How Do San Francisco Housing Lotteries Work?
Answer first: San Francisco fills most below-market-rate (BMR) rentals by lottery. You apply free on DAHLIA, the city's affordable housing portal, one application per listing. After the deadline, the Mayor's Office of Housing and Community Development (MOHCD) gives every complete application a random rank. Applicants who qualify for a preference, such as a Certificate of Preference, the Displaced Tenant Housing Preference, the Neighborhood Resident Housing Preference, or Live or Work in San Francisco, move up the line. Each unit has an income limit set as a percentage of area median income (AMI). In 2026, 80% of AMI is $90,750 a year for 1 person.
The lottery only decides your place in line. After it, the leasing team checks your income and documents, so have them ready before you apply.
General information, not legal advice. Rules can differ by building. Check the listing on DAHLIA and sf.gov, or ask a housing counselor. Sources were checked on October 1, 2026.
The steps at a glance
| Step | What happens | What you do |
|---|---|---|
| 1. Find a listing | Open lotteries are posted on DAHLIA | Check the unit sizes, rents and income limits |
| 2. Apply | One free application per listing, about 15 minutes | Give your household and income, and claim any preferences |
| 3. The lottery | Every complete application gets one random rank | Check your results on DAHLIA |
| 4. Preferences | Preference holders are ranked above the general pool | Have proof of each preference ready |
| 5. Selection | The building's leasing team contacts applicants in order | Reply fast, sometimes within 2 to 5 business days |
| 6. Eligibility review | Income, assets and household size are checked | Send your documents within the deadline |
| 7. Lease | Approved applicants sign a lease | Recertify your eligibility each year |
What DAHLIA is
DAHLIA San Francisco Housing Portal is the city's online portal for affordable housing. sf.gov calls it "San Francisco's first stop" for people applying for affordable housing. On it you can view and filter available units by your eligibility, household size and the units' amenities, and apply.
sf.gov says that when you apply to a listing on DAHLIA, you are entering a lottery to decide your place in line for the open units in that building. Applying is free and takes about 15 minutes. The form asks about your income and who you will live with.
Some listings are first come, first served instead of a lottery. sf.gov lists those separately.
One application per lottery. MOHCD's lottery procedures manual says you may submit only one application per lottery, online or on paper. If you submit more than one, or appear on more than one, all of them are removed. You then have 24 hours to appeal in writing.
What a below-market-rate rental is
San Francisco's Inclusionary Housing Program requires developers of market-rate housing to create affordable units, called Below Market Rate (BMR) units. Many of them are inside the market-rate building. sf.gov says the program includes over 4,000 affordable units across the city.
MOHCD's inclusionary manual says the BMR rental program serves low-, moderate- and middle-income households, and that each BMR unit has its own rent level and income limit. Common tiers in that manual:
| Household income | Can apply for units with rents set at |
|---|---|
| Up to 65% of AMI | 55% of AMI |
| 65% to 90% of AMI | 80% of AMI |
| 90% to 130% of AMI | 110% of AMI |
Each listing on DAHLIA shows its own rent and income range. Always check the listing.
How income limits are set
Area median income. sf.gov says AMI is the average household income for the San Francisco metro area, which includes San Francisco, San Mateo and Marin counties. MOHCD uses the unadjusted AMI that the U.S. Department of Housing and Urban Development (HUD) publishes each year to set income limits and maximum rents.
The 2026 table. MOHCD's 2026 chart is derived from HUD's 2026 median family income for San Francisco, unadjusted for high housing costs and rounded to the nearest $50. HUD published it on May 1, 2026. The chart took effect on June 1, 2026. Some of its maximum incomes:
| Income level | 1 person | 2 people | 4 people |
|---|---|---|---|
| 55% of AMI | $62,400 | $71,350 | $89,150 |
| 80% of AMI | $90,750 | $103,750 | $129,700 |
| 100% of AMI | $113,450 | $129,700 | $162,100 |
| 110% of AMI | $124,800 | $142,650 | $178,300 |
Gross income counts. sf.gov says your household's total pre-tax (gross) income decides your income eligibility.
Minimum income. A building may set a minimum income. MOHCD's manual says it must not be more than 2 times the maximum annual rent. If you use a rent subsidy such as a Housing Choice Voucher, the minimum is based on your share of the rent instead.
Assets. MOHCD's manual counts assets toward income. Up to $60,000 of liquid assets is not counted. Ten percent of the value above $60,000 is added to your household income. Retirement accounts, such as an IRA or a 401(k), are not counted.
Other rules in MOHCD's manual:
- No one in the household may have owned any residential property in the 3 years before the application.
- A household made up only of full-time students is not eligible, with some exceptions, such as married couples, single parents and veterans.
- A household must have at least 1 person per bedroom.
How the lottery works
sf.gov describes it like this:
- After you apply, you get a unique lottery number.
- MOHCD runs the lottery using random.org. Everyone gets a unique rank.
- If you qualify for a preference, you move up in line. If you do not, you are in the General Lottery.
- Usually you can check the results on DAHLIA right after the lottery.
MOHCD's manual adds that each applicant gets only one rank. That same rank sorts you in every preference pool you qualify for. You do not need to attend the lottery. It is your job to check your results.
The preference programs
sf.gov says a preference helps you rank higher. If you do not qualify for one, you are ranked below the people who do. Only 1 person in your household needs to qualify.
| Preference | Who qualifies (sf.gov) | Where it applies |
|---|---|---|
| Certificate of Preference (COP) | People displaced by the former San Francisco Redevelopment Agency, and their descendants | Most buildings; COP holders get the highest priority |
| Displaced Tenant Housing Preference (DTHP) | Tenants forced to move by fire damage, an owner move-in eviction, an Ellis Act eviction, rising rent in an affordable unit, or an unlawful unit | Buildings with at least 5 units for sale or rent |
| Neighborhood Resident Housing Preference (NRHP) | People who live within a half-mile of the listing, or in the same supervisor district | New buildings, rented or sold for the first time, with at least 5 units |
| Live or Work in San Francisco | People who live in San Francisco, or work at least 75% of their working hours in the city | Most buildings |
| Veteran priority | Veterans who also qualify for one other preference | Priority within that other preference |
The order. MOHCD's manual sets the order for BMR rentals in new buildings: Certificate of Preference, then Displaced Tenant Housing Preference (up to 20% of the units), then Neighborhood Resident Housing Preference (up to 40% of the units), then Live or Work in San Francisco, then the general pool. Neither DTHP nor NRHP applies to projects with fewer than 5 affordable units. For re-rentals of existing BMR units, the order is COP, DTHP, Live or Work, then the general pool.
Accessible units. Units with accessibility features go first to households with a documented need for those features.
Each listing differs. sf.gov says to check DAHLIA for which preferences a listing offers. Some projects have special preferences of their own.
Documents to prepare
sf.gov tells applicants to have these ready:
- up to 3 to 6 months of pay stubs or other proof of income;
- tax returns for the previous 1 to 2 years;
- up to 3 to 6 months of recent bank statements;
- a government-issued ID;
- your previous addresses and landlord contact details; and
- proof of who will live with you, especially for legal guardians or parents with joint custody.
MOHCD's manual sets a minimum for BMR rentals. Each adult in the household must send, within 5 business days: the most recent federal tax return with all schedules, W-2s and 1099s; 2 current pay stubs in a row (or a year-to-date profit and loss statement if self-employed); and 2 current bank or asset statements in a row for every account.
Proof for a preference. If you claim Live or Work in San Francisco, MOHCD accepts documents such as a utility bill, a pay stub, public benefits records or school records. They must show the household member's name and current address and be dated within 45 days of the application. If your employer is not based in San Francisco, you need a letter saying you work at least 75% of your hours in the city. If you cannot prove a preference, you do not get it.
What happens after you are selected
- A leasing agent contacts you. sf.gov says to look for messages from the building's leasing agent. You may need to answer within 2 to 5 business days. If you miss the deadline, you can lose your chance at that listing.
- Your eligibility is checked. MOHCD's manual says applications are reviewed only after the lottery ranking is final. Sending documents does not guarantee an offer. Rental and credit history can be checked only after income and asset eligibility is final.
- Fees and credit. MOHCD's manual says the application fee cannot be more than $35 per adult, and the program has no minimum credit score.
- Time to sign. Once you are approved in writing, you have at least 7 calendar days to sign the lease.
- Saying no is allowed. You can turn down a unit without losing your eligibility for future units.
- Appeals. If you are found ineligible, you can appeal to the building within 5 calendar days of the letter. MOHCD aims to respond within 5 business days, and its decision is final. After a denial based on criminal history, you have 14 days.
- How long it takes. sf.gov says the process takes several weeks to months.
- Every year. You must show each year that you still live in the unit and are still eligible.
Where to find open lotteries
RentReboot keeps a free list of open San Francisco housing lotteries, with deadlines and links to the official listing. Apply through DAHLIA or the city's official paper application. Applying is free, so do not pay anyone to enter a lottery for you.
If you also want to look at market-rate apartments while you wait, RentReboot watches 100+ Bay Area rental sources and sends you the matches by email or text. There is a free plan and optional paid upgrades. Set up Bay Area apartment alerts. To compare the main ways to search, see the best apartment search sites in San Francisco.
San Francisco housing lottery FAQs
Does it cost money to apply for a San Francisco housing lottery?
No. sf.gov says applying on DAHLIA is free. If you are selected, MOHCD's manual says a building's application fee cannot be more than $35 per adult.
Can I apply to more than one lottery?
Yes, you can apply to different listings. But you may submit only one application per lottery. If you submit more than one for the same lottery, or appear on more than one, all of them are removed.
What income do I need for a BMR rental?
Each unit has its own income range. It has a maximum, set as a percentage of AMI, and it may have a minimum of up to 2 times the rent. In MOHCD's 2026 chart, 80% of AMI is $90,750 for 1 person and $129,700 for 4 people.
Does a preference guarantee me a unit?
No. A preference puts you above applicants without one, but you are still sorted by your lottery rank. You must also prove the preference and meet the income and other rules.
What should I do if I win the lottery?
Watch for messages from the building's leasing agent and answer fast, sometimes within 2 to 5 business days. Have your tax returns, pay stubs, bank statements and ID ready to send.
Can I own a home and apply for a BMR rental?
Usually not. MOHCD's manual says no one in the household may have owned residential property in the 3 years before the application.
More Bay Area renter guides
- Is My San Francisco Apartment Rent Controlled?: the 1979 cutoff and rent increase limits.
- Which Bay Area Cities Have Rent Control in 2026?: the state cap and each city's allowable increase.
- What Does It Cost to Rent in the Bay Area in 2026?: market asking rents by city and neighborhood.
- Open San Francisco housing lotteries
- Bay Area apartment alerts
Sources
Checked on October 1, 2026. Program rules and income limits change each year. Recheck these sources before you rely on them.
- sf.gov: How the affordable housing lottery works: lottery numbers, random rank, preferences, results.
- sf.gov: Learn about housing lottery preference programs: the preference list and who qualifies.
- sf.gov: Learn about the Certificate of Preference: COP holders' highest priority.
- sf.gov: Get priority in a housing lottery: check each listing for its preferences; housing counselors.
- sf.gov: Understand the rental process: free, 15 minutes, what the form asks, timeline, yearly recertification.
- sf.gov: After the rental housing lottery: documents to prepare, leasing agent contact, response deadlines.
- sf.gov: Creating an online affordable housing portal: what DAHLIA is.
- sf.gov: Renting affordable housing: first come, first served listings.
- sf.gov: Inclusionary Housing Program: over 4,000 affordable units.
- sf.gov: Area median income (AMI) FAQs: what AMI is and how MOHCD uses HUD's figures.
- MOHCD: 2026 maximum income by household size: the 2026 income chart, effective June 1, 2026.
- sf.gov: Eligibility for MOHCD housing programs: gross income counts.
- MOHCD: Marketing, Housing Preferences and Lottery Procedures Manual (revised January 22, 2024): one application per lottery, preference order and set-asides, proof of preferences, review after the lottery, time to sign, appeals.
- MOHCD: Inclusionary Affordable Housing Program Monitoring and Procedures Manual (July 25, 2024): BMR tiers, minimum income, assets, ownership and student rules, documents, fees, appeals.
- DAHLIA: Housing counselors