How the NYC Affordable Housing Lottery Works
The NYC affordable housing lottery is a random selection process run through NYC Housing Connect. You create one household profile, apply to as many lotteries as you qualify for, and after each deadline every complete application receives a random log number. Marketing agents then verify applicants in log-number order. NYC Housing Partnership has served as an approved marketing agent for lottery buildings for decades, so this guide explains the process from the side that reviews your file.
The Lottery Process, Step by Step
1. Create a Housing Connect profile
Sign up free at housingconnect.nyc.gov. Enter every household member, all income sources, and your current housing situation. Keep the profile complete: log numbers are only assigned to applications whose household information is complete when the drawing happens.
2. Find lotteries that match your household
Each listing shows the available unit sizes, the qualifying income range at specific AMI levels, and any set-asides. You may fall into different income bands for different buildings, so check each listing against your household size and gross income.
3. Apply before the deadline
Submit one application per household per lottery. Applying both online and on paper for the same lottery disqualifies you. Timing within the open period does not matter; selection is random.
4. Wait for your log number to be reached
After the deadline, complete applications are randomly ordered and assigned log numbers. HPD's guidance says it can take 2 to 10 months to hear back, and buildings routinely draw from 1,000 to more than 40,000 applications.
5. Prove eligibility if selected
The building's marketing agent contacts you with a document request. Submit everything requested in a single submission: the agent cannot review a partial file. An interview follows, but reaching this stage does not guarantee a unit.
6. Sign a lease, join the waiting list, or appeal
If your file verifies, you are offered a lease or placed on the building's waiting list, which requires reconfirming interest every 6 months. If you are rejected, the notice states the reason and the deadline to appeal through Housing Connect.
Income Limits and AMI Bands (2026)
Every lottery unit is pegged to a percentage of Area Median Income (AMI), set annually by HUD. For 2026, 100% AMI for the NYC area is $152,700 for a three-person household and $169,600 for a family of four. The table shows what common AMI bands mean for a four-person household.
| AMI Level | Band Name | Max Income (4-Person Household) |
|---|---|---|
| 30% AMI | Extremely Low Income | $50,880 |
| 50% AMI | Very Low Income | $84,800 |
| 60% AMI | Low Income | $101,760 |
| 80% AMI | Low Income | $135,680 |
| 100% AMI | Moderate Income | $169,600 |
| 130% AMI | Middle Income | $220,480 |
| 165% AMI | Middle Income | $279,840 |
Source: NYC HPD 2026 Area Median Income chart (HUD FY2026, New York, NY HUD Metro FMR Area). Limits vary by household size and are updated annually.
Not sure where your household falls? Use our eligibility calculator to see your AMI band and the rents you may qualify for.
What Else Is Checked Besides Income
Assets
For rentals, total household assets may not exceed the maximum income for a four-person household at the unit's AMI level. Retirement and college savings accounts are excluded from the cap, though income they generate still counts.
Property ownership
No household member may own residential property, including co-op shares, in or within 100 miles of New York City when applying for a lottery rental.
Credit and history, with real protections
You may substitute 12 months of on-time rent payments for a credit review. No one may be rejected on a credit score alone, housing-court history may not be used against you, guarantors and co-signers may not be required, and lack of credit history cannot disqualify you.
Lottery Preferences and Set-Asides
Within every lottery, portions of the units are set aside for applicants with preferences. All preference holders must still meet the income and eligibility requirements.
- Disability set-asides: 5% of units for households with a mobility disability and 2% for hearing or vision disabilities.
- Community district preference: 20% of units in City-financed developments for residents of the community district where the building sits, reduced from 50% under a 2024 federal settlement.
- Municipal employees: 5% of units in HPD and HDC financed buildings for current NYC employees.
- NYC residents receive preference over applicants from outside the five boroughs.
Mistakes That Quietly Kill Applications
- An incomplete household profile when log numbers are assigned means your application never enters the drawing. This happens silently, for example when a household member turns 18 and has no income entry.
- Submitting more than one application per household to the same lottery, including one paper and one online, disqualifies the household.
- Entering a fake or partial Social Security number. The field is optional; leave it blank.
- Not updating your profile when income or household size changes while you wait.
- Sending documents in pieces after selection. Submit everything requested at once.
Where NYC Housing Partnership Fits In
Marketing agents are the organizations responsible for leasing or selling affordable units on behalf of developers, under HPD and HDC monitoring. After the random drawing, the marketing agent requests your documents, verifies income and eligibility, conducts interviews, and handles the first level of appeals. NYC Housing Partnership has performed this role across New York City developments for decades, alongside administering the City's Inclusionary Housing Program, so the guidance on this page reflects how files are actually reviewed.
Some of the buildings we market list their open units directly on this site. Those applications come straight to our team rather than through a lottery drawing.
See Available Affordable Units Now
NYC Housing Partnership lists current vacancies in buildings we market, with income requirements and application instructions for each property.
View Current VacanciesKeep reading
Frequently Asked Questions
- Does it cost anything to apply to the housing lottery?
- No. There is never a fee to apply through NYC Housing Connect. If your application is reached, the only allowed charge is a credit or background check fee capped at the actual cost or $20, whichever is less. Anyone charging an application fee is not a legitimate lottery; report them to 311.
- Do I need a Social Security number to apply?
- No. The SSN field is optional; leave it blank rather than entering a partial or made-up number, which can disqualify you. If your application is reached and you choose a credit review, you will need an SSN or ITIN at that point.
- Do I have better odds if I apply early?
- No. After the deadline, all complete applications are placed in random order and assigned a log number. Applying on the first day and the last day carry identical odds, and paper and online applications are treated the same.
- Is lottery income counted before or after taxes?
- Household income is counted as annual gross income, before taxes, for every household member who will live in the unit. The exception is self-employment, which counts net income after business expenses and deductions.
- Can I use a Section 8 or CityFHEPS voucher in the lottery?
- Yes. Rental subsidies such as Section 8, CityFHEPS, HASA, and similar vouchers are accepted, and minimum income requirements are waived when the voucher covers the rent.
- Will bad credit or no credit history disqualify me?
- Not by itself. You can choose to show 12 months of on-time rent payments instead of a credit review, no one may be rejected on a credit score alone, and a lack of credit history cannot be held against you. Voucher holders are exempt from credit screening entirely.
- How long does the housing lottery take?
- HPD's official guidance says it may take 2 to 10 months to hear back after a lottery closes. A single building can receive from 1,000 to more than 40,000 applications, so many qualified applicants are never contacted at all. Keep applying to other lotteries while you wait.
- What is community board preference?
- In City-financed developments, 20% of units are currently set aside for applicants who live in the community district where the building is located. The percentage was reduced from 50% under a 2024 federal court settlement.
- Can I apply if I don't live in New York City?
- Yes. Anyone can apply, but current NYC residents receive preference over non-residents in the selection process.
- What happens if my application is rejected?
- You receive a rejection notice with the reason, by email and on your Housing Connect dashboard. You can appeal within the deadline stated in the notice by submitting your appeal and supporting documents through Housing Connect. If the marketing agent denies the appeal, you may file a complaint with HPD or HDC.