Where Honolulu's affordable housing comes from

Affordable housing in Honolulu is created through three main routes: public housing run by the Hawaii Public Housing Authority (HPHA), rental information programs funded by the city and state, and deed-restricted units built by private developers under city zoning rules. Most of what exists is older public housing or scattered units in new buildings. The waiting lists for public housing are long — often years — so many people look for rental information or deed-restricted apartments instead.

The city also runs the Rental information Program (RAP), which pays part of your rent if your income falls below a threshold. Unlike emergency information, RAP is ongoing monthly help, though funding is limited and the program closes when money runs out. State programs like the Rental Housing Revolving Fund help people with even lower incomes, but these programs move slowly and have their own waiting lists.

Understanding which program might work for your situation depends on your income, whether you have a lease already, and how quickly you need housing. The programs do not all look at the same income limits, and some require you to be already housed while others help you find a place.

Key Takeaways

  • Hawaii Public Housing Authority manages public housing in Honolulu, but waiting lists typically run two to five years depending on the property.
  • The city's Rental information Program (RAP) pays a portion of your monthly rent if your income is below the limit, but the program closes when funding runs out and reopens later.
  • Deed-restricted affordable units are built into new developments and rent below market rate, but you must search for them separately — they are not listed on standard rental sites.
  • Your income limit for most programs is based on area median income (AMI), which in Honolulu is higher than the national average, so you may still be considered low-income even with a full-time job.
  • Rental information and public housing have different waiting lists, so you can be on multiple lists at once without losing your place on any of them.

Public housing and the Hawaii Public Housing Authority

The Hawaii Public Housing Authority (HPHA) owns and manages public housing in Honolulu. The main properties are Kuhio Park Terrace, Kalakaua, Palolo Valley, and several smaller complexes. To be on the waiting list, you must meet income limits (which vary by family size) and explore directly to HPHA. The process is free and you can submit it online or in person at their office on King Street.

Waiting times are long. For some properties, new applicants wait two to five years before a unit becomes available. HPHA prioritizes people who are homeless or living in substandard housing, so if you are currently housed, your wait may be longer. You stay on the list even if you move or your circumstances change, so there is no penalty for waiting while you look for other options.

Once you are offered a unit, HPHA conducts an inspection and you sign a lease. Rent is set at 30 percent of your adjusted gross income, so it changes if your income changes. You must report income changes within 30 days or face lease violations.

Rental information Program (RAP) and monthly rent help

The City and County of Honolulu runs the Rental information Program, which pays a portion of your monthly rent directly to your landlord. RAP is for people whose income is between 30 and 80 percent of area median income (AMI). In Honolulu, that means a single person earning roughly $24,000 to $64,000 per year may be within range, though the exact limits change yearly.

To explore for RAP, you need a signed lease, proof of income (pay stubs, tax returns, or a letter from your employer), and proof of residency. The program pays the difference between what you can afford (30 percent of your income) and the actual rent, up to a maximum amount set by the city. If your rent is $1,500 and you can afford $450, RAP pays up to $1,050 — but only if the city's maximum for your area is that high or higher.

RAP is not always open. When funding runs out, the program closes and you cannot explore until it reopens. You can call the Department of Community Services at (808) 768-3594 to ask whether the program is currently taking applications. If it is closed, ask when it is expected to reopen and whether you can be added to a waiting list.

Deed-restricted affordable units in new buildings

Honolulu's zoning code requires new residential developments to include affordable units or pay a fee into an affordable housing fund. These deed-restricted units rent below market rate for 30 years or longer. A one-bedroom that would normally rent for $2,000 might be deed-restricted at $1,200, for example. The income limits to rent them are usually 60 to 80 percent of AMI.

These units are not listed on Craigslist, Zillow, or other standard rental sites. Instead, you search for them through the city's Affordable Housing Inventory, which lists properties and their contact information. You can also call the Department of Planning and Permitting at (808) 768-5000 to ask which new projects have affordable units coming available soon.

Deed-restricted units fill quickly once they are advertised. Some buildings hold a lottery if demand is high. You will need proof of income, a credit check, and references, just as you would for market-rate housing. The advantage is that your rent is locked in below market rate for as long as you live there, even if surrounding rents rise.

State rental information and the Rental Housing Revolving Fund

The State of Hawaii administers the Rental Housing Revolving Fund (RHRF), which helps people with very low incomes — usually below 50 percent of AMI. The program can pay security deposits, first month's rent, or ongoing rent information. Unlike the city's RAP, RHRF is not always open to new applications; it depends on available funding and current demand.

To reach RHRF, contact the Hawaii Housing Finance and Development Corporation (HHFDC) at (808) 587-0600. They can tell you whether the program is currently taking applications and what documents you need. Processing times are typically four to eight weeks, so this is not a fast option if you need housing urgently.

RHRF also administers the Homeless information Program, which prioritizes people experiencing homelessness. If you are living in your car, a shelter, or on the street, mention that when you call — it may move your process up in priority.

Income limits and how they work in Honolulu

Most affordable housing programs in Honolulu use area median income (AMI) to set income limits. AMI is calculated by the U.S. Department of Housing and Urban Development and is higher in Honolulu than in most mainland cities because the cost of living is higher. In 2024, the AMI for a family of four in Honolulu is approximately $145,000 per year.

Programs set limits at percentages of AMI. A program for "60 percent AMI" means your household income must be at or below 60 percent of that figure. For a family of four, that would be roughly $87,000 per year. A single person's limit is lower — typically around 50 to 55 percent of the family-of-four figure.

Income limits vary by program. Public housing uses one set of limits, RAP uses another, and deed-restricted units may use a third. You may be over the limit for one program but under it for another. Always ask the program directly what their current income limit is for your household size, because the figures change yearly and vary by property.

how the process works and what documents you need

Applications differ by program, but most require the same core documents. Have ready: a photo ID, proof of income (recent pay stubs, tax returns, or an employment letter), proof of residency (utility bill or lease), and a signed lease (if you are explore for rental information rather than public housing). If you are explore for public housing, you do not need a lease yet.

For HPHA public housing, explore online at the HPHA website or visit their office at 677 Queen Street, Honolulu, HI 96813. For RAP, contact the Department of Community Services at (808) 768-3594 or visit their office. For deed-restricted units, contact the building's management company directly — the city's Affordable Housing Inventory lists their phone numbers.

Keep copies of everything you submit. If a program asks for additional documents, respond within the timeframe they give you — usually 10 to 14 days. If you miss the important date, your process may be denied and you will have to start over.

What to do if you are on a waiting list

Once you are on a waiting list, you do not have to do anything except keep your contact information current. If you move, call the program and update your address and phone number. If your income changes significantly, report it — some programs require updates within 30 days, others within 60 days.

You can be on multiple waiting lists at the same time. Being on the HPHA list does not prevent you from explore for RAP or deed-restricted units. In fact, most people in Honolulu are on at least two lists because the odds of getting housing from any single program are low.

If a program calls you with an offer, you have a limited time to respond — usually 24 to 48 hours. If you miss the call or do not respond in time, you lose the offer and go back to the end of the waiting list. Save the program's phone number in your contacts and answer calls from unknown numbers during business hours.

Frequently Asked Questions

What is the income limit for affordable housing in Honolulu?

It depends on the program. Public housing uses one limit, RAP uses another, and deed-restricted units use a third. Most programs set limits between 50 and 80 percent of area median income. Call the program directly to ask what the current limit is for your household size — limits change yearly and vary by property.

How long does it take to get affordable housing in Honolulu?

Public housing waiting lists are typically two to five years. Rental information Program approval takes two to four weeks if the program is open. Deed-restricted units move faster — sometimes within days if you are selected — but they are rare and fill quickly. State programs like RHRF take four to eight weeks.

Can I explore for multiple programs at the same time?

Yes. You can be on the HPHA waiting list, explore for RAP, and search for deed-restricted units all at once. Being on one list does not affect your place on another. Many people explore to multiple programs because the odds of getting housing from any single program are low.

What if I do not have a lease yet but need rental information?

RAP and most rental information programs require a signed lease before you explore. If you do not have one yet, find an apartment first, sign the lease, then explore. Public housing and some state programs do not require a lease — they help you find housing. Call HPHA or HHFDC to ask which programs work if you are currently homeless or unsheltered.

What happens if my income goes up after I move into affordable housing?

You must report income changes within 30 days. In public housing, your rent will increase to 30 percent of your new income. In RAP, you may no longer be within the income limit and the program may stop paying. Deed-restricted units usually allow you to stay even if your income rises, but check your lease — some have recertification rules.