Last updated: July 27, 2026
Bottom line: Area median income, usually called AMI, is a local income benchmark. A home repair program may serve households below 30%, 50%, 80%, 100%, or another percentage of AMI. To check your chances, you need the exact program, the correct income-limit area, your household size, the current limit year, and the program’s definition of household income. Being under the limit does not guarantee approval.
AMI can look simple on a flyer: “Applicants must be at or below 80% AMI.” The real test is more detailed. The limit for one person is different from the limit for four people. A county may use a different chart than a nearby city. A program may count everyone living in the home, only certain family members, or all adults. It may look at current income, projected yearly income, a tax return, or another period.
This guide explains how to find the right number, compare it with your income, and ask the questions that prevent an avoidable denial. For a broader starting point, see our guide to home repair assistance.
| Wording you may see | What it usually means | Important caution |
|---|---|---|
| At or below 30% AMI | A very low income target, often for the households with the greatest need. | Use the program’s official chart. HUD’s extremely low-income limit can involve a poverty-guideline adjustment. |
| At or below 50% AMI | Often called very low income. | The published limit may not equal exactly half of the area’s raw median income. |
| At or below 80% AMI | A common low- or moderate-income ceiling for local repair programs. | It is an eligibility ceiling, not a promise of a grant or available funding. |
| At or below 100% or 120% AMI | Used by some local, utility, disaster, plumbing, or middle-income programs. | Higher limits are program-specific. Do not assume every repair program accepts them. |
| 200% of poverty or 60% state median | A different income system used by some energy programs. | This is not the same as 60% AMI. |
What Area Median Income Means
The median is the middle, not the average. If every family income in an area were placed in order, the median would be the point where half are above and half are below. The U.S. Department of Housing and Urban Development, or HUD, estimates Median Family Income for metropolitan areas, parts of some metropolitan areas, and nonmetropolitan counties.
In affordable housing, people commonly use “area median income” or AMI. HUD explains that an unqualified AMI usually means the same basic benchmark as HUD’s Median Family Income, or MFI. When a program says “80% AMI adjusted for household size,” it is usually pointing to an income-limit table built from that benchmark.
HUD’s FY 2026 income limits took effect May 1, 2026. They are based on location and family size. HUD also warns that the official 50% and 80% limits may not equal simple multiplication of the raw median. Housing-cost adjustments, rural floors, national limits, and year-to-year caps can change the final number. For official use, HUD says to use the published limits, not a home calculation.
Do not multiply AMI by 0.80 and stop. A four-person median of $100,000 does not automatically make the official one-person 80% limit $80,000. The official limit is adjusted for household size and other HUD rules. Use the exact chart named by the repair program.
Why the same income can qualify in one place but not another
Income limits are local. A household earning $55,000 may be under 80% AMI in a high-cost metropolitan area but over the limit in a lower-income rural county. Even neighboring places can use different HUD Metro Fair Market Rent Areas, county limits, or local program charts.
The year matters too. HUD updates limits annually, but a local program may not switch charts on the same day. Ask which year and effective date the office is using. If a website shows an older table, do not assume it still controls.
How to Find the Right Income Limit
- Identify the exact program. “City repair grant” is not enough. Get the full program name and the agency taking applications.
- Ask which income chart controls. It may be HUD Section 8 limits, HOME limits, CDBG low- and moderate-income limits, USDA limits, poverty guidelines, state median income, or a local chart.
- Confirm the geographic area. Ask whether the limit is based on your city, county, metropolitan area, HUD subarea, or another service area.
- Use the correct household size. Count people only as the program instructs. Do not assume a tax dependent, roommate, child away at school, live-in aide, or co-owner is treated the same by every program.
- Check the effective year. Ask whether the office is using FY 2026 limits or an older approved chart.
- Ask how income is calculated. Find out what sources count, what period is reviewed, and whether the office projects current income for the next 12 months.
The safest national starting point is HUD’s 2026 documentation system. It can show the median and the extremely low-, very low-, and low-income limits for a selected area. HUD’s published tables are the official figures, but the local repair office still decides which table and income definition apply to its program.
For local help, search the city or county housing department for “owner-occupied rehabilitation,” “emergency home repair,” “housing preservation,” or “community development.” Our guide on finding local programs gives a step-by-step search plan.
Ask for the chart in writing. Request a PDF, webpage, screenshot, or printed table that shows the program name, effective date, household sizes, and income limits. Keep it with your application.
How to Compare Your Household Income
Start with gross income before taxes unless the program tells you to use another figure. Then follow the program’s written rules. Do not leave out income because you think it should not count. Report it and let the agency apply any exclusion.
Programs may review wages, tips, overtime, bonuses, Social Security, Supplemental Security Income, pensions, unemployment, workers’ compensation, self-employment, rental income, child support, alimony, regular cash help, and income from assets. The treatment of each source varies. A bank balance is not always counted as income, but interest or income produced by an asset may be. Some programs also have a separate asset limit or require asset records.
Household composition can be just as important. One program may count every person who lives in the home. Another may use a federal “family” definition. A local office may require income proof from all adults, even an adult who reports zero income. Ask before you calculate.
| Pay schedule | Simple annual estimate | Example |
|---|---|---|
| Weekly | Gross pay × 52 | $700 × 52 = $36,400 |
| Every two weeks | Gross pay × 26 | $1,400 × 26 = $36,400 |
| Twice a month | Gross pay × 24 | $1,500 × 24 = $36,000 |
| Monthly | Gross pay × 12 | $3,000 × 12 = $36,000 |
These calculations are only a screening tool. The agency may average several pay stubs, include likely overtime, use a benefit award letter, review a tax return, or calculate self-employment income under its own rules.
A simple screening example
Suppose a local repair program’s current chart says the three-person limit is $61,000. Your best estimate of the income the program may count is $58,400. You appear to be $2,600 under the limit, but you are not approved yet. The office still needs to verify the household members, income sources, property, repair, documents, and available funding.
If your estimate is close to the line, apply or request a formal prescreen instead of rejecting yourself. A bonus, recent job loss, change in work hours, or program exclusion can affect the final calculation. Never change or hide facts to get under a limit.
How Different Repair Programs Use Income Rules
AMI is common, but it is not universal. The funding source often determines the income system and the type of help.
| Program path | Common income approach | Type of help | Reality check |
|---|---|---|---|
| Local CDBG or HOME repair program | Often a current local limit at or below 80% AMI, but a program may target a lower group. | Grant, deferred loan, forgivable loan, zero-interest loan, or a mix. | HUD funds governments. Homeowners normally apply through a city, county, state, or local partner. |
| USDA Section 504 | USDA very-low-income limit by county and household. | 1% repair loan; grant for eligible homeowners age 62 or older. | The home must be in an eligible rural area, and grant funds are limited to health and safety hazards. |
| Weatherization Assistance Program | DOE eligibility generally includes households at or below 200% of poverty or receiving SSI; a state may elect 60% of state median income. | Energy-efficiency and health-and-safety service, not cash paid to the household. | Weatherization is not a general remodeling or full roof replacement program. |
| Nonprofit, senior, disability, utility, or local special program | May use AMI, poverty, state median income, benefit enrollment, age, disability, or a local hardship rule. | Volunteer service, grant, modification, rebate, cost share, loan, or referral. | Service area, open status, repair type, and repayment terms vary. |
CDBG and HOME programs are local
HUD’s Community Development Block Grant program allows residential rehabilitation, but HUD does not provide CDBG repair assistance directly to homeowners. Cities, counties, and states decide whether to operate a repair program, what repairs to cover, and whether help is a grant or loan. At least 70% of a grantee’s CDBG funds over its chosen one- to three-year period must benefit low- and moderate-income people, but that does not mean every resident below 80% AMI receives assistance.
HOME-funded homeowner rehabilitation is also administered by a participating state or local jurisdiction. The HOME income limits use HUD median-income methods and household-size adjustments, but the local office sets its program design. Read our CDBG and HOME guide for the application path.
A real example: one city, several limits and aid types
Austin, Texas shows why the program name matters. Austin Housing’s current repair program page lists safety repair grants of up to $20,000 for households at or below 80% MFI. Its plumbing program lists grants up to $15,000 with a 100% MFI ceiling. Its rehabilitation program offers 0% loans up to $75,000 for repairs and up to $350,000 for reconstruction, with no monthly payments and possible forgiveness over time. Austin’s 2026 income table took effect June 1, 2026.
These rules apply only in Austin. They show that two programs in the same city can use different percentages, repair caps, and repayment terms. Austin Housing directs applicants to its interest form and lists 512-974-3100 and hpdcs@austintexas.gov for questions.
USDA uses its own very-low-income test
The USDA Section 504 program serves very-low-income owner-occupants in eligible rural areas who cannot obtain affordable credit elsewhere. As of July 27, 2026, USDA lists loans up to $40,000 at 1% fixed interest for 20 years. Grants are available to eligible homeowners age 62 or older, with a regular lifetime maximum of $10,000. A higher $15,000 grant limit applies for eligible repairs to homes damaged in a presidentially declared disaster area. Grants must be repaid if the property is sold in less than three years.
USDA accepts applications through local Rural Development offices on an ongoing basis, subject to funding. Use USDA’s county limit and address eligibility process, not a general city 80% AMI chart. Our Section 504 guide explains the basics.
Weatherization may not use AMI at all
The Department of Energy says the Weatherization Assistance Program is run through state and local providers. DOE eligibility generally includes households at or below 200% of the poverty guidelines or households receiving SSI. A state or territory may instead elect the LIHEAP standard of 60% of state median income.
The 2026 poverty guidelines are a national administrative measure with separate amounts for the contiguous states, Alaska, and Hawaii. They are not AMI. Always use the weatherization provider’s current chart because a program can choose when to adopt new guidelines.
Being Under the Income Limit Is Only One Rule
A program can find you income-eligible and still place you on a waitlist or deny the repair. Common additional rules include:
- You own and occupy the home as your main residence.
- The home is inside the program’s service area.
- The repair is an allowed health, safety, access, energy, code, or structural need.
- Ownership, deed, manufactured-home title, taxes, mortgage, and insurance meet local rules.
- The home can be repaired within the program cap and construction standards.
- Work started before written approval may be ineligible.
- Cosmetic remodeling, additions, luxury upgrades, rentals, second homes, and vacation homes are often excluded.
Funding can close even when the written program still exists. Some offices accept applications only during a window. Others keep a waitlist, rank urgent cases, or pause intake when yearly funds are committed.
Manufactured homes may have extra rules about land ownership, lot leases, permanent foundations, title status, park permission, and home age. See our guide to manufactured home repairs.
Do not hire a contractor too soon. Many programs must inspect the home, approve the scope, complete environmental review, or use an approved contractor before work begins. Emergency steps may be needed to stop immediate danger, but ask before signing a large contract or paying a deposit.
What to Do If You Are Over the Limit
First, make sure the comparison was correct. Ask the office to confirm the household size, income sources, review period, and chart. A website calculator or your own tax-return figure may not match the program’s method.
- Ask for the exact reason and the calculation in writing.
- Check for a clerical error, duplicate income, wrong household size, or old limit table.
- Explain recent changes such as reduced hours, job loss, retirement, separation, or a benefit change, and ask what proof is accepted.
- Ask whether the office has another program with a higher ceiling, a loan option, a utility program, or a waitlist for a different funding source.
- Apply to programs that use a different standard, such as weatherization, USDA rural assistance, a nonprofit repair service, an accessibility program, or a utility rebate.
Do not hide income, remove a household member from the form, or submit altered records. That can cause denial, repayment demands, loss of future eligibility, or fraud problems.
If borrowing is the only path, compare the payment, interest, fees, lien, balloon payment, and what happens if you sell or refinance. A HUD housing counselor can discuss home improvement and rehabilitation options. Call 800-569-4287 to find a participating agency. Counseling does not create a grant, but it can help you avoid unsafe financing.
Local nonprofit repair programs may use donated labor, grants, cost sharing, or affordable repayment. Habitat help is local and is not always free; our Habitat repair guide explains what to ask.
Documents to Gather and Questions to Ask
Do not wait until every paper is perfect before making the first call. Ask for the program checklist, then build a folder. Our detailed document guide covers hard-to-prove situations.
- Photo identification.
- Proof of address and primary occupancy.
- Deed, mortgage statement, tax record, manufactured-home title, life estate, trust, or other accepted ownership proof.
- Recent pay stubs and benefit award letters for the people the program counts.
- Tax returns, self-employment records, or zero-income statements if requested.
- Bank or asset statements if required.
- Repair photos, code notices, utility notices, inspection reports, and estimates if the office requests them.
- Property-tax, insurance, mortgage, lien, disaster, or contractor records.
Script: asking which limit applies
“I am calling about the [program name]. Which 2026 income-limit chart do you use for my address? Is it based on AMI, HOME, CDBG, USDA, poverty guidelines, or another standard? What is the limit for a household of [number]?”
Script: asking what income counts
“Before I apply, can you tell me who counts as a household member, which income sources you include, and what period you review? Do you use current pay, projected annual income, the last tax return, or another method?”
Script: if you are close to the limit
“My estimate is close to the limit. Can your office do a prescreen or formal calculation? My income changed because of [short reason]. What documents should I provide so the decision uses current information?”
For the full application sequence, read how to apply. Keep a call log with the date, staff name, phone number, chart used, documents requested, and next step.
Common AMI Mistakes
- Using a statewide median when the program uses a county or metropolitan limit.
- Using the four-person limit for a one-person household.
- Multiplying raw AMI instead of using the official adjusted table.
- Using last year’s limits without asking which year the program adopted.
- Comparing net take-home pay when the program asks for gross income.
- Leaving out a household member or income source without written permission.
- Assuming “under 80% AMI” means the help is a grant.
- Assuming income eligibility means funding is open or the repair is covered.
Scam and Financing Warning
The federal government does not send surprise offers of free repair money. USAGov repair guidance warns that eligibility depends on income, age, property type, and location, and that “free money” ads are often scams.
The FTC repair scam guide warns about pressure, cash or wire demands, poor work, and contractor-arranged financing that can put a home at risk. Verify the agency through an official government or nonprofit site. Never pay a fee to unlock an AMI chart, reserve a grant, or move ahead on a secret list.
Frequently Asked Questions
Is AMI based on gross or net income?
Many home repair programs start with gross income before taxes, but the exact definition varies. Ask which income sources count, which exclusions apply, and what time period the program uses. Do not rely only on take-home pay or adjusted gross income from a tax return.
Does 80% AMI mean I receive 80% of the repair cost?
No. It is an income-eligibility threshold. It does not describe the amount of assistance. The program may offer a fixed grant cap, a loan, a deferred or forgivable loan, a service, or no funding if the budget is exhausted.
Why is my official 80% limit not exactly 80% of the area median?
HUD applies household-size adjustments and other rules, including housing-cost adjustments, rural floors, national limits, and annual caps. Use the official program table instead of multiplying the raw median yourself.
Which household size should I use?
Use the number the program tells you to use. Programs can differ in how they treat roommates, unrelated adults, children away at school, live-in aides, co-owners, and people temporarily absent from the home.
Can I qualify if my income recently went down?
Possibly. Ask whether the program projects current income for the next 12 months or uses a past tax return or another period. Provide proof of reduced hours, job loss, retirement, benefit changes, or other current circumstances.
What happens if I am one dollar over the limit?
A strict program may find you ineligible, but first ask for the written calculation and check the chart, household size, counted income, and effective date. Then ask about another program with a different limit or income method. Never hide income.
About This Guide
How we researched this page: We checked official federal, state, local, tribal, utility, and trusted nonprofit sources linked in this article. We reviewed program names, service areas, eligibility rules, application routes, contact details, and whether each option is a grant, loan, rebate, service, or referral.
Our role: HomeRepairGrants.org is an independent information website. We do not run these programs, accept applications, choose recipients, or guarantee funding or approval.
Local changes: Funding, waitlists, service areas, income limits, and application periods can change. Confirm current details with the organization that runs the program before you apply, sign papers, pay money, or start repair work.
Corrections: See something outdated or incorrect? Email info@homerepairgrants.org and include the page URL and a reliable source when possible.
Disclaimer: This guide provides general information. It is not legal, financial, tax, insurance, medical, disability-rights, contractor, or government-agency advice.
Last verified: July 27, 2026 | Next review: October 27, 2026