How to Apply for Section 8 Housing in Denver

Access to safe, affordable housing is a fundamental need for thousands of families and individuals across Denver. For low-income residents, Section 8 housing—officially known as the Housing Choice Voucher Program—offers a critical pathway to stable living conditions. Administered locally by the Denver Housing Authority (DHA), this federal program helps eligible households pay for rent in privately owned homes, apartments, and townhomes. Unlike public housing, Section 8 vouchers give participants the freedom to choose where they live, as long as the property meets program standards and the landlord agrees to participate.

Applying for Section 8 in Denver is not a simple form-filling process—it requires patience, preparation, and a clear understanding of eligibility, waiting lists, and documentation. With demand far exceeding supply, competition is fierce, and the application window often closes for months or even years at a time. This guide provides a comprehensive, step-by-step roadmap for navigating the Section 8 application process in Denver, from determining eligibility to securing a voucher and finding a qualifying rental unit.

Whether you’re a first-time applicant, a returning resident, or assisting a family member, this guide equips you with the knowledge, tools, and real-world insights needed to successfully apply for Section 8 housing in Denver. Understanding the process can mean the difference between months of uncertainty and months of stability.

Step-by-Step Guide

Determine Eligibility

Before you begin the application process, you must confirm that you meet the basic eligibility criteria set by the U.S. Department of Housing and Urban Development (HUD) and enforced by the Denver Housing Authority.

Income limits are the most critical factor. To qualify, your household’s annual gross income must be at or below 50% of the Area Median Income (AMI) for Denver. In some cases, households earning up to 80% of AMI may be considered, but priority is given to those at or below 30% AMI. For 2024, these thresholds are approximately:

• 30% AMI: $23,100 for a single person; $33,000 for a family of four
• 50% AMI: $38,500 for a single person; $55,000 for a family of four

These figures are adjusted annually and vary slightly based on household size. You can verify current income limits on the Denver Housing Authority website or through HUD’s official income limit calculator.

In addition to income, applicants must be U.S. citizens or have eligible immigration status. All household members must provide Social Security numbers and pass a background check. Certain criminal convictions—particularly for drug-related offenses or violent crimes—may disqualify applicants or result in delayed approval. The DHA reviews each case individually, considering the nature, recency, and severity of any offense.

Household composition also matters. The program defines “household” as all individuals who live together and are financially interdependent. This includes spouses, children, elderly parents, or other dependents. Non-dependent roommates are not permitted under the voucher program. You must accurately report all household members and their income sources.

Check for Open Waiting Lists

The most common obstacle to applying for Section 8 in Denver is that the waiting list is typically closed. Due to high demand and limited funding, the Denver Housing Authority opens its waiting list only intermittently—sometimes once every few years. When it does open, the announcement is made publicly through multiple channels: the DHA website, local news outlets, community centers, and social media.

It is essential to monitor the Denver Housing Authority’s official website (www.denhousing.org) regularly. Bookmark the page and check it weekly. Subscribing to their email newsletter, if available, can also provide early notification. Do not rely on third-party sites or unofficial sources—they may provide outdated or misleading information.

When the waiting list opens, it usually remains open for a short window—often 7 to 14 days. During this time, applications are accepted exclusively online. Paper applications are not accepted. You must have access to a computer, smartphone, or public library with internet to complete the application. Be prepared to submit detailed personal information, including full names, dates of birth, Social Security numbers, income documentation, and contact details for all household members.

Once submitted, your application is time-stamped. The order in which applications are received determines your position on the waiting list. There is no advantage to submitting early on the first day—only to submitting before the deadline. However, submitting on the first day reduces the risk of technical issues or website crashes.

Complete the Online Application

When the waiting list opens, navigate to the DHA’s online portal. The application form is comprehensive and may take 30 to 60 minutes to complete. Ensure you have all necessary documents ready before starting:

• Government-issued photo ID for the head of household
• Proof of income (pay stubs, tax returns, benefit letters)
• Birth certificates or Social Security cards for all household members
• Proof of citizenship or eligible immigration status
• Current address and contact information
• Names and contact details of previous landlords (if applicable)

The application asks for demographic data, household composition, income sources, and past housing history. Be honest and thorough. Inaccurate or incomplete information can lead to disqualification. If you are unsure about how to report a source of income—such as child support, alimony, or gig economy earnings—seek assistance from a local housing counselor or community organization.

After submission, you will receive a confirmation number via email or text. Keep this number safe. It is your only proof that your application was received. You will not receive immediate notification of your placement on the waiting list. Wait times can range from 2 to 7 years, depending on household size, income level, and priority status.

Understand Priority Preferences

The Denver Housing Authority uses a preference system to prioritize applicants. While the waiting list is first-come, first-served within each preference category, certain groups are moved ahead of others. These include:

• Households currently homeless or living in shelters
• Families displaced by natural disasters or eviction
• Veterans and active-duty military personnel
• Households with a member who has a disability
• Residents living in substandard housing (e.g., lack of heat, running water, or structural hazards)
• Those who are paying more than 50% of their income toward rent

If you qualify for any of these preferences, you must provide documentation to support your claim. For example, a letter from a shelter, a disability determination from the Social Security Administration, or a housing inspection report from the city. Without documentation, preferences will not be applied.

It’s important to note that preferences do not guarantee faster processing—they only move you ahead of others in the same income bracket who do not qualify. If you are not eligible for any preference, you will still be placed on the list, but your wait may be significantly longer.

Stay on the Waiting List

Once your application is submitted, you are officially on the waiting list. But your work is not done. The DHA periodically contacts applicants to verify that their information is still accurate. Failure to respond to these updates—whether by phone, mail, or email—can result in removal from the list.

You must notify the DHA immediately if any of the following changes occur:

• Change in household size (birth, death, or new member)
• Change in income (job loss, raise, or new benefits)
• Change in address or phone number
• Change in citizenship or immigration status

Some applicants receive annual renewal notices. Even if you haven’t heard anything in years, do not assume you’ve been denied. The DHA does not automatically remove inactive applicants unless they fail to respond to multiple attempts at contact. Keep your contact information current and check your mailbox and email regularly.

Consider setting up calendar reminders to check the DHA website every 30 days. Waiting list status is not available online—there is no portal to check your position. The only way to know you’re nearing the top is to receive official correspondence from the DHA.

Receive Your Voucher and Begin Housing Search

When your name reaches the top of the list, you will receive a formal letter inviting you to attend a briefing session. This session is mandatory. It explains the rules of the program, your rights and responsibilities, and how to find a qualifying rental unit.

At the briefing, you will receive your Housing Choice Voucher. The voucher indicates the maximum monthly subsidy the DHA will pay on your behalf. This amount is based on the Fair Market Rent (FMR) for Denver, your household size, and your income. Typically, you pay 30% of your adjusted monthly income toward rent, and the voucher covers the rest up to the payment standard.

Once you have your voucher, you have 60 to 120 days (depending on DHA policy at the time) to find a suitable rental unit. The unit must pass a Housing Quality Standards (HQS) inspection conducted by the DHA. This includes checks for structural safety, plumbing, electrical systems, heating, and sanitation.

Landlords must agree to participate in the program. Not all landlords do, so you may need to explain the benefits of Section 8 to potential landlords. Emphasize that rent is paid on time, directly by the housing authority, and that the program includes annual inspections to maintain property standards.

Sign the Lease and Begin Tenancy

Once you find a unit that passes inspection and the landlord agrees to participate, you’ll sign a lease with the owner and a Housing Assistance Payments (HAP) contract with the DHA. The DHA will begin paying the landlord directly each month.

You are responsible for paying your portion of the rent on time, maintaining the property, and complying with all lease terms. Failure to do so can result in termination of your voucher. You must also report any changes in income or household composition within 10 days.

Annual recertification is required. Each year, the DHA will review your income and household size to adjust your rent contribution. If your income increases, your portion of the rent may rise—but your voucher will still help cover the difference.

Best Practices

Apply Early and Often

Waiting lists for Section 8 housing in Denver open unpredictably. The best practice is to be ready to apply the moment the list opens. Prepare your documents in advance. Keep digital copies of all IDs, pay stubs, and tax forms. Create a folder labeled “Section 8 Application” on your phone and computer.

Even if the Denver list is closed, consider applying to other housing authorities in surrounding counties—Arapahoe, Adams, Jefferson, or Boulder. Each has its own waiting list and eligibility criteria. While these may be farther from your preferred location, they can serve as interim solutions while you wait for Denver.

Use Public Resources

Libraries, community centers, and nonprofit organizations in Denver offer free internet access, computer training, and application assistance. The Denver Public Library system has multiple locations with dedicated staff who can help you navigate online applications. No appointment is needed—just walk in during business hours.

Organizations like the Colorado Coalition for the Homeless and the Colorado Housing and Finance Authority (CHFA) also provide housing counseling. These services are free and confidential. They can help you understand income limits, complete forms, and prepare for interviews.

Build a Strong Rental History

Even if you’re not currently renting, maintaining a clean rental history is critical. If you’ve lived in a rental before, ensure you left on good terms. If you’ve been evicted, you may be disqualified unless you can prove extenuating circumstances (e.g., job loss, medical emergency) and demonstrate improved stability since then.

If you’ve never rented before, consider renting from a private landlord under a month-to-month agreement. Pay rent on time, keep the property clean, and ask for a written reference. This can strengthen your application when you eventually qualify for Section 8.

Prepare for the Inspection

When you find a unit, ensure it meets HQS standards before applying. The DHA inspection is strict. Common reasons for failure include:

• Peeling lead-based paint (in homes built before 1978)
• Missing smoke detectors or carbon monoxide alarms
• Broken windows or doors
• Non-functional plumbing or heating
• Excessive clutter or sanitation hazards

Ask the landlord to address these issues before the inspection. If they refuse, you may need to find another unit. Do not sign a lease until you’re confident the property will pass.

Know Your Rights

Section 8 participants have legal protections under federal law. Landlords cannot refuse you solely because you have a voucher. However, they may still screen you based on credit, rental history, or criminal background—just as they would any other tenant.

If you believe you’ve been discriminated against because of your voucher status, you can file a complaint with the U.S. Department of Housing and Urban Development or the Colorado Civil Rights Division. Denver has a “Source of Income” protection law, which makes it illegal to deny housing based on the use of a housing voucher.

Stay Organized

Keep a binder or digital file with all correspondence from the DHA, inspection reports, lease agreements, and payment records. This helps you track your progress and provides evidence if disputes arise.

Set reminders for deadlines: annual recertification, lease renewals, and voucher expiration dates. Missing a deadline can result in loss of benefits.

Tools and Resources

Denver Housing Authority (DHA) Website

www.denhousing.org is your primary resource. It provides the most accurate and up-to-date information on waiting lists, income limits, application instructions, and program rules. Bookmark this site and check it weekly.

Housing Choice Voucher Program (HUD) Portal

The U.S. Department of Housing and Urban Development maintains a national database of housing authorities and program guidelines. Visit hud.gov/hcv for federal standards and explanations of the program.

Colorado Housing and Finance Authority (CHFA)

CHFA offers housing counseling, rental assistance programs, and information on affordable housing developments across the state. Their website (www.chfa.org) includes a searchable database of income-restricted rentals and financial assistance options.

Denver Public Library

Every Denver Public Library branch offers free public computers, Wi-Fi, and printing services. Staff can assist with online applications and document scanning. Locations include the Central Library, Montbello, and Five Points branches.

Free Legal Aid and Housing Advocacy

Colorado Legal Services provides free legal advice to low-income residents on housing issues, including Section 8 eligibility, eviction defense, and discrimination claims. Visit coloradolegalservices.org or call for intake.

Online Income Calculator

Use HUD’s official income limit calculator to determine your eligibility: huduser.gov/portal/datasets/il.html. Enter your county (Denver), household size, and income to see if you qualify.

Mobile Apps for Housing Search

Apps like Zillow, Apartments.com, and Rent.com allow you to filter listings by “Section 8 Accepted.” While not all landlords disclose this upfront, you can message them directly to ask. Create a saved search with your preferred neighborhoods and price range.

Community Organizations

Several Denver-based nonprofits specialize in housing assistance:

• Colorado Coalition for the Homeless – Offers housing navigation and case management
• Denver Family Housing Initiative – Supports families with children seeking stable housing
• Urban Peak – Assists youth aging out of foster care with housing applications

These organizations often have direct lines to DHA staff and can provide guidance tailored to your situation.

Real Examples

Example 1: Maria, Single Mother of Two

Maria, a 32-year-old single mother, worked part-time as a home health aide and earned $28,000 annually. She lived in a rented apartment with her two children, paying $1,100 per month—nearly 50% of her income. After learning about Section 8 from a neighbor, she prepared all required documents and applied the day the Denver list opened.

She qualified for a preference as a low-income parent paying more than half her income toward rent. Her application was submitted on the first day. Two years later, she received her voucher. She found a three-bedroom apartment in northeast Denver that passed inspection. Her rent was $1,300; she paid $700, and the voucher covered $600. Within six months, she enrolled in a job training program and increased her income to $36,000. Her rent contribution rose to $900, but she still saved hundreds each month.

Example 2: James, Veteran with Disability

James, a 58-year-old Army veteran with a service-connected disability, received $1,400 monthly in VA benefits. He lived in a studio apartment but needed a ground-floor unit due to mobility issues. He applied for Section 8 and was granted priority due to his disability status.

After a four-year wait, he received his voucher. He searched for ADA-compliant units and found one in northwest Denver. The landlord agreed to install a ramp and grab bars at no cost to James. The DHA approved the modifications. James now pays $420 per month for a one-bedroom unit and receives additional support from a local veteran services nonprofit for utilities and home maintenance.

Example 3: The Rodriguez Family

The Rodriguez family—parents and three children—were evicted after the father lost his job during the pandemic. They stayed temporarily with relatives but needed permanent housing. They applied for Section 8 and were placed on the list. While waiting, they accessed emergency rental assistance through CHFA, which covered three months of rent.

After five years, they received their voucher. They chose a townhome in southeast Denver that met HQS standards. The mother began working full-time at a grocery store, and their rent contribution increased slightly. They now have a stable home, and their children attend the same school for the first time in years.

FAQs

How long is the Section 8 waiting list in Denver?

The waiting list in Denver typically ranges from 2 to 7 years, depending on household size, income level, and whether you qualify for any preferences. The list is often closed for years at a time, so applying when it opens is critical.

Can I apply for Section 8 if I have a criminal record?

It depends. The Denver Housing Authority conducts background checks. Certain convictions—especially for violent crimes, sex offenses, or drug manufacturing—may disqualify you. However, minor offenses or those from over 5 years ago may not. Each case is reviewed individually.

Do I need to be a U.S. citizen to qualify?

You must be a U.S. citizen or have eligible immigration status. Eligible non-citizens include lawful permanent residents, refugees, asylees, and certain visa holders. Undocumented immigrants are not eligible.

Can I use my Section 8 voucher anywhere in Colorado?

Yes. Once you receive your voucher, you can use it anywhere in the U.S. where a housing authority administers the program. However, if you move outside the Denver area, you may need to transfer your voucher to another housing authority—a process called “portability.”

What if my income increases after I get a voucher?

Your rent contribution will adjust based on your new income. You’ll still pay 30% of your adjusted monthly income. The voucher covers the rest up to the payment standard. If your income rises significantly, you may eventually pay more than the voucher covers—but you won’t lose your voucher unless your income exceeds 80% of AMI.

Can I rent from a family member?

No. You cannot use your Section 8 voucher to rent from immediate family members, including parents, children, siblings, or spouses. This is a federal rule designed to prevent fraud.

What happens if I don’t find a unit within the time limit?

If you don’t find a qualifying unit within the 60- to 120-day window, your voucher may expire. You can request an extension from the DHA, but approval is not guaranteed. If your voucher expires, you’ll be placed back on the waiting list.

Is there a way to speed up the process?

Only by qualifying for a preference (e.g., homelessness, disability, veteran status). Otherwise, the process is based on the order in which applications are received. There are no shortcuts or paid options.

Can I apply if I’m currently living in public housing?

Yes. If you’re living in public housing and want to switch to a Section 8 voucher, you can apply. However, you may need to move out of public housing first. Contact DHA to discuss your options.

What if I’m denied?

If you’re denied for any reason, you have the right to request a hearing. You must submit a written appeal within 10 days of receiving the denial letter. The DHA will schedule a meeting where you can present evidence and argue your case.

Conclusion

Applying for Section 8 housing in Denver is a complex, often lengthy process—but it is one of the most effective ways for low-income residents to achieve housing stability. The journey requires persistence, attention to detail, and proactive use of available resources. While the waiting list may seem insurmountable, thousands of Denver residents have successfully navigated it by preparing in advance, staying informed, and never giving up.

Remember: your application is not just a form—it’s a lifeline. Every step you take, from gathering documents to checking the DHA website weekly, brings you closer to a safe, affordable home. Use the tools, follow the best practices, and learn from the experiences of others who have walked this path before you.

Section 8 is not a handout—it’s a partnership. The Denver Housing Authority provides the subsidy; you provide the responsibility. Together, you build a foundation for long-term security, better health, improved education for children, and greater economic mobility.

Stay informed. Stay prepared. And when the list opens again, be ready. Your future home is waiting.