What Low Income Housing Programs Operate in Indiana

Indiana has three main paths to low income housing: Section 8 Housing Choice Vouchers run by local housing authorities, public housing owned and managed by those same authorities, and tax-credit apartments built with federal money but managed by private landlords. Each works differently, has its own waiting list, and serves different household sizes and income levels.

Section 8 is the largest program in Indiana. It gives you a voucher that covers part of your rent at any landlord who accepts the program — you pay the difference. Public housing is apartments owned by your city or county housing authority; you pay rent based on your income. Tax-credit apartments are newer or renovated buildings where the owner gets a federal tax break in exchange for renting to low income tenants at a set price.

Which one you can use depends on your income, where you live, and whether a waiting list is open. Indiana does not have a single statewide process — you explore to the housing authority in the county where you live or want to live.

Key Takeaways

  • Section 8 vouchers, public housing, and tax-credit apartments are the three main low income housing routes in Indiana, each with separate waiting lists and different rules.
  • You explore to the housing authority in your county, not to a state office, and waiting lists vary widely — some are open, some are closed, and some have years-long waits.
  • Income limits for Section 8 and public housing are based on household size and area median income, and they change yearly; your county housing authority can tell you the current limit for your household.
  • Tax-credit apartments do not use vouchers — you rent directly from the landlord at a fixed affordable rate, and you find them by searching online or asking your housing authority for a list.
  • You will need proof of income, identity, Social Security numbers for all household members, and a rental history or references to move forward with any program.

Section 8 Housing Choice Vouchers in Indiana

A Section 8 voucher pays a portion of your rent to your landlord. You find your own apartment with a landlord who accepts Section 8, and the housing authority pays them directly. You pay the rest — usually 30 percent of your gross monthly income, though this can vary. The voucher covers the difference between what you pay and the fair market rent for your area.

To use Section 8 in Indiana, your household income must fall below 50 percent of the area median income for your county. That threshold changes every year. For example, a single person in Marion County (Indianapolis) might have a limit around $32,000 to $35,000 annually, but a family of four could have a limit near $51,000 to $56,000 — these numbers shift yearly based on federal calculations. Contact your county housing authority to learn the exact limit for your household size right now.

The waiting list is the main barrier. Most Indiana housing authorities have closed their Section 8 waiting lists because demand far exceeds vouchers available. When a list does open — sometimes for a few weeks, sometimes for a few days — hundreds of people explore. If you get on the list, wait times range from one to seven years depending on the county. Some authorities prioritize households with disabilities, elderly members, or people experiencing homelessness.

Once you receive a voucher, you have a set time (usually 60 to 120 days) to find an apartment. The landlord must pass a housing inspection, agree to accept Section 8 payments, and sign a lease with the housing authority. You cannot use the voucher at just any apartment — the rent must fall within the fair market rent limit for your area and bedroom size.

Public Housing in Indiana

Public housing means you rent an apartment or house owned by your county or city housing authority. You pay rent based on your income — typically 30 percent of your gross monthly income — rather than the market rate. The authority handles maintenance and repairs.

Income limits for public housing are the same as Section 8: 50 percent of area median income for your household size. Once you move in, your rent adjusts if your income changes, so you report income changes to the housing authority.

Public housing waiting lists are also long in most Indiana counties, though some smaller rural authorities may have shorter waits or even openings. You explore directly to the housing authority in your county. The process asks for proof of income, identity, Social Security numbers, rental history, and sometimes employment verification. The authority will also run a background check and contact previous landlords.

Public housing units are scattered across your county — some are older buildings, some are newer. You do not choose the specific unit; the authority offers you one when it becomes available. If you refuse it, you may lose your place on the waiting list or move to the bottom.

Tax-Credit Apartments and Other Affordable Rental Programs

Tax-credit apartments are private buildings where the owner receives a federal tax credit in exchange for renting to low income tenants. You rent directly from the landlord, not through a voucher program. Rent is set by the owner based on the tax-credit rules — usually 30 percent of 60 percent of area median income for your household size, though this varies by building.

These apartments do not have a single waiting list. Instead, each building manages its own leasing. You find them by searching online (many are listed on HotPads, Zillow, or Apartments.com with "affordable" or "low income" filters), calling your county housing authority for a list, or contacting the Indiana Housing and Community Development Authority (IHCDA), which tracks some of these properties.

Income limits for tax-credit apartments are lower than Section 8 — usually 50 to 60 percent of area median income depending on the building. You will need proof of income, identity, and a rental history. Some buildings have shorter waiting lists than Section 8 because they are newer or less well-known.

Indiana also has other programs: the Rental information for Families in Transition (RAFT) helps people at risk of homelessness with short-term rent help, and some counties run emergency rental information funded by state or federal money. These are not permanent housing but can bridge a gap. Ask your county housing authority or call 211 Indiana to learn what is available in your area right now.

Income Limits and How They Are Calculated

Income limits for Section 8 and public housing are set at 50 percent of the area median income (AMI) for your county. The U.S. Department of Housing and Urban Development (HUD) calculates AMI each year based on census data and local housing costs. Indiana counties with higher costs — Marion, Lake, and Allen — have higher income limits than rural counties.

Your household income includes wages, Social Security, disability payments, child support, and unemployment benefits. It does not include food stamps, Medicaid, or some other benefits. The housing authority counts income for all household members, including children.

Income limits change every April. If you were told you do not meet the limit one month, you may meet it the next year when the limit rises. Ask your housing authority for the current limit for your household size — do not rely on a number you heard last year.

For tax-credit apartments, income limits are usually 50 to 60 percent of AMI, but some buildings reserve units for households at 30 percent of AMI (very low income). The lease will state the income limit for that specific unit.

how the process works and What Documents You Need

You explore to the housing authority in the county where you live or want to live. There is no single Indiana process — each authority has its own form and process. Some accept applications in person, some by mail, some online. Start by calling or visiting your county housing authority's website to learn how they accept applications and whether their waiting list is open.

For Section 8 and public housing, you will need:

  • Proof of identity (driver's license, state ID, or passport)
  • Social Security numbers for all household members
  • Proof of income for the last 30 days (pay stubs, tax returns, benefit letters, or a letter from your employer)
  • Proof of residency in Indiana (utility bill, lease, or mail from a government agency)
  • Rental history or references from previous landlords
  • Proof of citizenship or may be able to access immigration status

For tax-credit apartments, the landlord will ask for similar documents plus a credit check and background check. Some buildings have higher standards than others.

After you submit your process, the housing authority will verify your income and background. This takes two to four weeks. If you are approved, you go on the waiting list. If the list is open and moving, you may be called within months. If it is closed or very long, you may wait years.

Finding Your County Housing Authority and Current Waiting List Status

Indiana has 92 counties, and each has at least one housing authority. The easiest way to find yours is to search "[Your County Name] Housing Authority" online or call 211 Indiana (dial 2-1-1 from any phone) and ask for the housing authority in your county.

Major housing authorities in Indiana include:

  • Indianapolis Housing Authority (Marion County) — serves the largest population in the state
  • Gary Housing Authority (Lake County) — serves the northwest region
  • Fort Wayne Housing Authority (Allen County) — serves the northeast
  • Evansville Housing Authority (Vanderburgh County) — serves the southwest
  • South Bend Housing Authority (St. Joseph County) — serves the north-central region

When you contact your housing authority, ask three things: Is the Section 8 waiting list open? Is the public housing waiting list open? How long is the wait? Some authorities have closed lists for years. Others open them briefly when funding becomes available. A few smaller rural authorities may have shorter waits or even current openings.

Frequently Asked Questions

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

Yes. They are separate programs with separate waiting lists. You can explore to both and wait for whichever becomes available first. Once you receive a voucher or are offered public housing, you will need to decide which one to accept.

What disqualifies you from Section 8 or public housing in Indiana?

A felony conviction for drug manufacturing or distribution within the past year, or eviction from public housing for drug-related activity, will disqualify you. Other criminal history is reviewed case by case. Failure to pay previous rent or owing money to a housing authority can also disqualify you. Ask your housing authority whether a specific situation will affect your status.

If I am working, can I still use Section 8?

Yes. Section 8 is for households with income below 50 percent of area median income. Many people using Section 8 work full time. Your rent payment adjusts if your income changes, so if you earn more, you pay more toward rent, but the voucher stays with you.

How long does it take to get Section 8 after I am approved?

Once you are approved and called from the waiting list, you have 60 to 120 days to find an apartment and move in. The housing authority will issue your voucher and explain the rules. Finding an apartment that accepts Section 8 and passes inspection is the main challenge — not all landlords accept vouchers.

What if I need housing right now and cannot wait for Section 8?

Ask your housing authority about emergency rental information or RAFT (Rental information for Families in Transition). Call 211 Indiana to learn what short-term help is available in your county. Some nonprofits also offer emergency rent help. These are not permanent solutions but can help you avoid eviction while you wait for Section 8.