Overview of the Memphis Housing Authority and Its Role
The Memphis Housing Authority (MHA) is a public agency that manages housing programs for people in the Memphis area who have low to moderate incomes. Founded in 1939, the MHA operates under the direction of a board of commissioners and receives funding from the U.S. Department of Housing and Urban Development (HUD). The agency's main job is to provide rental housing options and related services to households that might otherwise struggle to find affordable places to live.
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The MHA manages several different types of housing programs, each serving different populations and needs. These programs include public housing communities, housing choice vouchers (sometimes called Section 8 vouchers), and other supportive housing initiatives. The agency also manages waiting lists for people interested in these programs and maintains properties across Memphis and Shelby County.
Understanding how the MHA operates gives you a clearer picture of what these programs do and how they function in your community. The agency serves thousands of households—as of recent reports, the MHA manages properties and vouchers that house approximately 15,000 individuals and families across the Memphis area. This makes it one of the largest housing providers in the region.
The MHA is governed by a public board and operates under federal regulations set by HUD. This means the agency must follow specific rules about who can participate in programs, how much rent people pay, and how properties are maintained. These rules exist to ensure fair treatment and proper use of public funds.
Practical takeaway: The MHA is a government housing agency that manages rental assistance and housing communities, not a private company. Knowing this distinction helps you understand the rules and processes involved in MHA programs.
Public Housing Communities Operated by the Memphis Housing Authority
Public housing consists of apartment complexes and communities that the MHA owns and operates directly. These properties provide rental homes for low-income households at reduced rent rates. The MHA operates over a dozen public housing communities throughout Memphis, including properties like Lauderdale Courts, Hurt Village, and various scattered-site homes.
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In public housing communities, the rent you pay is calculated based on your household income. Federal rules require that rent not exceed 30 percent of your gross monthly income. This means if your household earns $1,500 per month, your maximum rent would be around $450. The MHA collects this rent and uses it to maintain the properties, pay staff, and cover utilities and other operating costs.
Public housing properties vary in type and condition. Some are traditional apartment buildings with multiple units. Others are single-family homes scattered throughout residential neighborhoods. The MHA has invested in modernizing and improving many of its properties over the years, though some communities continue to undergo renovation and redevelopment.
To live in public housing, households must meet income limits set by HUD. These limits change yearly and vary based on family size and the local area's median income. For example, a family of four in Shelby County might have an annual income limit of around $40,000 to $50,000, though this figure changes. The MHA maintains a waiting list for public housing because demand typically exceeds available units.
Residents of public housing must follow lease terms and community rules. These rules cover topics like maintenance of the unit, noise, guest policies, and prohibited activities. The MHA conducts regular inspections to ensure units meet housing quality standards, and residents are responsible for normal wear and tear maintenance.
Practical takeaway: Public housing rent is based on your income (capped at 30 percent), and you must meet income limits to live in these communities. The MHA owns and maintains these properties and sets community rules for residents.
Housing Choice Vouchers and Section 8 Programs
Housing choice vouchers, commonly called Section 8, operate differently from public housing. Instead of renting directly from the MHA, voucher holders find their own rental homes in the private market and use their voucher to help pay the rent. The MHA issues vouchers to households and pays a portion of the rent directly to landlords. The household pays the remainder, which is also based on their income.
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The voucher amount depends on the size of the unit and local market rent rates. The MHA calculates a payment standard for different unit sizes—for example, the payment standard for a one-bedroom apartment might be $650 per month, while a three-bedroom might be $900. If a landlord agrees to rent at or below this amount, the MHA pays that portion, and the tenant pays their share based on income.
This program offers more choice than public housing because voucher holders can rent from many different landlords and in various neighborhoods throughout the county. However, not all landlords accept vouchers, and some landlords may be unwilling to participate in the program. Tenants must find willing landlords and ensure the rental unit passes a housing quality inspection before the voucher can be used.
The MHA maintains a waiting list for housing choice vouchers that is often years long due to high demand. When vouchers become available, the agency typically selects people from the waiting list. Some vouchers may be designated for specific populations, such as families with children, elderly persons, or people with disabilities.
Voucher holders must meet income limits similar to public housing residents. Once issued a voucher, households have a limited time—typically 120 days—to find a rental property. If they don't locate housing within that period, the voucher may be returned to the MHA. The MHA provides information about the search process and can answer questions about payment standards and eligible properties.
Practical takeaway: Housing choice vouchers let you rent from private landlords while the MHA pays a portion of rent. You choose where to live, but the unit must meet standards and the landlord must accept vouchers.
Income Limits, Rent Calculations, and Tenant Responsibilities
Income limits determine who can participate in MHA programs. These limits are set by HUD and based on the area's median income. The limits vary by family size—a household of one person has a lower limit than a household of eight people. For Shelby County, recent income limits for low-income housing ranged from about $33,000 annually for a single person to over $60,000 for a family of eight.
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When calculating income, the MHA includes wages, Social Security, disability payments, unemployment benefits, child support received, and other regular income sources. Some types of income may be excluded or counted differently—for example, income of children and certain one-time payments might not be counted. The MHA reviews income information to determine if you meet program requirements.
Rent in MHA programs is calculated using the "30 percent rule." Your monthly rent cannot exceed 30 percent of your gross monthly household income. If you earn $2,000 per month, your maximum rent is $600. If you earn $1,000 per month, your maximum rent is $300. This calculation protects tenants from paying excessive rent relative to earnings.
Tenants in MHA programs have several responsibilities. You must maintain your rental unit in clean and safe condition, report maintenance problems to the MHA or landlord promptly, pay your portion of rent on time, and follow all lease terms. You cannot engage in illegal activities, create disturbances, or allow others to do so. The MHA can evict tenants who violate lease terms.
Rent can change if household income changes. If you get a higher-paying job or experience a job loss, you should report this to the MHA. Income recertifications typically occur once per year, and the MHA will adjust your rent accordingly. Some households may pay less rent if their income decreases.
Practical takeaway: Income limits vary by family size, rent is capped at 30 percent of income, and tenants must maintain their units and follow lease rules. Report income changes to ensure rent calculations remain accurate.
How to Contact the Memphis Housing Authority and Find Program Information
The Memphis Housing Authority maintains an office in downtown Memphis and provides various ways to contact the agency. The main office is located at 700 Adams Avenue, Memphis, Tennessee 38105. Phone lines are available during business hours, typically Monday through Friday. The agency also maintains a website where some program information and forms may be found.
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When contacting the MHA, you may reach different departments depending on your needs. The leasing department handles questions about public housing and voucher programs. The maintenance department addresses repair requests in public housing. The finance department manages rent payments and