Detroit a city in Wayne County, Michigan

This city is served by the Detroit Housing Commission

Detroit Housing Commission
Section 8 Waiting List Status: Open Indefinitely

Affordable Housing Online is tracking the status of the Section 8 Housing Choice Voucher Waiting List. This is what we know as of our most recent update on May 24th, 2016

Please note: The Detroit Housing Commission covers the Counties of Lapeer, Macomb, Oakland, St. Clair and Wayne, MI.

The Detroit Housing Commission (DHC) is currently accepting Section 8 Project-Based Voucher waiting list pre-applications for elderly households.

IMPORTANT NOTE: This is NOT the Section 8 Housing Choice Voucher program. The Section 8 Project-Based Voucher program operates similarly to Public Housing, in which tenants must live in a specific unit to receive housing assistance. For HCV information, please scroll down below the PBV section.

To applyvisit this web page to find out the specific application process for each property.

No preferences were identified.

Important note: Applicants who have been placed on the waiting list must inform the housing authority immediately if your application information changes (such as contact information, income, and household members). In the case that the office sends a notice that does not get returned, or if application information is out of date, your name may be terminated from the waiting list. Contact the housing authority to find out how to update application information.

For more information, visit the DHC website, or call the office at (313) 877-8000 from 9:00 am until 4:00 pm ET, Monday-Friday.

The Detroit Housing Commission (DHC) Section 8 Housing Choice Voucher waiting list is currently closed. It was last open for about two weeks in March 2015. It is not known when the waiting list will reopen.

Please note: This waiting list has preferences. This means that applicants who qualify for these preferences will receive assistance before applicants who do not. Because of these preferences, applicants who do not qualify may have a longer wait to receive assistance.

To apply during the opening period, applicants were required to complete the online pre-application.

This waiting list has the following preferences: Terminated from the HCV program due to insufficient funding, displaced by natural disaster or government action, earned income.

7,000 applicants were placed on the waiting list by random lottery, after sorting preferences.

Important note: Applicants who have been placed on the waiting list must inform the housing authority immediately if your application information changes (such as contact information, income, and household members). In the case that the office sends a notice that does not get returned, or if application information is out of date, your name may be terminated from the waiting list. Contact the housing authority to find out how to update application information.

For more information, visit the DHC website, or call the office at (313) 877-8000 from 9:00 am until 4:00 pm ET, Monday-Friday.

Detroit Housing Commission
Public Housing Waiting List Statuses

Family Senior Other
OpenOpenClosed

The Detroit Housing Commission (DHC) is currently accepting Public Housing pre-applications for families and senior/disabled households.


The DHC offers 15 Public Housing communities for families and senior/disabled households, located throughout Detroit, MI.

To apply, visit one of the management offices with an open waiting list during normal office hours. A list of properties with waiting list information can be found here.

Be sure to bring these documents with you when applying: Photo IDs for all adult household members, Social Security Cards, and birth certificates.

No preferences were identified.

Important note: Applicants will receive a confirmation number when either applying, or being placed on the waiting list, depending on housing authority policy. It is important to keep that number in a safe, easy to access place. It will be needed any time when referencing your pre-application with the housing authority.

If any of your application information changes from the time you submitted the original pre-application (such as contact information, income, and household members), inform the housing authority immediately. In the case that the office sends a notice that does not get returned, or if application information is out of date, your name may be terminated from the waiting list. Please contact the housing authority to find out its policy on updating pre-application information.

For more information, visit the DHC website, or call one of the communities listed above during normal office hours.

Market Overview

Detroit is a city in Wayne County, Michigan. The population of Detroit, according to the 2010 Census, is 713,777. The total number of households in the city is 269,445. The average household size for Detroit is 2.43. The total number of renter households in the city is 131,715 which means that 48.9% of households are renter households.

Detroit’s Federally assisted affordable rental housing stock includes properties financed through the following programs:

ProgramPropertiesUnits
Section 8 62 8,407
LIHTC 256 10,646
Section 202 25 1,920
Section 811 1 23
Public Housing 30 1,331
Total 318 20,632
Note: The total does not necessarily equal the sum of each program as some properties may participate in multiple funding programs.

The average number of units per property for affordable rentals in Detroit is 64.90. The largest Federally assisted affordable rental community in the city is Parkview Tower at 592 units and the smallest is Clancy Corp at 1 unit(s). 47 apartment properties provide housing for seniors containing 4,772 units. Of the 20,632 units, 11,466 units include some form of rental assistance (like Section 8) to make rent more affordable for very low income families.

Federally Assisted Units By Property

Name Total Units
Heritage Place At Magnolia For Seniors 88
Gratiot Woods Co-op 62
Rio Vista Detroit Co-op 65
Meyers Plaza Co-op 75
Kercheval Place Townhouse Apartments 24
People United As One Plaza Apartments 35
River Place Apartments 301
National Housing Trust Inc. 245
Mt. Vernon Associates Lp 46
Colony Arms Apartments 161
8330 On The River 280
2th Avenue Apartments 11
Robert Thomas Apartments 49
Joy West Manor 78
Clancy Corp 1
Savannah Gardens 11
West Chicago 40
New Center Pavilion 76
Brightmoor Scattered Site Homes Phase I 5
Across-the-park 200
Orchard Company 3
Industrial-stevens Building 165
Kansas Corp 1
Alberta W. King Village 121
Warren Plaza 198
St. Paul/kingston Arms Apartments 60
San Juan Square Townhomes 11
Ccmdc 24
McGraw/west Grand Ldha Lp 36
Martin Gardens 50
Greenhouse Apartments 209
Robert Holmes Teamster Housing 100
University Club Ldha Lp 120
Fairview Green Apartments 99
Victor Attar Ldha Lp 29
Redford Manor South 38
Barclay Ldha Lp 127
Mrp 101 Lp 1
Eastside Apartments 70
Forest Park II Ldha Lp 53
Fountain Court Cooperative 1-4 351
Woodbridge Estates Apartments I 64
Research Park 244
Marketplace Ldha Lp 120
Island View Village Townhomes 28
Jefferson Arms Ldhalp 83
Price Hall Place Ldha Lp 556
Belle Maison East 280
Woodbridge Estates Senior 100
Four Freedoms House of Detroit Inc 320
Martin Luther King Homes 312
Woodbridge Investment Ldha Lp 12
Southwest Housing Partners 60
250 W Grand Boulevar 20
Chalmers Apartments 76
Delray Senior Housing 73
Positive Images 32
McDonald Square/mht Ldha Lp 180
McCoy Townhouses 74
Westwill Apartments 107
Van Dyke/mht Ldha Lp 200
West Boston Apartments 27
Bridgeview I 11
Springwells Partners II 34
Williams Pavilion 150
Iowa Corp 8
Seventy West Apartments 184
Freedom Place 350
Wilshire The Fka 338 W Grand 20
Gray Street Affordable Housing Phase I 10
Bowin Place 193
Parkview Tower 592
Ida Young Garden Ldha 56
Kab-tec Properties 1
Helisa Square Townhomes 12
Riverside Estates Apartments 67
Brewer Park Homes 50
Bicentennial Towers Senior Housing 300
Detail Inc 1
Plymouth Square 340
Richard Allen Courts 69
River Towers 472
Delta Manor Apartments 99
Village of Brush Park Manor 113
Young Manor 153
Bethel Tower 146
Casgrain Hall 82
Historic New Center Lp 104
Arcadia/st Patricks 248
Village Center 322
Pilgrim Village Lhda Lp 22
Chatham Apartments 73
Morang Apartments 40
West Boston/west Chicago 38
Elmtree Apartments 35
Hancock Residential Center 16
Smith Apartments 17
Morningside Commons Multifamily 64
Peterboro Place 70
Medical Center Village 388
Alexander Young Terrace Apartments 30
Clement Kern Gardens 86
North End Village 50
Parkview Ldha Lp 15
Harmony Village Senior Housing 43
Palmer Court Townhomes 173
Virginia Park Townhouses 86
Newberry Homes 60
Brightmoor Scattered Site Homes Phase II 45
Cadieux Apartments 17
Detroit Voa Elderly Housing 96
Utah Company 5
Pinigree Park Homes 50
Restoration Towers 147
Himelhoch Apartments 73
Oregon Corp 1
Virginia Park Meadows Ldha Lp 82
Simon House 11
Rehoboth Apartments Ldha Lp 31
Eastside Transitinal Center Ldha Lp Mht 30
Phoenix Homes 49
Rochdale Court Apartments 70
Eastside Detroit Elderly 54
Evangelical Homes 65
Washington Boulevard Building 115
Villages At Parkside II The 138
Winston Place Apartments 135
Marwood Apartments 55
Franklin Wright Village 10
Devin Apartments 42
Springwells Partners 54
Villages At Parkside IV The 136
Field Avenue Apartments 71
River Place Plaza Ldha P 301
D. J. Healy Site Aka Pablo Davis Apartments 80
Conner Creek Elderly Apartments 48
Fenimore Court Apartments 144
Ryan Court Apartments 215
Friendship Forest Park Village 126
Village of Bethany Manor 56
Clinton House 23
Chene Park Commons Ldha 144
Canaan Manor 29
Forest Park Ldha Lp 52
Martin Luther King II 281
Mildred Smith Manor II 24
Eastside Detroit Homes 60
Roberts III Apartments 197
Northlawn Gardens 96
Calumet 104
Calumet/mht Ldha Lp 104
University Meadows Ldha Lp 52
Mrp101 Lp 1
Grayhaven-lenox Ldha Lp 190
Rademacher Lodge 16
Architects Building 51
Elmwood Towers 1 168
Alexandrine Square Apartments 30
Twenty-three B Ldha Lp 112
Montana Gardens 12
Ellis Manor 89
Mrp 101 1
Genesis Villas At Medbury Park 89
Brightmoor Homes III 50
Bethany Presbyterian Manor 52
Field Street Ldha Lp 21
Marygrove Apartments Aka McGivney-bethune 80
Wyoming-joy Permanent Housing Project 35
Et-92 Ldha Lp 168
Hep Lamphere 16
Woodward-gladstone Fka Edmonds-carr 9
Redford Manor North 48
Circle Venture Ldha Lp 129
Gateshead Crossing 45
Parkwycke Towers Apartments 141
Noel Village Ldha Lp 128
Brightmoor Homes II 50
Central Park Village 20
West Chicago Apartments 42
Nevada Corp 1
Marvel/motor City 38
Alexander Court Lp 36
Mildred Smith Manor Ldha Lp 28
Nortown Homes 50
Art Center Townhouses 60
Griswold Building 127
Independence Hall 216
Cambridge Towers 250
Whittier Apartments 21
Village of Oakman Manor 55
St Paul's Elderly Housing 139
Theresa Maxis Apartments 81
Bridgeview II 11
Lee Crest Apartments 101
Pilgrim Meadows 30
Vision Ldha Lp 97
Regency Court Apartments 60
Phillip Sims 122
Wyoming Corporation 4
Eden Manor 65
Evangelical Manor 65
Oak Village Square 75
Jeffersonian Apartments 410
Medical Center Courts 230
Pallister Plaisance 187
† This Property is Federally Assisted though Unit Counts are not available from HUD.

Rental Assistance for Tenants in Detroit

Rental assistance is a type of housing subsidy that pays for a portion of a renter’s monthly housing costs, including rent and tenant paid utilities. This housing assistance can come in the form of Section 8 Housing Choice Vouchers, project-based Section 8 contracts, public housing, USDA Rental Assistance (in Section 515 properties) as well as HUD Section 202 and 811 properties.

In Detroit, there are 106 affordable housing properties providing rental assistance to 11,466 very low income households. In addition, Detroit Housing Commission provides 6,372 Section 8 rental vouchers in Detroit.

To qualify for most rental assistance programs a renter must earn no more than 50% of the Area Median Income (AMI). In some cases, rental assistance is reserved for renters earning 30% or less of the AMI. In Detroit, to qualify for Section 8 assistance, a renter household containing four persons must earn $33,450 or less. For some targeted rental assistance programs, a renter household of four can’t earn more than $24,300.

It’s important to remember that in many rental assistance programs there are minimum rent regulations requiring assistance recipients to make a minimum payment of between $25 and $50 per month no matter how low their income.

HUD Assistance Income Limits

Persons
1234
$23,450$26,800$30,150$33,450
Persons
1234
$14,050$16,050$20,160$24,300

Income Limits

All affordable housing programs provided by or through the government have maximum income limits to qualify for assistance. These income limits are typically derived from the Area Median Income (AMI), the theoretical family income of the average household in a given geography.

The AMI is updated each year for each geographical area taking into consideration numerous economic indicators. The geographical areas used for establishing the AMI are either Metropolitan Statistical Areas (MSA’s) or counties.

Detroit is in the Detroit-Warren-Dearborn, MI MSA. The 2016 Area Median Income for a family of four in Detroit is $66,900.

The income limits used for Section 8, public housing, Low Income Housing Tax Credits. the HOME program and other Federal programs all are derived from the HUD defined AMI.

Low Income Housing Tax Credit Income Limits

Persons
1234
$28,140$32,160$36,180$40,140
Persons
1234
$23,450$26,800$30,150$33,450

Fair Market Rents (FMR)

HUD establishes a Fair Market Rent each year for each Metropolitan Statistical Area in the country. This rent standard is used to establish Payment Standards for the Section 8 Housing Choice Voucher program, maximum rents in HOME financed rental projects and initial rents for Section 8 project based assistance. HUD establishes FMR’s for 530 MSA’s and 2,045 counties nationwide each fiscal year.

The FMR is largely a statistical derivative of the US Census Bureau's American Community Survey (ACS) 5 year estimates for 2 bedroom median rent.

Calculating the maximum allowable rents under various subsidy programs is complex and each program has slightly different rules. In the Section 8 Housing Choice Voucher and Project Based Assistance programs, maximum rents a landlord may charge include any tenant paid utility costs.

This utility allowance includes all necessary utilities like water/sewer, trash, heat, electricity or gas. Cable television, telephone, Internet and other non-essential utilities are excluded from this allowance.

In Project Based Section 8 properties, the owner sets the utility allowance after conducting a utility cost analysis. The amount of the allowance is reviewed and approved by HUD. The utility allowance is different for each size dwelling unit.

In the Housing Choice Voucher program, utility allowances are set by the Public Housing Authority (PHA) that administers the program. The PHA sets the allowance based on reasonable utility costs for similar types and sizes of housing units to the unit the voucher holder is renting.

In Section 8 Project Based apartment communities, the maximum rent a tenant may pay is set by the landlord and approved by HUD each year. Initially, the rent charged by the apartment property is limited to the FMR for the area. In some instances, HUD may approve an initial rent of up to 120% of the FMR for the area. Owners may request and HUD may approve annual contract rent increases based on an Annual Adjustment Factor (AAF) determined by local housing and utility costs changes Though contract rents are seldom exactly the same amount as the Fair Market Rent for the area and each Project Based apartment property will have its own contract rent, the FMR can be used as an approximate guide of what maximum contract rents might be.

The amount a Section 8 Project Based tenant will pay is 30% of their adjusted income.

In the Housing Choice Voucher program, the maximum amount the housing authority will pay a landlord is established each year for similar types and sizes of units and is called a Payment Standard. Each housing authority sets its own Payment Standard and usually sets the amount at between 90% and 110% of the Fair Market Rent for the area.

The amount a voucher holder pays for rent, often referred to as a Tenant Contribution, is equal to 30% of their income. If the rental the tenant selects has rent higher than the housing authority Payment Standard, a tenant may pay up to 40% of their income to make up the difference. At least initially, the tenant would not be allowed to pay more than 40% of their income and would have to find a different rental that has a qualifying rent amount.

In Detroit, under the Section 8 Housing Choice Voucher program, the Detroit Housing Commission might pay a landlord with a two bedroom apartment to rent about $911 minus the utility allowance. Likewise, a renter in Detroit with a Section 8 voucher looking to rent a 3 bedroom apartment must find a rental that rents for about $1,207 per month (including the utility allowance). Any amount more than that, the voucher holder could pay the difference as long as they aren’t paying more than 40% of their income. (Note: These rent amounts are approximate since the housing authority’s Payment Standard is likely to be slightly different than HUD’s published FMR. These FMR’s should only be used as a guide. Check with the Detroit Housing Commission for their actual HCV Payment Standard.)

2017 Fair Market Rents

Bedrooms
01234
$578 $701 $911 $1,207 $1,300

Fair Market Rent Percentage Change Since 1988

The affordable housing industry has long used the FMR as barometer for local rents. Though the geographic areas FMR’s are based on are broad and there are often wide variations in neighborhood rents throughout an MSA, in general, the FMR is one of the best quick tools one can use to judge housing costs in a place.

We took a look at historic FMR’s in Detroit and found that they have risen an average of 2.04% year over year. The first year in our sample is 1985 when the two bedroom FMR was $403. That same 2 bedroom apartment rent had increased to $821 by 2013. In 2001 the two bedroom FMR in Detroit saw it’s largest single year increase going up by 11.23%.

It’s also interesting to look at the FMR compared to the Consumer Price Index’s housing index to understand how Detroit rents have fluctuated in comparison to the rest of the Nation. The consumer price index grew an average of -0.89% year over year. The two bedroom FMR in Detroit has grown faster than the CPI indicating faster than average rent growth in the market.

The largest single year of 2 bedroom FMR growth was in 2001 at 11.23% while the smallest year of growth was 1990 with a 6.03% decrease.

713,777

Population

2.43

Average Household Size

338,743

Total Renters

131,715

Renter Households

269,445

Total Households

High Renter
(88th percentile)

Renters or Owners

48.9%

% of Renter Households

$741

Median Rent

$30,376

Median Family Income

58.8%

Renters Overburdened

8.71%

Households in 60-80% AMI Range

20,632

Federally Assisted Units

318

Federally Assisted Projects

256/10,646

Tax Credit Projects/Units

62/8,407

Section 8 Projects/Units

25/1,920

Section 202 Projects/Units

1/23

Section 811 Projects/Units

47/4,772

Senior Projects/Units

11,466

Units with Project Based Rent Subsidy

64.9

Average Units Per Property

$1,076,659,200/year

Gross Rent Paid By All Renters

38.7%

Renters with No Vehicle

24.1%

Renters Below Poverty Level

13.2%

Renters Who Taxi, Bike, or Walk to Work

7.1%

Renters Who Use Public Transit to Work

35.6%

Renters With Children

15,063

Vacant Units For Rent

10.3%

Vacancy Rate

11.3%

Units With Utilities Included In Rent

Wayne County

County

Michigan

State

Detroit Housing Commission

Housing Authority