affordable housing in michigan

Your Complete Guide to Affordable Housing in Michigan: Everything You Need to Know in 2025

Finding safe, affordable housing shouldn’t feel impossible. Yet for thousands of Michigan families, skyrocketing rent prices and limited housing options have made securing a place to call home increasingly challenging. If you’re struggling to afford housing in Michigan, you’re not alone—and there’s help available.

This guide breaks down everything you need to know about affordable housing programs in Michigan, including Section 8 housing vouchers, eligibility requirements, recent state investments, and practical steps to secure housing assistance.

The Reality of Michigan’s Housing Crisis

Michigan, like much of the nation, is experiencing an unprecedented affordable housing shortage. Recent data reveals that 51% of renters in the state are cost-burdened, spending more than 30% of their income on housing alone. This leaves families with little left over for other essentials like food, healthcare, and transportation.

The problem is particularly acute for extremely low-income households. Nationally, there are only 35 affordable and available homes for every 100 extremely low-income renter households. In Michigan, thousands of families find themselves on lengthy waiting lists, competing for limited affordable units while rental prices continue to climb.

But there’s reason for hope. Michigan has made historic investments in expanding affordable housing access, with Governor Whitmer committing $2.16 billion toward producing and preserving affordable homes in 2024 alone—nearly double the 2023 investment.

What Is Section 8 Housing?

Section 8, officially known as the Housing Choice Voucher Program (HCV), is one of the most valuable resources available to Michigan families struggling with housing costs. Administered federally by the Department of Housing and Urban Development (HUD) and locally by the Michigan State Housing Development Authority (MSHDA), Section 8 helps eligible low-income families afford safe, private housing.

How Section 8 Works

With a Section 8 voucher, you don’t get assigned to a specific building. Instead, you receive a voucher that helps pay your rent at any qualifying property where the landlord accepts Section 8. Here’s the basic breakdown:

  • You pay approximately 30% of your adjusted monthly income toward rent and utilities
  • The voucher covers the remaining portion, paid directly to your landlord by the housing authority
  • You can choose any housing that meets the program’s health and safety standards
  • Your voucher is portable, meaning you can move to another area and take your assistance with you

This flexibility allows families to find housing near good schools, jobs, and support networks rather than being limited to specific public housing developments.

Who Qualifies for Section 8 in Michigan?

Eligibility for Section 8 housing in Michigan is based primarily on income, but there are several other requirements you must meet:

Income Requirements

To qualify, your household income must be at or below 50% of the Area Median Income (AMI) for your location and household size. Priority is typically given to households at 30% AMI or below.

Here’s a general guideline for Michigan (exact limits vary by county):

Approximate 50% AMI Income Limits:

  • 1 person: $30,000 – $40,000
  • 2 people: $34,000 – $46,000
  • 3 people: $38,000 – $52,000
  • 4 people: $42,000 – $58,000

Other Requirements

  • Age: Must be 18 years or older
  • Family Definition: Singles, married couples, families with children, seniors, and people with disabilities all qualify
  • Citizenship: U.S. citizenship or eligible immigration status
  • Background Check: Applicants must pass a background check (specific criteria vary by local housing authority)
  • Income Verification: Documentation proving household income and household size

It’s important to check your local Public Housing Authority for exact income limits in your area, as they can vary significantly based on local housing markets.

Michigan’s New Laws Protecting Section 8 Voucher Holders

Exciting news for Section 8 recipients: Michigan recently passed groundbreaking legislation to combat housing discrimination. As of March 2025, landlords with five or more rental units can no longer deny housing to applicants based on their source of income, including:

  • Section 8 housing vouchers
  • Veterans’ benefits
  • Social Security income
  • Child support or alimony
  • Other government assistance

This means thousands more housing options are now available to voucher holders across Michigan. Landlords who violate this law face legal action and potential monetary settlements up to 4.5 times the monthly rent.

This law levels the playing field, giving Section 8 recipients the same housing opportunities as other renters and eliminating a major barrier that has historically limited housing choices.

How to Apply for Section 8 Housing in Michigan

The application process requires patience and preparation, but it’s worth the effort. Here’s your step-by-step guide:

Step 1: Find Your Local Public Housing Authority (PHA)

Section 8 is managed locally. You’ll need to identify which PHA serves your area. The Detroit Housing Commission is Michigan’s largest, serving the Detroit metropolitan area, but there are housing authorities throughout the state.

Step 2: Check Waiting List Status

Most PHAs maintain waiting lists that may be temporarily closed due to high demand. Visit your local PHA’s website or call to find out if applications are being accepted. Sign up for email alerts so you’re notified when the list reopens.

Step 3: Gather Required Documentation

Before applying, collect:

  • Proof of income for all household members
  • Social Security cards for everyone in your household
  • Birth certificates
  • Photo identification
  • Information about assets (bank accounts, vehicles, etc.)
  • Rental history and landlord references
  • Documentation of citizenship or eligible immigration status

Step 4: Submit Your Application

Once the waiting list opens, submit your application immediately. Many PHAs now accept online applications through MSHDA’s website, though some still accept paper applications. Make sure to save confirmation receipts.

Step 5: Wait for Your Turn

Waiting periods vary significantly—from months to several years depending on demand in your area. Keep your contact information updated with your PHA so you don’t miss important notifications.

Step 6: Attend Your Briefing and Receive Your Voucher

If selected, you’ll attend a briefing session where you’ll learn about program rules and responsibilities. You’ll then receive your voucher and typically have 60-90 days to find suitable housing.

Step 7: Housing Inspection

Before you can move in, the housing authority will inspect the unit to ensure it meets Housing Quality Standards (HQS). Once approved, you can sign your lease and move in.

Michigan’s Historic Housing Investments

Michigan is not standing still in the face of the housing crisis. The state has implemented several major initiatives:

Record Funding Commitments

Governor Whitmer’s administration has committed to building or rehabilitating more than 115,000 homes by 2027. Recent investments include:

  • $100 million in 2025 earmarked by MSHDA for addressing housing needs
  • $2.16 billion in 2024 toward affordable housing production and preservation
  • Over $14 million in Low-Income Housing Tax Credits for 10 new projects creating 484 affordable rental homes

First-Time Homebuyer Assistance

Michigan offers substantial support for aspiring homeowners:

  • First-Generation Down Payment Assistance Program: Up to $25,000 for first-time, first-generation buyers
  • MSHDA Rate Relief Program: Lowers mortgage interest rates by up to one percentage point
  • Down Payment Assistance: Up to $10,000 available to qualifying buyers

Housing Readiness Incentive Grant Program

This program provides grants up to $50,000 per project to encourage housing development and affordability, helping communities across Michigan address local housing demands.

Other Affordable Housing Options in Michigan

Section 8 isn’t the only option available. Consider these alternatives:

Public Housing

Unlike Section 8 vouchers, public housing refers to government-owned apartment buildings where rent is subsidized. While less flexible than vouchers, public housing can be an excellent option for families who prefer the stability of a subsidized apartment.

Low-Income Housing Tax Credit (LIHTC) Properties

These are privately owned developments that receive tax credits for setting aside units for low and moderate-income residents. They often have separate waiting lists maintained by the property management company.

Project-Based Vouchers

Similar to Section 8, but the voucher is tied to a specific unit in a specific building rather than portable. You can apply directly to properties that participate in this program.

Michigan State Housing Development Authority (MSHDA) Programs

MSHDA offers various rental assistance programs beyond traditional Section 8, including:

  • Emergency rental assistance
  • Rental rehabilitation programs
  • Special needs housing
  • Veterans housing assistance

Local Nonprofit Housing Organizations

Many Michigan communities have nonprofit organizations dedicated to providing affordable housing. These organizations may have their own developments or programs with different eligibility requirements.

Tips for Success in Finding Affordable Housing

Apply to Multiple Programs: Don’t put all your eggs in one basket. Apply to several PHAs, public housing properties, and LIHTC developments to increase your chances.

Keep Your Information Updated: If you move or your contact information changes, notify every program you’ve applied to immediately. Missing a notification could mean losing your spot.

Start Preparing Early: Begin gathering documentation and researching options before you’re in a housing crisis. The process takes time.

Know Your Rights: Familiarize yourself with fair housing laws and your rights as a voucher holder, especially Michigan’s new source-of-income discrimination protections.

Build a Good Rental History: If possible, maintain a positive relationship with current landlords and pay rent on time. This helps when applying for housing.

Be Flexible: Consider different neighborhoods and types of housing. The more open you are, the more options you’ll have.

Get Help: Contact local housing counseling agencies, community action agencies, or legal aid organizations if you need assistance with the application process or face discrimination.

Resources for Michigan Residents

Michigan State Housing Development Authority (MSHDA)

  • Website: michigan.gov/mshda
  • Statewide housing information and programs

Detroit Housing Commission

  • Michigan’s largest housing authority
  • Serves Detroit metropolitan area
  • Website: dhcmi.org

HUD’s PHA Directory

  • Find your local housing authority
  • Website: hud.gov/pha

Michigan 2-1-1

  • Dial 211 for housing assistance referrals
  • Connect with local resources and emergency assistance

Fair Housing Center of Southeast & Mid Michigan

  • Report housing discrimination
  • Get help understanding your rights

The Bottom Line

Affordable housing in Michigan is challenging but not impossible to find. With Section 8 vouchers, new state investments, and strengthened protections against discrimination, there are more pathways to stable housing than ever before.

The key is to start early, stay persistent, and take advantage of every program available to you. Remember that thousands of Michigan families have successfully navigated this process and found safe, affordable homes—and you can too.

Whether you’re a single parent trying to provide stability for your children, a senior on a fixed income, a person with disabilities, or anyone struggling with housing costs, help is available. Don’t let the complexity of the system discourage you from applying.

Your safe, affordable home in Michigan is worth fighting for. Start your application today, and take the first step toward housing stability and peace of mind.

Looking for available affordable housing in Michigan? Browse our listings of Section 8 accepted properties, LIHTC developments, and other affordable rental options throughout the state. Updated regularly to help you find your next home.

Frequently Asked Questions

Q: How long do Section 8 waiting lists take in Michigan? A: Wait times vary significantly by location. Some areas have waits of several months, while others may be 2-3 years or more. Apply to multiple PHAs to improve your chances.

Q: Can I use a Section 8 voucher to rent anywhere in Michigan? A: Yes, as long as the unit meets program requirements, is within the payment standard, and the landlord accepts Section 8. Michigan’s new law requires landlords with 5+ units to accept vouchers.

Q: What if my income increases while I’m receiving Section 8? A: Report income changes to your PHA immediately. Your portion of rent may increase, but you can continue receiving assistance as long as you remain income-eligible.

Q: Can I be evicted if I have a Section 8 voucher? A: Yes, but only for legitimate reasons like non-payment of your portion of rent or lease violations. Your PHA must be notified before eviction proceedings.

Q: Do I have to live in public housing to get rental assistance? A: No. Section 8 vouchers specifically allow you to rent in the private market. Public housing is a separate program.

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October 19, 2021 - In Affordable Housing