Chicago is a college town. Between the University of Chicago, Northwestern, UIC, DePaul, Loyola, Columbia, IIT, and dozens of professional and graduate programs, tens of thousands of students arrive every year looking for somewhere affordable to live. With downtown market rents out of reach for many, more students are asking the same question: can I apply for one of Chicago's affordable apartments?
The short answer is yes — students can qualify for many affordable apartments in Chicago, especially ARO units inside new luxury buildings. But the rules differ depending on whether the unit is funded by the city's ARO program, federal LIHTC tax credits, or a Section 8 voucher. This guide walks through eligibility, what counts as income when you're a student, the LIHTC student rule that trips most people up, and when a co-signer is the right move.
Are students eligible for affordable housing in Chicago?
Eligibility depends on which program owns the affordability of the unit. The three main paths in Chicago are:
- ARO (Affordable Requirements Ordinance): Chicago's local program that requires new residential developments to set aside a share of units as income-restricted. ARO does not exclude students. If your earned income falls inside the AMI cap for the unit and you pass screening, you can apply.
- LIHTC (Low-Income Housing Tax Credit): A federal program funding many smaller affordable buildings. LIHTC has a strict full-time student rule: households composed entirely of full-time students are not eligible unless they meet one of the listed exceptions (covered below).
- Section 8 Housing Choice Voucher: Federally funded rental assistance. Full-time students under 24 enrolled in higher education face additional eligibility tests under HUD rules; voucher use as a student is possible but limited and waitlists in Chicago are long. See our Section 8 Chicago guide for details.
For most students, the realistic option is ARO. ARO units sit inside private market-rate buildings — many of them new high-rises in Fulton Market, Streeterville, River North, and the West Loop — and the building treats the application like any other lease, with the added step of income verification against the AMI cap.
How income verification works for students
For ARO eligibility, landlords need to verify that your household income is at or below the AMI tier for the unit (typically 60% or 80% AMI). For 2026, a few reference points for a one-person household:
- 30% AMI — up to $25,530/year
- 50% AMI — up to $42,550/year
- 60% AMI — up to $51,060/year
- 80% AMI — up to $68,050/year
Source: City of Chicago 2026 Income and Rent Limits. Effective May 1, 2026. Last verified: .
Limits scale up with household size — see the full chart on our Chicago income limits page. Most students who only earn part-time or graduate-stipend income fall well within these caps.
What counts as student income
- Counts: W-2 wages from a job, TA/RA wages, taxable fellowship stipends paid as income, 1099 contract earnings, recurring assistantship payments, regular gifts/support documented over time.
- Usually doesn't count: Student loans (they're debt, not income), one-time scholarships applied directly to tuition, financial aid refunds, family support that isn't documented.
- Gray area: Some buildings will count a documented monthly contribution from a parent if it's deposited on a regular schedule; others will require a co-signer instead.
Bring: a current pay stub or two, your most recent tax return (or transcript), an offer/award letter showing stipend amount and term, and a photo ID. For international students, plan to bring visa documentation, your I-20, and any SSN/ITIN you have. Our required documents checklist has the full list.
Common restrictions students should know
The LIHTC full-time student rule
This is the rule that catches most students off guard. Federal LIHTC properties cannot rent to a household composed entirely of full-time students. You qualify for an exception only if:
- You're married and file taxes jointly, or
- You're a single parent with a child you can claim as a dependent, or
- You're a former foster youth, or
- You receive TANF (welfare) assistance, or
- You're enrolled in a federal, state, or local job-training program.
If none of those apply and every member of your household is a full-time student, you should focus on ARO units in private buildings rather than LIHTC properties. ARO units don't carry this restriction.
Minimum income / 2.5x rent rule
Even if you fall under the AMI cap, most Chicago landlords require tenants to earn at least 2x to 2.5x the monthly rent in gross income. ARO rents are capped low, so this is usually less brutal than market-rate applications — but a 2x–2.5x rule still means you need verifiable monthly income of two to two-and-a-half times the unit's rent. Students whose wages fall below that usually solve it with a co-signer rather than a higher income.
Credit and screening
ARO applications still go through standard tenant screening — credit history, eviction history, and background checks. Many students have thin credit files rather than bad credit, and most Chicago landlords accept thin files when paired with a qualified co-signer.
When to use a co-signer or guarantor
A co-signer (sometimes called a guarantor) signs the lease alongside you and becomes legally responsible for the rent if you don't pay. For students this is the most common path to approval when your own wages don't meet the building's income-to-rent ratio. Things to know:
- Most Chicago buildings require the co-signer to earn 3x to 5x the monthly rent and pass a credit check.
- The co-signer's income does not change your ARO eligibility — that's still measured against your household income vs. the AMI cap.
- Co-signers usually need to be U.S.-based with verifiable income; some buildings won't accept overseas guarantors, which can be an obstacle for international students.
- If a parent or family co-signer isn't available, services like Insurent or TheGuarantors act as paid guarantors for a one-time fee — confirm with the leasing office before you apply.
How to apply as a student
- Estimate your AMI tier using the eligibility calculator so you know which buildings to target.
- Browse current Chicago ARO listings and filter by neighborhood and AMI tier.
- Gather documents using our required document checklist — pay stubs, tax return, offer letter, ID, and co-signer info if needed.
- Apply directly to the building's leasing office. For newly delivered buildings, Some properties award units through a Chicago housing lottery while others use a waitlist or rolling applications — ask each property.
- Be ready to submit a co-signer application if your wages alone don't meet the 2–2.5x rent rule.
For a full step-by-step that isn't student-specific, see our how to qualify for ARO housing guide.
Frequently asked questions
Can students qualify for affordable housing in Chicago?
Yes — students can qualify for many Chicago affordable housing programs, but eligibility depends on the specific program. ARO (Affordable Requirements Ordinance) units in private buildings are generally open to students who meet the income limits and pass standard rental screening. Federal programs like Section 8 and LIHTC apply stricter rules: most full-time students are excluded from LIHTC-funded buildings unless they meet a narrow exception (married filing jointly, single parent with a child, former foster youth, receiving TANF, or in a job-training program).
Can full-time students apply for ARO apartments in Chicago?
Yes. The City of Chicago's ARO program does not categorically exclude full-time students. As long as your verifiable household income is at or below the AMI tier for the unit (typically 60% or 80% AMI) and you meet the building's credit and screening criteria, you can apply. The student-status restriction people often worry about applies to federally funded LIHTC properties, not to ARO units in private market-rate buildings.
What income counts when a student applies for affordable housing?
Landlords look at verifiable, ongoing income — typically W-2 wages, 1099 income, regular stipends, fellowship payments, and recurring financial support. Student loans and one-time scholarships generally do not count as income because they're not earnings. If your wages are below the building's minimum income requirement (often 2–2.5x rent), you'll usually need a co-signer or guarantor to be approved.
Are there income limits that disqualify students from ARO housing?
ARO income limits are the same for everyone — they're based on household size and the building's AMI tier, not student status. For 2026, a one-person household at 60% AMI typically needs to earn under $51,060, and under $68,050 at 80% AMI. If your earned income is under those caps you may qualify on income alone. See our Chicago income limits page for the current chart.
Can I use a parent or co-signer to qualify for an ARO apartment?
Most Chicago private landlords allow co-signers (guarantors) when a tenant can't meet the income-to-rent ratio on their own. The co-signer typically needs to earn 3–5x the monthly rent and pass a credit check. A co-signer doesn't change income eligibility for ARO — that's still based on the tenant's own household income — but it can satisfy the landlord's affordability screening so your application gets approved.
Do dorms and university housing count as affordable housing?
No. University-owned dorms and student apartment buildings are private student housing, not income-restricted affordable housing under City of Chicago or HUD programs. They have their own pricing, eligibility, and lease structures. If you want true ARO or Section 8 affordable housing, you'll need to apply off-campus.
Can international students apply for ARO housing in Chicago?
The City's ARO program does not list U.S. citizenship as an income-eligibility requirement, but each property runs its own identity, credit, and background screening and may ask for an SSN, ITIN, or visa documentation. HUD-assisted programs such as Section 8 and public housing follow HUD's citizenship and eligible-immigration-status rules. Rules for other units depend on the funding program, so international students should confirm requirements with each property before applying.
What about LIHTC affordable housing — can students live there?
LIHTC (Low-Income Housing Tax Credit) buildings have a federal rule that excludes most households composed entirely of full-time students. There are exceptions: married couples filing jointly, single parents with children, former foster youth, students receiving TANF, and students in a state or federal job-training program. If you're a full-time student living alone or with roommates who are also students, LIHTC buildings are usually off-limits — but ARO units in private buildings remain available.
Disclaimer: This guide is for general information and is not legal, tax, or housing-counseling advice. Income limits, AMI thresholds, and program rules change; always confirm current eligibility directly with the leasing office or program administrator before applying.