What Housing Programs Are Available in Delaware

Delaware has three main paths to affordable housing: Section 8 Housing Choice Vouchers administered by the Delaware Housing Authority, public housing managed by local authorities in Wilmington and Dover, and Low-Income Housing Tax Credit properties built or preserved with federal tax incentives. Section 8 is the largest program and lets you rent from any landlord who accepts the voucher. Public housing is owned and operated directly by the state. Tax credit properties are privately owned but restricted to lower rents for a set period.

Beyond these, Delaware residents may reach programs through the Community Development Block Grant, which funds housing rehabilitation and down payment help in specific neighborhoods. The state also runs the Homeownership Preservation Program for people at risk of losing a home to foreclosure. Each path has different income limits, wait times, and what you need to bring when you start.

Key Takeaways

  • Delaware Housing Authority manages Section 8 vouchers statewide, but the waiting list is closed in most areas and reopens only when funding allows.
  • Public housing in Delaware is limited to Wilmington Housing Authority and Dover Housing Authority properties, with separate waiting lists for each.
  • Income limits for all programs are set by the U.S. Department of Housing and Urban Development and vary by household size, not by where you live in Delaware.
  • You will need proof of income (recent pay stubs or tax returns), a photo ID, and Social Security numbers for all household members to move forward with any program.
  • Delaware's 211 service can tell you which waiting lists are open and connect you to local nonprofits that help with housing searches and applications.

Section 8 Housing Choice Vouchers in Delaware

The Delaware Housing Authority runs the Section 8 program across the state. A voucher lets you rent from any landlord willing to participate and covers the difference between 30 percent of your income and the fair market rent for your area. You pay your portion directly to the landlord; the Housing Authority pays theirs.

The waiting list for Section 8 in Delaware is currently closed in most jurisdictions. When it reopens, the Housing Authority announces the dates on its website and through local nonprofits. Waiting times vary widely—some people wait months, others years—depending on funding and how many vouchers become available. Once you receive a voucher, you have a set time (usually 120 days) to find a landlord and sign a lease before the voucher expires.

Income limits for a family of four in Delaware are roughly $52,000 to $58,000 annually, depending on the specific area. These limits change each year. You will need recent pay stubs, tax returns, and proof of household composition. If you are unemployed, bring documentation of job search efforts or disability benefits.

Public Housing in Delaware

Delaware has two public housing authorities: Wilmington Housing Authority and Dover Housing Authority. Each manages its own waiting list and properties. Wilmington Housing Authority operates the larger portfolio with properties throughout New Castle County. Dover Housing Authority serves Kent County.

Public housing units are owned and managed directly by these authorities. Rent is set at 30 percent of your household income, the same as Section 8. The waiting lists are separate for each authority, so if you want to be considered for both, you must explore to each one independently. Waiting times are typically shorter than Section 8 in some areas but vary by location and available units.

Income limits are the same as Section 8. You will need the same documentation: proof of income, photo ID, Social Security numbers for all household members, and proof of residency in Delaware. Contact the authority directly for current wait list status, as this changes frequently.

Low-Income Housing Tax Credit Properties

Delaware has dozens of apartment complexes built or preserved using Low-Income Housing Tax Credits. These are privately owned but required to keep rents affordable for households earning 50 to 60 percent of the area median income. Unlike Section 8 or public housing, you do not go through a central waiting list—you explore directly to each property.

Rents at tax credit properties are lower than market rate but higher than public housing or Section 8. You pay the full rent yourself; there is no voucher or subsidy. Income limits vary by property and are posted in the leasing office or on the property website. A family of four earning $30,000 to $35,000 per year may fit at some properties but not others.

To find tax credit properties near you, contact the Delaware Housing Authority or search the National Housing Preservation Database online. You will need proof of income, references, and a background check. process timelines are faster than waiting lists—often a few days to a week—because properties lease on a rolling basis as units become available.

Income Limits and Household Composition Rules

All Delaware housing programs use Area Median Income (AMI) set by HUD to determine who is may be able to access. For 2024, a family of four at 50 percent AMI in Delaware earns roughly $42,000 to $48,000 annually, depending on the county. A single person at 50 percent AMI earns about $26,000 to $30,000. These figures change yearly.

Household composition includes anyone living with you permanently: spouse, children, parents, or other relatives. Unborn children count toward household size. Live-in aides for elderly or disabled household members may not count, depending on the program. Roommates who are not related do not count as household members.

If your income is above the limit, you do not move forward. If it is below, you move to the next step. Some programs prioritize households below 30 percent AMI (extremely low income) when waiting lists are long, so your exact income level matters for placement order, not just whether you may have access to.

Documents You Will Need to Bring

All Delaware housing programs require the same core set of documents. Bring originals or certified copies, not photocopies. You will need a photo ID (driver's license, passport, or state ID), Social Security cards or numbers for all household members, and proof of income from the past 30 days.

Proof of income means recent pay stubs, a letter from your employer on company letterhead, or tax returns from the past two years. If you receive unemployment, disability, Social Security, or child support, bring the award letter or bank statements showing deposits. If you are self-employed, bring tax returns and a profit-and-loss statement. If you have no income, bring documentation of how you pay rent now.

You will also need proof of residency in Delaware (utility bill, lease, or mail from a government agency), proof of citizenship or may be able to access immigration status, and a list of all household members with their dates of birth. If you have an eviction history, bring the court documents. If you are fleeing domestic violence, bring a police report or restraining order. Programs do not automatically reject you for past evictions or criminal history, but they need the full picture.

How to Find and Contact Programs in Delaware

Start with the Delaware Housing Authority at (302) 577-5000 or visit its website to check Section 8 waiting list status and find public housing contact information. The authority maintains current information on which lists are open and how the process works.

Call 211 Delaware (dial 2-1-1 from any phone) to reach a counselor who can tell you which programs have open waiting lists right now, connect you to local nonprofits, and answer questions about your situation. This service is free and confidential.

For tax credit properties, contact the Delaware Housing Authority for a list, or search the National Housing Preservation Database. You can also reach out to nonprofits like Community Legal Aid Society or Delaware Community Development Corporation, which help people navigate housing options and often know about properties before they are widely advertised.

What Disqualifies You or Delays Your process

You will be disqualified if your income is above the program limit, if you do not have proof of Delaware residency, or if you cannot provide Social Security numbers for all household members. Undocumented immigrants are not may be able to access for Section 8 or public housing, though they may be may be able to access for some tax credit properties depending on state law.

A criminal record does not automatically disqualify you, but certain convictions—particularly drug-related felonies in the past 5 to 10 years—may. Programs also look at eviction history. An eviction within the past 3 to 5 years can delay approval or result in denial, though some programs make exceptions if you can show the circumstances have changed. Unpaid utility bills or outstanding debt to a previous landlord can also slow the process.

If you have a pet, some public housing and tax credit properties allow them, but many do not. Section 8 allows pets, but the landlord you choose must agree. Disclose pets upfront; hiding them can result in lease termination.

Frequently Asked Questions

How long does it take to get a Section 8 voucher in Delaware?

Wait times depend on when the list reopens and how many vouchers become available. Some people wait 6 months to 2 years. The Delaware Housing Authority website shows current wait list status by area. Call (302) 577-5000 to ask about your specific location.

Can I explore for Section 8 and public housing at the same time?

Yes. They are separate programs with separate waiting lists. explore to both increases your chances of housing sooner. You must submit separate applications to each program or authority.

What happens if my income goes up after I get a voucher or public housing?

Your rent will increase to 30 percent of your new income. You do not lose your voucher or housing, but your payment to the landlord goes up. Some programs allow a grace period before the increase takes effect.

Do I need a job to explore for housing programs?

No. You can be unemployed, retired, or receiving benefits. You need to show how you currently pay rent or will pay it. Unemployment benefits, Social Security, disability, child support, and other income sources all count.

Can I move to a different state if I have a Section 8 voucher?

Yes, but you must request a transfer through the Delaware Housing Authority and find a housing authority in your new state willing to accept your voucher. Not all states accept transfers, and the process can take several months. Contact the Delaware Housing Authority before you move.