any unit that passes HQS and rents within program limits, anywhere in the U.S. after 12 months with your voucher. No one can steer you to a specific property or neighborhood.

You have the right to a 30-day extension of your voucher search period, and DHA may grant more beyond that for good cause. Ask in writing. Don't assume.

If you believe DHA is discriminating on the basis of race, color, national origin, sex, religion, disability, or familial status, file a complaint with HUD's Office of Fair Housing and Equal Opportunity at hud.gov/fairhousing ^[10]. That complaint runs independent of any informal hearing.

How does the DHA HCV office handle annual recertifications?

Every voucher household recertifies once a year. DHA sends a recertification packet, usually 60 to 120 days before your anniversary date, listing the documents to submit: current income for all household members, updated identification, any changes in household composition, and asset updates. This is not optional. Miss your recertification window and you can lose your HAP contract.

Mid-year income changes need reporting too. If your income jumps meaningfully, you're generally required to report within 30 days, and DHA adjusts your Total Tenant Payment going forward. Some PHAs let tenants pay a fixed share until the next recertification (a mechanic borrowed loosely from public housing's flat rent, though HCV handles it differently), so ask your caseworker how DHA treats mid-year income increases specifically.

Household changes count as well. A new baby, a family member moving in or out, a change in disability status: report all of it promptly. Adding an unreported household member is both an HQS issue and a lease violation, and it can end your assistance. Report changes in writing and keep copies.

For a full picture of how the housing section 8 program handles income limits and recertification across different PHAs, the program explainer covers the federal framework in detail.

Are there other voucher programs run by DHA or similar housing authorities?

DHA runs more than standard HCV. It also administers Project-Based Voucher (PBV) units, where the subsidy attaches to a specific unit instead of a household, VASH (Veterans Affairs Supportive Housing) vouchers in partnership with the Dallas VA Medical Center, and Emergency Housing Vouchers (EHVs) when Congress appropriates them ^[1].

PBV units are different from tenant-based HCV. You apply for a specific development, not a portable voucher. If you leave, you generally lose the subsidy, unless you've lived there 12 months and a tenant-based voucher becomes available to you.

VASH vouchers pair HCV rental assistance with VA case management. Eligibility runs through the VA, not DHA's general waitlist. Veterans experiencing homelessness should contact the Dallas VA Medical Center (214-742-8387) before approaching DHA directly.

EHVs, created by the American Rescue Plan Act of 2021, were a one-time allocation for people experiencing homelessness, fleeing domestic violence, or recently released from incarceration. Many PHAs have spent most of their EHV allocation by now, but it's worth asking DHA's HCV office directly whether any remain.

A senior weighing vouchers against age-restricted housing? The low income senior housing overview covers how tenant-based vouchers interact with age-restricted developments and HUD Section 202 properties.

Frequently asked questions

What does DHA stand for in housing?

DHA stands for Dallas Housing Authority. It is the Public Housing Authority for the City of Dallas, Texas, and administers both public housing and the Housing Choice Voucher (Section 8) program under contract with HUD. Other cities have housing authorities using the same initials, so context usually clears up which DHA is meant. Always check the city or county name alongside the letters.

Is the DHA HCV waitlist open right now?

DHA's HCV waitlist opens on a limited, unpredictable schedule and stays closed most of the time. The only reliable source for current status is affordablehousing.dha.org. DHA does not announce a projected opening date in advance. Sign up for its email notifications and also check other PHAs in the Dallas area, including TDHCA, Texas's state-level program, which runs its own separate list.

What is the difference between Section 8 and a Housing Choice Voucher?

They're the same program. 'Section 8' was the original name, drawn from Section 8 of the U.S. Housing Act of 1937. Congress renamed it the Housing Choice Voucher program in 1998 to emphasize tenant freedom to choose housing in the private market. HUD, PHAs, and most practitioners still use both terms interchangeably. The full program details are in the housing choice voucher program overview.

How much of my rent does a Housing Choice Voucher cover?

Your share is generally 30% of your adjusted monthly income, sometimes a bit more depending on your specific income calculation. The PHA pays the rest, up to the local Payment Standard. If the unit rents for more than the Payment Standard, you pay the gap on top of your 30%. At initial lease-up, your total share cannot exceed 40% of adjusted monthly income under 24 CFR 982.508.

Can a Dallas landlord legally refuse to accept a DHA Housing Choice Voucher?

As of mid-2025, Texas does not have a statewide source-of-income protection law, so Dallas landlords are generally permitted to decline voucher holders without violating state law. Landlords still cannot discriminate based on race, color, national origin, religion, sex, disability, or familial status under the federal Fair Housing Act. Some municipalities have explored local protections, so check current Dallas city ordinances for updates.

What is the contra costa housing choice voucher office?

The Contra Costa Housing Choice Voucher office is run by the Housing Authority of the County of Contra Costa (HACCC), based in Martinez, California. It operates under the same HUD regulations as every other HCV office, but with Payment Standards and waitlist policies specific to the Bay Area. Its site is at contracostahousing.org. Portability packets from Dallas or other PHAs route through HACCC for incoming transfers.

How long does DHA take to process an inspection and get HAP started?

After a landlord submits an RFTA, DHA typically schedules the initial HQS inspection within 2 to 4 weeks, though timelines shift with staffing and caseload. If the unit passes, the HAP contract is executed and the first payment usually follows within 30 to 45 days. Failed inspections and required repairs extend the timeline. Budget at least 60 days from RFTA submission to first HAP payment to stay safe.

What happens if DHA tries to terminate my voucher?

You have the right to an informal hearing before termination takes effect, guaranteed under 24 CFR 982.555. DHA must give you written notice of the proposed termination and the reason. You must request the hearing in writing within the deadline in that notice, usually 10 to 30 days. At the hearing, you can present evidence and argument. If you lose, you can appeal. Contact a local legal aid organization immediately if you receive a termination notice.

Can I use my DHA voucher outside of Dallas?

Yes. After 12 months in your initial jurisdiction, you have the right to port your voucher anywhere in the U.S. under 24 CFR 982.353. If you already live outside DHA's jurisdiction when you receive your voucher, you can port immediately. The process involves DHA issuing a packet to the receiving PHA, which then either absorbs or bills back the subsidy. Start the portability request early in your search period.

What documents do I need for my DHA annual recertification?

Typically: current photo ID for all adults, Social Security documentation for all household members, income verification (pay stubs, benefit award letters, self-employment records) for the past 30 to 90 days, bank statements showing assets, and documentation of any changes in household size or disability status. DHA's recertification packet spells out exactly what it needs. Submit everything before the deadline to avoid a break in your HAP payment.

What is a Payment Standard and where can I find DHA's current figures?

A Payment Standard is the maximum monthly amount the PHA will pay toward rent plus utilities for each bedroom size. PHAs set them between 90% and 110% of HUD's published Fair Market Rents. DHA publishes its current Payment Standards on affordablehousing.dha.org. HUD's national FMR database at huduser.gov lets you look up any metro area's baseline figures. Payment Standards are updated periodically, so check before signing a lease.

Does DHA run any veterans housing voucher programs?

Yes. DHA administers HUD-VASH (Veterans Affairs Supportive Housing) vouchers in partnership with the Dallas VA Medical Center. VASH combines tenant-based rental assistance with VA case management. Eligibility is determined through the VA, not DHA's standard HCV waitlist. Veterans experiencing homelessness should contact the Dallas VA Medical Center directly as the entry point. VASH vouchers are then allocated through the VA to DHA for administration.

What is go section 8 and is it the same as the DHA HCV office?

GoSection8 is a private online listing platform where landlords post units available to voucher holders and tenants search for housing. It is not a government site and is not affiliated with DHA or HUD. DHA is the actual government agency that issues vouchers and signs HAP contracts. You might find a Dallas-area unit through GoSection8, but your voucher relationship, payments, and inspections all run through DHA's HCV office. See the go section 8 article for a full walkthrough.

Where can I find section 8 houses for rent that accept DHA vouchers in Dallas?

Start with affordablehousing.dha.org, which has a landlord and unit search. GoSection8.com, Socialserve.com, and the DHA-linked Affordable Housing Locator also list Dallas-area units where landlords have indicated voucher acceptance. Remember that a listing does not guarantee the unit will pass HQS, so always view it before submitting an RFTA. The section 8 houses for rent guide covers the full search process.

Sources

1. Dallas Housing Authority, official website and program overview: DHA administers more than 19,000 Housing Choice Vouchers and runs Assisted Housing programs including PBV and VASH
2. HUD, 24 CFR Part 982 Housing Choice Vouchers regulations: Total Tenant Payment calculation rules (24 CFR 982.508) and tenant hearing rights (24 CFR 982.555)
3. HUD, FY2024 Fair Market Rents documentation: FY2024 Fair Market Rents for Dallas, TX HUD Metro FMR Area by bedroom size; PHAs set Payment Standards at 90-110% of FMRs
4. HUD, Housing Choice Voucher Program overview and PHA directory: 75% of new HCV admissions must go to households at or below 30% AMI; HUD maintains a PHA contact directory; average wait times from Picture of Subsidized Households data
5. HUD, 24 CFR Part 982 tenancy, rent reasonableness, and HAP contract provisions: Rent Reasonableness requirement and HAP contract eviction/good cause rules under 24 CFR Part 982
6. HUD, 24 CFR Part 982 Housing Quality Standards (982.401 and 982.405): HQS covers 13 categories under 24 CFR 982.401; owner vs. tenant responsibility for HQS failures under 24 CFR 982.405
7. HUD, 24 CFR Part 982 portability provisions (982.353): Voucher holders have a right to move with portability after 12 months in their initial jurisdiction under 24 CFR 982.353
8. National Housing Law Project, Source of Income Discrimination state law tracker: Texas does not have a statewide source-of-income protection law as of 2025, so Dallas landlords may legally decline voucher holders
9. Texas Department of Housing and Community Affairs, HCV program: TDHCA operates a separate statewide HCV program that Texans on DHA's waitlist can also apply to
10. HUD, Office of Fair Housing and Equal Opportunity: Voucher holders have the right to reasonable accommodation under the Fair Housing Act and Section 504; fair housing complaints filed through HUD FHEO
11. Housing Authority of the County of Contra Costa, official website: The Contra Costa Housing Choice Voucher office is administered by HACCC in Martinez, California, and handles incoming HCV portability transfers