Colorado Affordable Housing Income Limits: What Renters Need to Know

Understanding the income limits for affordable housing programs in Colorado is essential for renters seeking stable, lower-cost housing. Whether you're facing a rent increase or need rental assistance, knowing how these limits work can help you determine if you qualify for local, state, or federal aid programs. This article explains the 2024 Colorado income guidelines for popular affordable housing options, how to check your eligibility, and what next steps to take.

What Are Income Limits for Affordable Housing?

Income limits determine who can qualify for affordable housing programs. These limits are usually set as a percentage of the Area Median Income (AMI) and updated each year by the U.S. Department of Housing and Urban Development (HUD). Colorado housing authorities use these thresholds to ensure that assistance goes to those who need it most.

How Colorado Sets Its Affordable Housing Income Limits

• Income thresholds are based on location and household size, with higher or lower limits depending on the cost of living in your county.
• Most programs use percentages of AMI—commonly 30%, 50%, 60%, or 80%.
• The Colorado Department of Local Affairs (DOLA) and local Public Housing Authorities (PHAs) administer these guidelines statewide.

Find the current income limits for your county through DOLA or HUD's Income Limits Documentation System.

Popular Affordable Housing Programs in Colorado

• Housing Choice Voucher (Section 8): Provides rental assistance for eligible low-income families.
• Public Housing: Income-based rent in apartments managed by local PHAs.
• Low-Income Housing Tax Credit (LIHTC): Privately owned affordable units, usually with income restrictions at 60% or 80% of AMI.
• State and Local Rental Assistance: Emergency or ongoing rent help through community agencies.

2024 Example: Denver Metro Area Income Limits

• Single Person (50% of AMI): Up to $45,000
• Family of 4 (50% of AMI): Up to $64,250
• These numbers vary by county—always check the most recent data for your area.

How to Check Your Income Eligibility

To see if you qualify for affordable housing, follow these steps:

• Determine your household's gross annual income from all sources.
• Compare your income to the current limit for your county and household size using the DOLA or HUD tools above.
• Apply through your local housing authority or program provider. Some programs may have waiting lists.

Required Forms and Application Process

• Colorado Public Housing or Section 8 Application: Each local PHA provides an official application form. Example: "Pre-Application for Public Housing and Housing Choice Voucher Program." Download forms and instructions from your local authority, such as the Denver Housing Authority application page or the DOLA Housing Division.
• HUD Form 9886 - Authorization for the Release of Information/Privacy Act Notice: Used to verify income and eligibility. Typically submitted with your housing application. Get the official form from HUD here.
• Additional Verification Forms: Such as proof of income, identification, and household verification, as required by your local program.

For a practical example: If you're applying for Section 8 in Colorado Springs and your family income is below the limit for your area, download and complete the local PHA's application form, attach income documentation, and submit according to their guidelines.

Which Agency Handles Rental Assistance and Tenancy Issues?

The main tribunal responsible for residential tenancy disputes in Colorado is the local County Court. For housing assistance and eligibility, the Colorado Department of Local Affairs – Division of Housing and your local Public Housing Authority are your primary contacts.

Colorado Tenant Legislation

Colorado renters' rights and affordable housing rules are governed by the Colorado Revised Statutes – Title 38, Article 12: Tenants and Landlords^[1].

1. What income counts towards eligibility for Colorado affordable housing?
   Most programs include all income earned by household members over 18, including wages, Social Security, unemployment, and some benefits. Child support and certain asset income may also be considered.
2. Can my eligibility change if my income changes?
   Yes. If your household income goes up or down, you must report it to your housing provider. Major changes may affect your continued eligibility or your rent amount.
3. Is there a waiting list for affordable housing in Colorado?
   Most programs have waiting lists, especially in metropolitan areas. It's smart to apply as soon as possible and check with multiple programs in your area.
4. How do I appeal if I am denied for exceeding the income limit?
   If you believe your application was incorrectly denied, contact your Public Housing Authority to request a review or file an appeal following their process.
5. Where can I find official application forms for affordable housing programs?
   Visit your local Public Housing Authority's website or the Colorado Division of Housing for all official forms and instructions.

Key Takeaways for Colorado Renters

• Affordable housing income limits vary by program, county, and household size.
• Check the latest guidelines through official state or HUD resources before applying.
• Use the correct forms, report any income changes, and seek support if you're unsure about eligibility.

Being informed about income requirements can help you access the housing support you need and avoid unnecessary application delays.

Need Help? Resources for Renters

• Colorado Department of Local Affairs – Division of Housing (statewide affordable housing info and income limits)
• HUD Colorado Rental Assistance
• Colorado Housing Search (find affordable rentals by city/county)
• Colorado Judicial Branch: Self-Help – Housing (tenant legal information and resources)
• Contact your local Public Housing Authority for specific applications and waitlist info

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1. Colorado Revised Statutes - Title 38, Article 12: Tenants and Landlords

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