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housing assistance in california

Housing Assistance for Single Mothers in California

Complete Housing Assistance Guide for Single Mothers in California

Last updated: August 2025

Information verified with current program data as of August 12, 2025


Main Points

  • Housing Choice Vouchers (Section 8) help cover up to 70% of rent, but waiting lists average 32 months statewide with some areas exceeding 5 years
  • CalWORKs Housing Support Program provides rental assistance and case management for families enrolled in or eligible for CalWORKs
  • LIHEAP utility assistance offers up to $3,000 annually in certain counties for energy bills and crisis situations
  • Income limits vary dramatically by county – a family of three can earn up to $71,950 in some areas and still qualify for very low-income housing programs
  • Emergency rental assistance is available through local Community Action Agencies and 2-1-1 services
  • Multiple programs can be combined for maximum assistance, but funding is limited and not guaranteed

If You Need Help Today

Facing eviction or homeless? Call 2-1-1 immediately for emergency assistance. Available 24/7 with multilingual support.

Can’t pay rent this month? Contact your local Community Action Agency for emergency rental assistance. Many offer same-day crisis intervention.

Utilities about to be shut off? Apply for LIHEAP assistance through your local energy assistance provider. Crisis assistance available year-round.

In immediate danger? California Domestic Violence Hotline: (800) 799-7233 or National Domestic Violence Hotline: (800) 799-7233

Need shelter tonight? Use HUD’s Resource Locator to find emergency shelters near you, or dial 2-1-1.

Emergency Housing Assistance

Emergency Rental Assistance Programs

California’s emergency rental assistance landscape has evolved significantly since the COVID-era programs. While the state’s major Emergency Rental Assistance Program (ERAP) concluded in 2024, local programs continue to operate.

How to find current assistance:

What emergency assistance typically covers:

  • Past-due rent (usually 1-3 months)
  • Security deposits for new housing
  • Utility deposits and payments
  • Moving costs and storage fees
  • Application fees and credit check costs

Reality check: Emergency rental assistance funding is extremely limited and distributed on a first-come, first-served basis. Many programs maintain waiting lists and may close applications without notice when funding runs out.

2-1-1 California

2-1-1 is your first call for housing emergencies. This free service connects you with local resources including:

  • Emergency rental assistance
  • Shelter locations
  • Food assistance
  • Utility help
  • Mental health services

Available 24/7 in multiple languages. Simply dial 2-1-1 from any phone.

Long-Term Housing Programs

Housing Choice Vouchers (Section 8)

The Housing Choice Voucher program helps very low-income families pay for privately-owned housing. Families typically pay 30% of their income toward rent, with the voucher covering the remainder up to Fair Market Rent limits.

Current Waiting Times and Reality

Households spend an average of 32 months on a waiting list before receiving a voucher in California. However, wait times vary dramatically:

  • Urban areas (Los Angeles, San Francisco): 3-5+ years
  • Smaller cities: 1-3 years
  • Rural areas: 6 months to 2 years

Reality check: In urban areas like Los Angeles and San Francisco, the waiting time can often exceed five years due to high demand and limited funding. Some housing authorities haven’t opened their waiting lists since 2006.

Income Eligibility (2025)

Housing Choice Vouchers serve families earning up to 50% of Area Median Income (AMI), with 75% of vouchers going to extremely low-income families (30% AMI or below).

Sample Income Limits for Major California Counties:

County Family of 1 Family of 2 Family of 3 Family of 4
Los Angeles $53,000 $60,600 $68,150 $75,750
San Diego $57,900 $66,150 $74,450 $82,700
Orange $59,250 $67,700 $76,150 $84,600
Riverside $39,200 $44,750 $50,350 $55,950

Source: 2025 State Income Limits, California HCD

How to Apply for Section 8

  1. Find your local Public Housing Authority using HUD’s website
  2. Check waiting list status – many are closed or only open briefly
  3. Submit application when open – applications may be online, in-person, or by lottery
  4. Provide required documents:
    • Photo ID for all household members 18+
    • Social Security cards for all members
    • Income verification (pay stubs, benefits letters)
    • Bank statements
    • Rental history
  5. Wait for eligibility interview
  6. Complete housing search within 60-120 days of receiving voucher
  7. Pass housing inspection before move-in

Application tip: Apply to multiple housing authorities if possible to increase your chances of receiving assistance sooner.

Fair Market Rents (2025)

Fair Market Rents set the maximum amount Section 8 will pay toward rent:

Metropolitan Area 1 BR 2 BR 3 BR 4 BR
Los Angeles-Long Beach $1,950 $2,521 $3,296 $4,037
San Francisco $3,046 $3,907 $5,041 $6,024
San Diego $2,213 $2,678 $3,460 $4,220
Sacramento $1,463 $1,780 $2,308 $2,836

Source: HUD Fair Market Rents FY2025

Public Housing

Public housing developments are owned and operated by local housing authorities. Rent is typically 30% of adjusted income, and utilities may be included.

Pros:

  • Generally lower cost than Section 8 in high-rent areas
  • Stable housing with on-site management
  • Some properties offer supportive services

Cons:

  • Limited locations and unit types
  • Long waiting lists (often longer than Section 8)
  • Less choice in neighborhoods

Application process: Contact your local Public Housing Authority directly. Applications are separate from Section 8 but can often be submitted together.

CalWORKs Housing Programs

CalWORKs Housing Support Program (HSP)

The CalWORKs Housing Support Program was established in 2014 to foster housing stability for families experiencing, or at risk of, homelessness in the CalWORKs program.

Services provided:

  • Rental assistance (typically 6-12 months)
  • Security deposits and moving costs
  • Housing search assistance
  • Case management services
  • Credit repair assistance
  • Legal services related to housing

Eligibility: Families enrolled in CalWORKs or eligible for CalWORKs who are homeless or at risk of homelessness.

How to apply: Contact your CalWORKs caseworker or local county social services office.

CalWORKs Homeless Assistance (HA)

The CalWORKs Homeless Assistance Program was established to help families in the CalWORKs program meet the costs of securing or maintaining permanent housing.

Emergency assistance:

  • Temporary shelter costs (up to $85/day for 16 days)
  • Security deposits and last month’s rent
  • Moving expenses
  • Utility connections

Permanent housing assistance:

  • First month’s rent and security deposit
  • Utility deposits
  • Moving costs

Eligibility: Current CalWORKs recipients or eligible applicants who are homeless or at risk of homelessness.

Frequency: Once every 12 months, with limited exceptions.

Utility Assistance Programs

Low Income Home Energy Assistance Program (LIHEAP)

LIHEAP is a federally funded assistance program overseen by the California Department of Community Services and Development and administered by 31 Action Agencies throughout California.

Benefits Available (2025)

Regular assistance:

  • Energy bill payments to prevent shutoffs
  • Crisis assistance for immediate disconnection threats
  • Weatherization services for energy efficiency

Payment amounts vary by location and funding availability:

County Examples Maximum Annual Benefit
Marin, Contra Costa Up to $3,000
Napa, Solano Up to $1,000
Most other counties $300-$600 typical

Source: MCE Clean Energy LIHEAP Program

Income Eligibility

LIHEAP serves households earning up to 60% of state median income. A two-person household in California with a monthly household income of $42,372 or less might qualify for LIHEAP.

How to apply:

  1. Contact your local LIHEAP provider
  2. Call the state helpline: (866) 675-6623
  3. Apply online through California Online LIHEAP Application (where available)

Application seasons:

  • Winter heating assistance: October – March
  • Summer cooling assistance: May – September
  • Crisis assistance: Year-round

Required documents:

  • Photo ID for account holder
  • Social Security cards for all household members
  • Recent utility bills or disconnect notices
  • Proof of income for all household members 18+

Utility Company Assistance Programs

Major California utilities offer additional assistance:

Pacific Gas & Electric (PG&E):

  • CARE (California Alternate Rates for Energy): 30-35% discount
  • FERA (Family Electric Rate Assistance): 18% discount
  • Medical baseline allowances for health conditions

Southern California Edison (SCE):

  • Energy Savings Assistance: Free weatherization and appliances
  • Summer Discount Plan: Bill credits during peak months

Los Angeles Department of Water and Power (LADWP):

  • Lifeline rate discounts for seniors and disabled customers
  • Emergency assistance programs

Homeownership Programs

California Housing Finance Agency (CalHFA)

CalHFA offers several first-time homebuyer programs designed for moderate-income families:

MyHome Assistance Program

  • Down payment assistance: Up to $10,000-$17,500 (varies by county)
  • Interest rate: Below-market rates for qualified buyers
  • Income limits: Typically 120% of Area Median Income
  • Property types: Single-family homes, condos, townhomes

CalPLUS Conventional Program

  • Down payment: As low as 3%
  • Income limits: Vary by county, generally up to $150,000-$200,000
  • First-time buyer requirement: Must not have owned a home in the last 3 years

Apply through: CalHFA-approved lenders. Find lenders at calhfa.ca.gov.

FHA Loans

Federal Housing Administration loans are available through approved lenders:

  • Down payment: 3.5% minimum
  • Credit score: 580 minimum (500 with 10% down)
  • Income: No specific limits, but debt-to-income ratios apply
  • Mortgage insurance: Required but can be removed after reaching 22% equity

VA Loans (for Veterans)

Veterans and eligible spouses can access VA loans with:

  • No down payment required
  • No private mortgage insurance
  • Competitive interest rates
  • No prepayment penalties

Eligibility: Veterans, active duty, National Guard, and eligible surviving spouses.

Specialized Housing Resources

Transitional Housing Programs

PATH (People Assisting the Homeless) – Los Angeles

PATH operates transitional housing and supportive services throughout Los Angeles County.

Services:

  • Emergency shelter
  • Transitional housing for families
  • Permanent supportive housing
  • Case management and job training

Target population: Individuals and families experiencing homelessness, including single mothers with children.

Salvation Army Family Services

The Salvation Army operates transitional housing programs in multiple California cities:

  • Duration: Typically 6 months to 2 years
  • Services: Case management, life skills training, childcare assistance
  • Requirements: Participation in program activities and services

Contact: Find your local Salvation Army at salvationarmyusa.org.

Domestic Violence Housing

California Partnership to End Domestic Violence

24/7 Hotline: (916) 444-7163

Services:

  • Emergency shelter
  • Transitional housing programs
  • Rapid rehousing assistance
  • Safety planning and legal advocacy

Local domestic violence organizations provide:

  • Safe housing away from abusers
  • Confidential locations
  • Wraparound services including childcare
  • Legal assistance with restraining orders
  • Economic empowerment programs

Inclusive Housing Resources

LGBTQ+ Single Mothers

While California has strong LGBTQ+ anti-discrimination laws, finding affirming housing can still be challenging.

Legal protections:

Resources:

  • National LGBTQ Task Force: Housing discrimination information and resources
  • Equality California: State-specific advocacy and resource referrals
  • LGBT Community Centers: Many offer housing assistance programs

When applying for housing assistance: You cannot be denied services based on sexual orientation or gender identity. If you experience discrimination, contact the California Department of Fair Employment and Housing.

Tribal-Specific Resources

California has the largest Native American population in the United States, with 109 federally recognized tribes.

HUD Indian Housing Programs

  • Indian Housing Block Grant (IHBG): Funding for affordable housing on tribal lands
  • Section 184 Indian Home Loan Guarantee Program: Homeownership assistance for Native Americans
  • Title VI Loan Guarantee Program: Infrastructure development funding

Eligibility: Enrolled members of federally recognized tribes, though some programs serve all Native Americans.

Contact: HUD Office of Native American Programs at (800) 955-2232.

Tribal Housing Authorities

Many California tribes operate their own housing programs:

  • Round Valley Indian Housing Authority
  • Yurok Tribe Housing Department
  • Soboba Band of Luiseno Indians Housing Authority

Services typically include:

  • Rental assistance programs
  • Homeownership opportunities
  • Housing rehabilitation loans
  • Emergency assistance

Rural Single Mothers with Limited Access

Rural areas face unique challenges including limited public transportation, fewer service providers, and longer distances to resources.

USDA Rural Development Programs

Single Family Housing Direct Loans (Section 502):

  • Interest rates: As low as 1% with subsidies
  • Down payment: No down payment required
  • Income limits: Up to 80% of Area Median Income
  • Property location: Must be in USDA-eligible rural area

Use USDA’s eligibility map to check if your area qualifies.

Single Family Housing Repair Loans and Grants (Section 504):

  • Loans: Up to $40,000 at 1% interest
  • Grants: Up to $10,000 (age 62+ only)
  • Combined: Up to $50,000 total assistance

Rural transportation assistance:

  • Many rural Community Action Agencies provide transportation vouchers
  • Some counties offer dial-a-ride services for essential appointments
  • Gas assistance may be available through local emergency programs

Single Fathers

While this guide focuses on single mothers, single fathers face similar housing challenges and can access the same programs.

All federal and state housing programs described in this guide are available regardless of gender, as required by fair housing laws.

Additional considerations for single fathers:

  • Some domestic violence programs may have limited services for men, but assistance is available
  • Parenting support groups may help navigate housing challenges
  • Local fatherhood programs sometimes offer housing assistance or referrals

Contact National At-Home Dad Network for peer support and resources.

Resources by Region

Los Angeles County

Housing Authority of the City of Los Angeles (HACLA)

Housing Authority of the County of Los Angeles (HACoLA)

Emergency Rental Assistance:

San Francisco Bay Area

San Francisco Housing Authority

Oakland Housing Authority

Santa Clara County Housing Authority

Alameda County programs: achcd.org

San Diego County

San Diego Housing Commission

Housing Authority of the County of San Diego

Central Valley

Fresno County:

Sacramento County:

Northern California

Alameda County:

Contra Costa County:

Common Questions Single Moms Ask (FAQs)

How long is the wait for Section 8 in California?

Households spend an average of 32 months on a waiting list before receiving a voucher in California, but this varies dramatically by location. Urban areas like Los Angeles and San Francisco often have 3-5 year waits, while rural areas might be 6 months to 2 years. Some housing authorities haven’t opened their waiting lists in years.

Tip: Apply to multiple housing authorities if you’re willing to relocate, and check Affordable Housing Online regularly for newly opened waiting lists.

Can I work and still get housing assistance?

Yes! Most programs encourage employment. Housing assistance is based on income limits, not employment status. For example, a single mother with two children in Los Angeles County can earn up to $68,150 annually and still qualify for very low-income housing programs. Working families often receive priority in some programs.

What if my landlord won’t accept Section 8?

California doesn’t have statewide source of income discrimination protections, so landlords can legally refuse Section 8 vouchers in most areas. However, some cities like Los Angeles, San Francisco, and Oakland have local laws prohibiting this discrimination.

Strategies:

  • Use your housing authority’s landlord list
  • Look for properties that advertise “Section 8 welcome”
  • Consider offering to pay a larger security deposit
  • Ask your housing authority about landlord incentive programs

My income changed – what should I do?

Report income changes to all assistance programs within 10 days. Income increases won’t automatically disqualify you, but they may affect your benefit amount. Most programs have annual recertifications where they review your continued eligibility.

Can I get help if I’m undocumented?

Most federal housing programs require eligible immigration status, but emergency assistance through Community Action Agencies and local programs may be available regardless of status. Mixed-status families (where some members have legal status) can receive prorated assistance.

Resources for undocumented families:

  • Local Community Action Agencies
  • Faith-based organizations
  • Immigrant rights organizations
  • 2-1-1 (specify you need assistance regardless of status)

What if I have bad credit or an eviction history?

Many assistance programs don’t require good credit, especially emergency programs. For long-term housing:

  • Some housing authorities have policies allowing explanations for negative history
  • Consider programs that offer credit repair assistance
  • Look into second-chance rental programs
  • Provide references from recent landlords, employers, or community organizations

Can I use CalWORKs and Section 8 together?

Yes, you can receive both CalWORKs benefits and Section 8 assistance simultaneously. In fact, CalWORKs recipients often get priority for housing programs. CalWORKs income will be counted toward the income limits for Section 8, but many families qualify for both programs.

What happens in a housing emergency?

Immediate action steps:

  1. Call 2-1-1 for emergency assistance
  2. Contact your local Community Action Agency
  3. If you’re a CalWORKs recipient, call your caseworker immediately
  4. Apply for emergency rental assistance if available
  5. Contact legal aid if facing illegal eviction

Don’t wait – emergency assistance is limited and often first-come, first-served.

How do I avoid housing scams?

Red flags:

  • Requests for money before seeing the property
  • Pressure to sign immediately
  • No physical address or office location
  • Promises to guarantee housing assistance
  • Requests for Social Security numbers or bank information upfront

Legitimate programs:

  • Never charge application fees for government assistance
  • Have physical offices you can visit
  • Provide written program information
  • Are listed on official government websites

What if I’m facing domestic violence?

Housing assistance is available for domestic violence survivors:

  • Emergency shelter through local DV organizations
  • Rapid rehousing assistance
  • Priority status for permanent housing programs
  • Confidential address programs

Call the National Domestic Violence Hotline: (800) 799-7233 for immediate help and local referrals.

Warning Signs and Reality Checks

Program Realities

Limited funding: All housing assistance programs have more applicants than available help. Even qualifying for a program doesn’t guarantee immediate assistance.

Paperwork requirements: Missing or incomplete documentation is the most common reason for delays. Gather all required documents before applying.

Geographic limitations: Your county of residence often determines which programs you can access. Moving to a different county may affect your eligibility.

Waiting list closures: Housing authorities frequently close their waiting lists when they become too long. This isn’t personal – it reflects the shortage of affordable housing.

Common Challenges

Transportation barriers: Many program offices require in-person visits, which can be difficult without reliable transportation. Ask about:

  • Mobile service delivery
  • Virtual appointment options
  • Transportation assistance programs
  • Documents that can be submitted by mail or email

Childcare during appointments: Some agencies don’t allow children during appointments. Solutions include:

  • Asking about family-friendly appointment times
  • Requesting childcare assistance
  • Finding nearby drop-in childcare centers
  • Bringing another adult to help with children

Language barriers: Request interpreters when making appointments. All federally funded programs must provide language assistance at no cost.

Tips for Success

Document everything: Keep copies of all applications, correspondence, and documents. Take notes during phone calls, including dates, times, and who you spoke with.

Apply early and often: Submit applications as soon as waiting lists open. Set up alerts for when new lists open.

Build a support network: Connect with other single mothers who have navigated these systems. Local support groups and online forums can provide valuable tips.

Get professional help: HUD-approved housing counselors provide free assistance with applications, housing searches, and landlord negotiations.

Stay organized: Use a calendar to track application deadlines, recertification dates, and appointment times.

Additional Resources

California State Agencies

California Department of Social Services

California Department of Housing and Community Development

California Department of Community Services and Development

Federal Resources

HUD Customer Service

USDA Rural Development California

Legal Aid and Advocacy

Legal Aid Foundation of Los Angeles

Bay Area Legal Aid

Tenants Together (California Statewide)

Financial Counseling and Support

Housing counseling: Find a HUD-approved housing counselor near you for free assistance with:

  • Housing search strategies
  • Budgeting and financial planning
  • Homebuyer education
  • Foreclosure prevention

Credit repair assistance: Many Community Action Agencies and nonprofit organizations offer free credit counseling and repair services.

About this guide

Compiled by the ASingleMother.org Editorial Team

The ASingleMother.org team has been researching and writing comprehensive benefits guides for single mothers across all 50 states since 2020. Our editorial team regularly updates these guides by reviewing official government sources, contacting state agencies, and incorporating feedback from hundreds of single mothers who have used these programs.

This California guide represents over 5 years of experience helping single mothers navigate the benefits system. We verify information with official sources including California Department of Social Services, California Department of Housing and Community Development, HUD, and local housing authorities to ensure accuracy.

Information compiled from official California state agencies, HUD, USDA, and local housing authorities. Last verified: August 2025.

The ASingleMother.org editorial team welcomes feedback on this guide. If you find outdated information or discover new resources, please contact us at info@asinglemother.org so we can help other single mothers with accurate, current information.

Disclaimer

Program details, income limits, and availability can change frequently. This guide provides general information and should not be considered legal or financial advice. Always verify current program requirements, application deadlines, and income limits with the relevant agency before applying. Funding for assistance programs is limited and not guaranteed to be available when you apply.

California housing programs vary significantly by county and city. Contact local agencies directly for the most current information specific to your area. For the most current information, contact programs directly or speak with a HUD-approved housing counselor at (800) 569-4287.

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