Public Housing

by Beth Black

Public housing in the U.S. refers to rental housing that is owned and managed by local Public Housing Agencies (PHAs). These PHAs are funded and regulated by the U.S. Department of Housing and Urban Development (HUD). Public housing provides affordable rental homes to low-income individuals, families, seniors, and people with disabilities. 

Public housing comes in all sizes and types, from scattered single-family houses to high rise apartments for elderly families. There are approximately 1.6 million Americans living in public housing units, managed by some 3,300 HAs. The U.S. Department of Housing and Urban Development (HUD) administers Federal aid to local housing agencies (HAs) that manage the housing for low-income residents at rents they can afford. Rent is based on 30% of adjusted gross income, minus a utility allowance if applicable. One of the advantages of Public Housing is that since your rent is based on your income, if your income goes down due to job loss or other circumstances, your rent is adjusted downward to reflect your lower income.

I work for the Luzerne County Housing Authority. The Luzerne County Housing Authority operates 22 federally funded housing projects throughout Luzerne County. The program includes 1,352 units in sizes ranging from efficiency to five bedroom apartments. In addition to Federal projects, the Housing Authority also owns and operates Horizon Village and Wright Manor in Mountaintop. As well as affordable private rentals scattered through out the county.

Public housing is limited to low-income families and individuals. An HA determines your eligibility based on: 1) annual gross income; 2) whether you qualify as elderly, a person with a disability, or as a family; and 3) U.S. citizenship or eligible immigration status. If you are eligible, the HA will check your references to make sure you and your family will be good tenants. HAs will deny admission to any applicant whose habits and practices may be expected to have a detrimental effect on other tenants or on the project’s environment. Our Housing Authority gives a preference to Veterans and Luzerne County residents.

HAs use income limits developed by HUD. HUD sets the lower income limits at 80% and very low-income limits at 50% of the median income for the county or metropolitan area in which you choose to live. Income limits vary from area to area so you may be eligible at one HA but not at another. Luzerne County Housing Authority uses the low income limits, which range from $46,900 for a single individual to $88,400 for a family of 8.

Public Housing differs from the Section 8 program, which issues vouchers that can be used to rent apartments from private landlords. Eligibility and rent calculations are the same, but the Housing Authority reimburses the landlord for the difference between the calculated 30% rent and the fair market rent for the apartment. An additional 3 million Americans rent residences in Section 8. 

The Trump Administration released their FY 2026 skinny budget proposal. Although the president’s budget is a political document and does not have the force of law, it does propose devastating cuts to housing and community development programs. The budget proposes the creation of a State Rental Assistance Block Grant, which would block grant funding for Public Housing, Section 8 Tenant-Based and Project-Based Rental Assistance, Housing for the Elderly, and Housing for Persons with Disabilities to the states – and cut these programs by an overall $26.718 billion (43%). The budget would also institute a two-year cap on rental assistance for able bodied adults. These cuts would have a devastating impact on millions of families across the country and block granting funding would make it easier for Congress to cut rental-assistance in the future.   The administration has proposed eliminating the Section 8 program completely in the future. The average cost of a one bedroom apartment in Pennsylvania is $942.00 and the poverty rate in Luzerne County stands at 15.4%. The waitlist for Section 8 is closed and the waitlist for Public Housing can be several years.

Public Housing Agencies (PHAs) are vital to communities nationwide, effectively managing resources to support vulnerable residents and uphold local accountability. They reduce homelessness, stabilize families, create jobs, and lead community development that enhances neighborhood safety and livability. By providing direct rental assistance, PHAs enable low- to middle-income families to afford housing near their workplaces, driving positive economic outcomes in communities of all sizes. The proposals in the President’s budget would have devastating impacts on communities across the country.