What Denver's affordable housing programs actually cover

Denver has several programs that help people find housing at below-market rent, but they work differently depending on whether you need when ready shelter, long-term affordable rental housing, or help buying a home. The main programs are run by the Denver Housing Authority, the city's Department of Housing Stability, and nonprofit developers who build or preserve affordable units. Most programs require you to meet income limits — usually between 30 and 80 percent of Denver's area median income, which varies by household size.

The programs do not all work the same way. Some place you in a specific building; others give you a voucher to use at any landlord who accepts it. Some require you to be homeless or at when ready risk; others are open to anyone within the income range. Knowing which program matches your situation saves weeks of wasted applications.

Key Takeaways

  • Denver Housing Authority manages public housing and vouchers; the city's Department of Housing Stability runs emergency and rapid-rehousing programs for people experiencing homelessness.
  • Income limits vary by program and household size, and you will need recent pay stubs, tax returns, or a letter from your employer to prove your income.
  • Waiting lists for public housing and vouchers can be years long, so getting on them early matters even if you do not need housing when ready.
  • Nonprofit developers own many affordable buildings in Denver; you can search available units on the city's website or call 311 for referrals to specific neighborhoods.
  • If you are homeless or about to lose housing, the city's rapid-rehousing program moves faster than traditional affordable housing programs.

Denver Housing Authority programs: public housing and vouchers

The Denver Housing Authority (DHA) runs two main programs. Public housing means you rent directly from DHA in one of their buildings scattered across Denver. Housing vouchers (also called Section 8) mean you find your own rental and DHA pays a portion of the rent to your landlord.

Both programs have long waiting lists. DHA opens its public housing list periodically — usually for a few weeks at a time — and then closes it when the list reaches a certain size. The voucher waiting list is also closed most of the time. You can call DHA at 720-944-2900 to ask when the next opening is, or check their website for announcements. Getting on the list when it opens does not mean you will get housing soon; it means you are in the queue, and DHA will contact you when a unit or voucher becomes available, which can take years.

To be considered, your household income must fall within DHA's limits. For a single person in 2024, that is roughly $35,000 to $40,000 per year, depending on the program. For a family of four, it is roughly $55,000 to $65,000. You will need to bring recent pay stubs, a tax return from the past year, or a letter from your employer stating your income and job title. If you are unemployed, bring documentation of unemployment benefits or other income sources.

City rapid-rehousing and emergency shelter programs

If you are homeless or about to lose your housing, Denver's Department of Housing Stability runs faster programs than the waiting lists. Rapid rehousing moves you into rental housing within weeks and provides rental information for 6 to 12 months while you stabilize. Emergency shelter provides a bed and meals while you work toward permanent housing.

To reach these programs, call the Denver Human Services hotline at 720-944-2900 or visit a navigation center. The city has several navigation centers where staff can assess your situation and connect you to the right program. The main center is at 1200 Federal Boulevard. You do not need to have an address or phone number to call; you can use a shelter's phone or a public phone to reach the hotline.

Rapid rehousing prioritizes people who have been homeless for a long time or have serious barriers to housing, such as a disability or a criminal record. If you are newly homeless, you may be offered emergency shelter first while staff work on finding you permanent housing. Both programs are free and do not require you to be a Denver resident, though you must be willing to work with a case manager.

Affordable rental buildings and how to find them

Many nonprofit developers own affordable apartment buildings throughout Denver. These buildings have long waiting lists too, but they are separate from DHA's list, so you can be on multiple lists at once. To find buildings in your neighborhood, use the city's online affordable housing search tool or call 311 and ask for a referral to affordable buildings near you.

When you find a building you want to explore to, call the building's leasing office directly. They will tell you the income limits, what documents you need to bring, and whether they have an opening or a waiting list. Some buildings prioritize people with certain needs — veterans, seniors, people with disabilities — so ask whether you fit a priority category. Bring the same income documents you would need for DHA: recent pay stubs, tax returns, or an employment letter.

Affordable buildings often have shorter waiting lists than DHA because they are smaller and have turnover more frequently. Some buildings have no waiting list at all and can move you in within a few weeks if you meet the income limit and pass a background check.

Income limits and what counts as income

Every program uses income limits based on Denver's area median income. A single person at 60 percent of area median income earns roughly $42,000 per year; a family of four at 60 percent earns roughly $67,000. Programs aimed at people experiencing homelessness sometimes have no income limit, while programs for working families usually cap income at 80 percent of area median.

Income includes wages, salary, unemployment benefits, Social Security, disability payments, child support, and alimony. It does not include one-time payments like tax refunds or gifts. If you are self-employed, bring your last two years of tax returns. If you receive benefits, bring a recent statement from the agency paying you. If your income changes seasonally, bring pay stubs from the past three months so the program can average it.

If you are not sure whether your income qualifies, call the program directly. Staff can tell you in a few minutes whether you are within range, and there is no penalty for asking.

Background checks and criminal history

Most affordable housing programs run background checks, but they do not automatically reject you for a criminal record. DHA and most nonprofit buildings use a case-by-case review: they look at what the offense was, how long ago it happened, and what you have done since. A conviction from 10 years ago is treated differently than one from last year. Drug convictions are reviewed more strictly than other offenses, but even those do not always disqualify you.

If you have a record, be honest about it on the process. Lying will disqualify you. Some programs have staff who specialize in helping people with records find housing; ask whether that service is available when you explore. If you are rejected, ask for the specific reason and whether you can appeal or reapply after a certain time.

Homeownership programs and down payment help

If you want to buy rather than rent, Denver offers down payment information through the city and through nonprofits. The city's Down Payment information Program provides grants or low-interest loans to help with a down payment and closing costs. You must have a household income below 100 percent of area median income and be a first-time homebuyer or have not owned a home in the past three years.

Nonprofits like the Colorado Coalition for the Homeless and the Community Development Trust also offer homeownership counseling and down payment help. These programs usually require you to complete a homebuyer education course before you can receive funds. The course covers budgeting, credit, and what to expect during the home-buying process. Most courses are free or low-cost and can be completed online.

Frequently Asked Questions

How long does it take to get into affordable housing in Denver?

It depends on the program. Emergency shelter can place you the same day you call. Rapid rehousing usually takes 2 to 4 weeks. Nonprofit affordable buildings may take 2 to 8 weeks if they have an opening. DHA public housing and vouchers can take years because the waiting lists are very long and move slowly.

Can I be on multiple waiting lists at the same time?

Yes. You can be on DHA's public housing list, DHA's voucher list, and waiting lists for multiple nonprofit buildings all at the same time. There is no rule against it, and it increases your chances of getting housing sooner.

What if my income is slightly above the limit?

Call the program and ask. Some programs have flexibility for households just above the limit, especially if your income recently increased. Some programs count only certain types of income, so what counts toward the limit might be less than your total income. It is worth asking before you assume you do not may have access to.

Do I need to be a Denver resident to get into these programs?

No. DHA and the city's emergency programs serve anyone, regardless of where they currently live. Nonprofit buildings may have residency preferences, but most will consider people from anywhere. Ask when you call.

What happens if I lose my job while I am in rapid rehousing?

Tell your case manager when ready. Rapid rehousing is designed to help people through transitions, and job loss is a common reason people need help. Your case manager can connect you to job training, extend your rental information, or help you find other resources. The program does not end just because your income dropped.