Analysis by David Layfield
Last Updated: September, 21st 2024
This waiting list is for Section 8 Housing Choice Voucher rental housing assistance in Madison County, Tennessee.
The Jackson Housing Authority (JHA) Section 8 Housing Choice Voucher waiting list is closed. Applications were accepted for just 4 hours only on September 20, 2024 from 10:00 am to 2:00 pm CT. Prior to that the last time the waiting list was open was in June 2021. It is notable that the waiting list was closed for more than 3 years between openings and the housing authority has reduced the number of hours the waiting list is open from 8 hours (8 to 4) in 2021 to just 4 hours (10 to 2).
To apply during the opening time, applicants had to complete the online application that will be available here.
Though we have not been able to confirm preferences for the 2024 opening, in 2021 the following preferences existed. It is likely these preferences remain.
Selected applicants were placed on the waiting list by date and time the application is received, weighed by order of preferences.
For more information, visit the JHA website.
Sources: This information was verified by the JHA public notice on September 11, 2024 by Dave Layfield.
Madison County, Tennessee has preferences for: Victims of Domestic Violence, Terminated from Assistance Due to Lack of Funding. Preferences are not required but Section 8 Voucher applicants that meet these criteria will be moved up the waiting list.
Madison County, Tennessee Section 8 Voucher Waiting List is managed by Jackson Housing Authority.
Jackson Housing Authority provides affordable housing for up to 2,355 low- and moderate-income households through its Section 8 Housing Choice Voucher and public housing programs.
This housing agency serves Madison County, Tennessee.
After applying, it's a good practice to keep a record of any application that you submit. This will help you keep track of your application, and is especially useful if you apply to multiple waiting lists. You can do this easily with a document on your computer or mobile device, and also with a notebook or piece of paper.
Make sure to write down your application or confirmation number with the application details. This number will be important to reference in the future. Once you have this information written, keep it stored in a place that's easy to access when you need it.
With this information safely stored, all you have left to do is wait to find out if you've been selected for the waiting list.
Depending on the area, it may take weeks or even months to know if you've been selected for the waiting list. Your wait for an announcement is usually the longest in areas with large populations and a high demand for housing assistance.
Check if the public notice states when the housing authority plans to announce the results, or how long it may take to review applications. Contact the housing authority if this information isn't available.
Once all applications are reviewed, the housing authority will either contact everyone who has been placed on the waiting list, or message everyone who applied to check their results.
The housing authority will use the contact information you give in the application to reach you (usually by mail, email, or phone). For this reason, it is very important to put valid contact information on your application. Make sure you keep your contact information up to date, and that you respond quickly if any further action is required.
If you don't get contacted by the housing authority, it might mean that you were not chosen for the waiting list. Sometimes, housing authorities do not contact applicants who were not placed on the waiting list. Check with the housing authority for confirmation.
To check your status on the waiting list, you usually have to log into an online portal, call a phone number, or visit the office. Each housing authority has different ways for you to check your status.
Some housing authorities will give your spot on the waiting list, but others might only confirm that you're still on the waiting list. Make sure that you have your application or confirmation number with you when checking your status.
The wait to reach the top of this waiting list will be different for everyone.
This waiting list has at least one preference, so those who qualify will have a shorter wait than those who don't. After sorting preferences, applicants are placed on the waiting list by date and time the application was received by the housing authority. So applying soon after the waiting list opens will give you a shorter wait than those who wait to apply after you.
If you are closer to the top of the waiting list, your wait may be just weeks or months long. But if you're closer to the end of the waiting list, it could take years to reach the top.
To update your waiting list application, you usually have to log into an online portal, call a phone number, or submit a form to the office. Each housing authority has different ways for you to update your application.
Make sure that you have your application or confirmation number with you when updating your application.
You cannot apply for a waiting list that is closed until it is reopened by the housing authority. It is not known when the housing authority will announce the next opening.
To apply online, an electronic form must be submitted to the housing authority on the internet. Many online applications require an account to be created to log in, and also a valid email address.
A waiting list sorted by date and time orders applicants who are selected for the waiting list by the date and time the housing authority receives the application. Those who apply earlier will generally be placed higher on the waiting list.
If you are considering applying for a voucher, you may be interested to know who already has a voucher, and what the households tend to look like. Fortunately, we can provide some helpful statistics using HUD's 2023 Picture of Subsidized Households. The following data describes the economic and demographic characteristics of renters who have a Section or project-based voucher issued by Jackson Housing Authority.
At the start of 2024, Jackson Housing Authority was managing 1,466 Section 8 vouchers. Of the total number of vouchers managed, there were 1,349 households with a voucher. This represents 92% of the total voucher allotment for Jackson Housing Authority.
According to HUD, there is a total of 3,231 people living in households with a Section 8 voucher issued by Jackson Housing Authority, with the average number of people per household being 2.
The 1,349 households with a Section 8 voucher at the start of 2024 waited on average 60 months to receive their voucher. Of those voucher-holding households, 162 got their voucher in the last year. This represents 12 percent of voucher holders with vouchers issued by Jackson Housing Authority.
Though Section 8 voucher programs are over-subscribed across the nation with all programs having a waiting list, each month, each housing agency managing vouchers has vouchers that are not issued to renters. This can result from turnover in the program if someone with a voucher buys a home, sees an increase in their income, passes away, or otherwise discontinues the use of their voucher.
The time it takes to transfer voucher funding from one recipient to another can be many months. Managing the Section 8 waiting list, qualifying new voucher holders, and approving new homes or apartments takes time. In addition, in some areas, there is an extreme housing shortage or landlords may refuse to rent to persons using a Section 8 voucher to pay their rent. This results in longer than usual ramp-up times for new voucher holders.
The Jackson Housing Authority Section 8 HCV program that this waiting list covers had 92% of its vouchers utilized by households with 8% unutilized at the start of 2024. This means that 117 Section 8 vouchers out of a total of 1,466 were in processing at the time HUD reported the data.
Of the 1,349 Section 8 voucher-holding households with the Jackson Housing Authority, 762 have at least one child. There are 15 two-parent households in the Jackson Housing Authority voucher program, and 748 single-parent households. There were 748 households with children with a female head of household.
The average annual household income for Jackson Housing Authority Section 8 Voucher holders is $15,069 The average annual income per person is $6,268 The average voucher holder earns 26% of the local Area Median Income.
| Annual Income Range ($) | Number of Households | % of Vouchers |
|---|---|---|
| Less than $5,000 | 216 | 16% |
| $5,000 - $9,999 | 148 | 11% |
| $10,000 - $14,999 | 472 | 35% |
| $15,000 - $19,999 | 189 | 14% |
| $20,000+ | 337 | 25% |
Of all voucher holders, 484 (33%) receive the majority of their income from wages and/or business. 15 (1%) voucher-holding households receive the majority of their income from welfare programs like TANF, General Assistance or Public Assistance. 938 (64%) voucher-holding households derive the majority of their income from some other source (other than wage or welfare).
The Section 8 Housing Choice Voucher program pays 70% of the cost of rent plus utilities for any household receiving the housing assistance.
For the Jackson Housing Authority Section 8 program, the federal government is providing, on average, $709 per month to each household, for an average annual cost of $8,508. The program as a whole is paying landlords $956,441 per month, for an annual economic benefit to landlords of $11,477,292
HUD refers to the portion of rent paid by the Section 8 tenant as the Total Tenant Payment, or Family Expenditure.
For the Jackson Housing Authority Section 8 HCV programs, the average family expenditure is $387 per month or $4,644 per year. The combined payment from all tenants in the program is $522,063 per month, which is $6,264,756 per year.
The average total rent paid to Section 8 landlords is $1,096 per month which includes payment contributed by both tenant households and the federal government. This is a program-wide rent average across all bedroom size rentals.
The average cost of utilities for renters in this program is $203 per month. It is important to note this is not the actual cost renters will pay for utilities, but an estimate based on the energy cost estimates of the program.
Of the 1,466 households with a Section 8 voucher, 310 (23%) live in a studio or one-bedroom unit, 513 (38%) rent a 2-bedroom rental home and 526 (39%) have a 3-bedroom or larger rental. 24% of Housing Choice Voucher recipients are overhoused with more bedrooms than people in the household.
94% of Jackson Housing Authority Section 8 HCV program households have a minority head of household who is Black, Native American, Asian or Pacific Islander; or of Hispanic ethnicity.
| Age Range of Head of Household | Number of Households | % of Households |
|---|---|---|
| Under 24 | 54 | 4% |
| 25-50/td> | 823 | 61% |
| 51-61 | 229 | 17% |
| 62-84 | 229 | 17% |
| 85 or Older | 13 | 1% |
Preferences are not a requirement.
You should still consider applying to waiting lists with preferences you don't qualify for. There is still a chance to get housing.Mary Estrada says:
"As a case manager and housing specialist, Affordable Housing Online has helped me relocate families who are unable to afford rent. Thank you for the great work you do!"