What income-based housing programs operate in Hawaii

Hawaii has several programs that help people with lower incomes pay for housing, but they work differently than programs on the mainland. The state's high cost of living means income limits are higher than you might expect, but waiting lists are also longer. The main programs are Hawaii Public Housing Authority (HPHA) public housing, Section 8 Housing Choice Vouchers administered by HPHA, and Project-Based Rental information through various nonprofits and developers.

HPHA manages housing on Oahu, Hawaii Island, Maui, and Kauai. Each island has its own waiting list and its own properties. If you live on one island and want to move to another, you will need to get on that island's list separately. The programs do not transfer between islands, and there is no single statewide process.

Beyond HPHA, Hawaii also has Low-Income Housing Tax Credit (LIHTC) properties run by private developers and nonprofits. These buildings set aside units for people earning 30 to 60 percent of the area median income, depending on the property. They are not waiting-list programs — you explore directly to the building when a unit opens.

Key Takeaways

  • Hawaii Public Housing Authority runs the main income-based programs, but each island has separate waiting lists and you must explore to the specific island where you want to live.
  • Section 8 vouchers in Hawaii take years to reach the top of the waiting list, and HPHA periodically closes the list when it becomes too long.
  • Project-based rental information through nonprofits and developers offers another route and does not require a voucher; you explore directly to the building.
  • Income limits in Hawaii are higher than on the mainland because of the cost of living, but so are rents, and most programs have long waiting periods.
  • You will need proof of income, a Social Security number or ITIN, and a background check for any program.

HPHA public housing and how the waiting list works

HPHA owns and operates public housing on all four main islands. Public housing means the government owns the building and you rent directly from HPHA. Your rent is set at 30 percent of your adjusted gross income, so it changes if your income changes. You do not need a voucher to live in public housing — you explore directly to HPHA for the island where you want to live.

Each island's waiting list is separate. Oahu's list is the longest and moves the slowest. As of the most recent public data, Oahu's public housing waiting list had several thousand people on it, and wait times ranged from two to five years depending on the type of unit you need. Hawaii Island, Maui, and Kauai have shorter lists but still significant waits. HPHA does not maintain a single online waiting list you can check — you have to contact the island office directly to find out your position.

To get on the waiting list, you contact the HPHA office for your island, provide proof of income and household composition, and complete an process. HPHA will conduct a background check and verify your information. Once you are on the list, HPHA will call you when a unit matching your family size becomes available. You then have a set number of days to view the unit and decide whether to accept it. If you turn down a unit, you stay on the list but may move down in priority.

Section 8 Housing Choice Vouchers in Hawaii

Section 8 vouchers in Hawaii are administered by HPHA, and like public housing, each island has its own waiting list. A voucher allows you to rent from a private landlord and HPHA pays a portion of the rent directly to the landlord. You pay the difference, which is set at 30 percent of your income. The landlord must agree to accept the voucher and meet HPHA's housing quality standards.

The Section 8 waiting list in Hawaii is closed most of the time. HPHA opens it periodically when they have funding and staff capacity to process new applications, but it closes again once a certain number of people have applied. When the list is open, you can explore in person at the HPHA office for your island or sometimes by mail. You will need proof of income, a lease or proof of where you currently live, and identification. Processing takes several weeks, and you will be notified by mail whether you have been placed on the waiting list.

Once on the waiting list, wait times vary widely. Oahu's Section 8 list can take five to ten years or longer to reach. Smaller islands move faster but still typically involve waits of two to four years. During this time, you remain on the list as long as you update your contact information when HPHA requests it. If your circumstances change significantly — such as a major increase in income — you may be removed from the list.

Project-based rental information and nonprofit housing

Project-based rental information is different from vouchers because the subsidy is attached to a specific building rather than to you. Nonprofits and private developers in Hawaii manage buildings where some or all units are subsidized. Your rent is typically 30 percent of your income, and the building owner receives the rest from the program. You do not need to be on a waiting list first — you explore directly to the building when a unit is available.

These properties are scattered across all islands. Some are managed by organizations like Hawaii Affordable Housing Alliance, Catholic Charities Hawaii, and Hale Mahaolu. Others are run by private developers who received tax credits or other funding to build affordable units. The income limits, rent amounts, and lease terms vary by property. Some buildings prioritize people experiencing homelessness or those with disabilities; others serve families or seniors.

To find project-based properties, you can search the Hawaii Housing Finance and Development Corporation (HHFDC) website, which maintains a list of affordable rental properties. You can also call 211 Hawaii, which is a free referral service that knows about affordable housing in your area. When you find a property with an opening, you contact the management office directly, submit an process, and provide proof of income. Processing typically takes two to four weeks.

Income limits and rent calculations in Hawaii

Income limits for Hawaii programs are higher than on the mainland because the state calculates them based on area median income, which is much higher in Hawaii. For example, in Honolulu, the income limit for a family of four in a 60 percent AMI program might be around $65,000 to $75,000 per year, depending on the program and the year. On Hawaii Island or Maui, limits are somewhat lower. These figures change annually, so you should verify the current limits with the specific program you are interested in.

Income includes wages, Social Security, unemployment benefits, child support, and other regular sources. It does not include one-time payments or assets. HPHA will ask for recent pay stubs, tax returns, or a letter from your employer to verify income. If you are self-employed, you will need to provide tax returns for the past two years.

Rent is calculated at 30 percent of your adjusted gross income in most programs. Adjusted gross income means your total income minus certain deductions, such as child care costs or medical expenses for elderly or disabled household members. If your income is very low, some programs have a minimum rent, typically $50 to $100 per month. If your income increases, your rent increases proportionally.

What documents you need and how the process works

For any HPHA program, you will need a government-issued photo ID, proof of Social Security number or ITIN, and proof of current income. Proof of income can be recent pay stubs, a letter from your employer, tax returns, or a benefits statement if you receive Social Security or unemployment. You will also need to list all household members and their relationships to you.

For public housing or Section 8, you explore at the HPHA office for your island in person or by mail. Contact information for each island office is on the HPHA website. Bring or mail originals or certified copies of your documents — HPHA will not accept photocopies for most documents. The process itself is free. HPHA will conduct a background check, which includes a criminal history check and a check of the national eviction database. You will be notified of the results by mail.

For project-based properties, you explore directly to the building management. Each property has its own process form and document requirements, though most ask for the same basic information. Some properties may have additional requirements, such as references from previous landlords or proof that you are currently unhoused.

Timeline from process to move-in

The timeline depends on which program you choose. For public housing or Section 8, the first step is getting on the waiting list, which can take weeks to process. Once you are on the list, the wait to be called for a unit is measured in years, not months. When HPHA finally calls you with a unit, you typically have 5 to 10 days to view it and decide. If you accept, move-in happens within 30 days.

For project-based properties, the timeline is much shorter. Once you submit an process, the building will contact you within two to four weeks to let you know if you have been approved. If approved, you sign a lease and move in within 30 to 60 days, depending on when the unit is ready and when you can arrange your move.

The longest wait is the initial waiting list period for HPHA programs. During this time, your circumstances may change — your income may increase, you may move, or your family size may change. If any of these happen, you should notify HPHA when ready, as it may affect your position on the list or your income limit.

What happens if you are denied or removed from a waiting list

HPHA can deny your process or remove you from a waiting list for several reasons. Common reasons include income that exceeds the program limit, a criminal history that disqualifies you under federal rules, or failure to provide required documentation. If you are denied, HPHA will send you a letter explaining the reason and your right to request a hearing.

You can request a hearing within a set number of days — usually 10 to 15 days from the date of the letter. At the hearing, you can present evidence or testimony to dispute the reason for denial. For example, if you were denied because of a criminal conviction, you can explain the circumstances and ask for reconsideration. HPHA must provide you with a written decision after the hearing.

If you are on a waiting list and your income increases above the program limit, HPHA will remove you. However, if your income drops back below the limit, you can reapply. If you move off the island or fail to respond to HPHA's requests for updated information, you will also be removed from the list.

Frequently Asked Questions

Can I be on the waiting list for both public housing and Section 8 at the same time?

Yes, you can explore to both programs on the same island. They have separate waiting lists and separate processes. Being on one list does not affect your position on the other. However, if you are offered a unit in one program, you should notify the other program so they can update your file if your circumstances change.

What if I live on one island now but want to move to another?

You must explore to the waiting list for the island where you want to live. The lists do not transfer between islands. You can be on waiting lists for multiple islands at the same time, but you will need to submit a separate process for each one and provide proof that you plan to move to that island.

Do I have to accept the first unit HPHA offers me?

No, you can turn down a unit. However, turning down an offer may move you down in priority on the waiting list, or in some cases, you may be removed from the list entirely. Ask HPHA about their specific policy before you turn down a unit so you understand the consequences.

What if my income is too high for public housing but I still need help paying rent?

You may still be able to find a project-based property with a higher income limit, typically 60 percent of area median income rather than 30 percent. You can also search for properties through HHFDC or call 211 Hawaii to find buildings that match your income level. Some nonprofits also offer rental information programs separate from housing programs.

How do I know if a landlord will accept my Section 8 voucher?

Not all private landlords accept Section 8 vouchers. Once you receive a voucher, HPHA will give you a list of resources to help you search for landlords who do accept them. You can also ask HPHA directly which landlords in your area participate in the program. Some landlords refuse vouchers because of the paperwork or because they prefer to set their own rent; this is legal in Hawaii.