The South Carolina Guide to Section 8 Housing
Section 8 in South Carolina plays a crucial role in providing affordable housing for low-income families, seniors, and individuals with disabilities. With rising rental costs, Section 8 helps make housing more accessible by offering rental assistance that can cover part of the cost.
This guide will walk you through how Section 8 works, how to apply, and what to expect in the process.
What is Section 8 Housing in South Carolina
Section 8 in South Carolina is part of the federal Housing Choice Voucher program that helps low-income households afford safe and decent housing in the private market. The program is funded by the U.S. Department of Housing and Urban Development (HUD) and administered by local Public Housing Authorities (PHAs) across the state.
The beauty of Section 8 is its flexibility: recipients can use vouchers to rent eligible homes, apartments, townhouses, and mobile homes from private landlords. However, properties must meet certain standards set by HUD, ensuring they are safe and sanitary.
What is the Most Section 8 Will Pay in South Carolina?
Section 8 payment amounts in South Carolina are based on Fair Market Rent (FMR), a measure established by HUD each year. FMR represents the 40th percentile of standard rent prices for different types of rental units in each county or metropolitan area. The Section 8 program will cover the difference between 30% of the household’s income and the FMR for their area.
The FMRs and maximum Section 8 subsidies vary across different counties and cities in South Carolina based on local market rental rates. The maximum Section 8 can pay is based on the payment standard for your area and the unit size. This ensures the reasonableness of rents covered under the program.
Fair Market Rent
The HUD Section 8 program pays rents for low-income households directly to private landlords. The Housing Authority of will pay about 70% of a tenant’s rent, while the tenant will pay the other 30%. Fair Market Rents generally determine the maximum rent that a Section 8 landlord will be allowed to charge their residents. The table below shows current fair market rents for .
What are the South Carolina Section 8 Housing Requirements?
To receive Section 8 in South Carolina, applicants have to meet certain eligibility criteria set by federal guidelines and determined by local Public Housing Authorities:
- Income Limits: Your household income must be at or below 50% of the Area Median Income (AMI) for your area.
- Citizenship/Immigration Status: At least one household member must be a U.S. citizen or an eligible noncitizen.
- Criminal Background Check: All adult household members will undergo a criminal background check. Certain criminal activities, like drug-related offenses or violent crimes, could disqualify you.
- Housing Need: Applicants must demonstrate that they need housing assistance, such as living in substandard conditions or paying more than 30% of their income on rent.
Once approved, participants must continue to meet eligibility criteria and recertify annually.
What are the Income Limits for Housing Assistance Programs in South Carolina?
Income Limit
Income Limits are maximum income limits allowed based on household size. The following limits were established by HUD for low income households to be eligible for housing assistance in for 2024.
The income limits for Section 8 in South Carolina are based on HUD’s Area Median Income (AMI) for each county. These limits are recalculated each year and adjusted for family size.
Generally, applicants must have household incomes at or below 50% of the AMI. Other housing programs like public housing or LIHTC affordable units are available for households with incomes up to 80% of the area AMI. The limits adjust annually and vary across the state based on local economic conditions.
How Long Does it Take to Get Approved for Section 8 in South Carolina?
The amount of time it takes to get approved for Section 8 can vary depending on the demand in each area. Here’s a typical timeline:
- Waiting List: After submitting an application, applicants typically wait 2-5 years in high-demand areas like Charleston or Greenville. Rural areas may have shorter wait times of 1-2 years.
- Eligibility Verification: Once an applicant reaches the top of the waiting list, it can take 2-3 months to complete the eligibility verification process.
- Voucher Issuance: After eligibility is confirmed, the voucher is issued, and the recipient has 60 days to find a suitable rental unit.
In total, applicants should expect a wait of 3-6 years from initial application to receiving a Section 8 voucher, depending on the location and waiting list status.
Once a voucher becomes available, the approval process includes verifying eligibility through income limits, background checks, and federal compliance. This approval process can take anywhere from 2 weeks to several months depending on the responsiveness of the applicant and the efficiency of the local Public Housing Authority.
How To Qualify for Section 8 in South Carolina
To qualify for the Section 8 Housing Choice Voucher program in South Carolina, applicants must meet certain income limits and eligibility criteria:
- Income: Ensure that your total household income falls below 50% of the AMI for your area and family size.
- Documentation: Provide proof of identity, income, family size, and, if applicable, immigration status.
- Background Checks: You must pass criminal background checks.
Additionally, you must prove that you are in need of housing assistance, whether due to living in substandard conditions, homelessness, or being rent-burdened.
How To Apply for Section 8 Housing in South Carolina
To apply for Section 8 in South Carolina, follow these steps:
- Contact Your Local PHA: Reach out to your local Public Housing Authority. PHAs in South Carolina typically have applications available online, by phone, or in person.
- Complete the Application: Provide all requested information about your household, including income, family composition, and current living situation.
- Submit Required Documents: Attach documents such as pay stubs, tax returns, bank statements, and identification (Social Security cards, birth certificates, etc.).
- Wait for Processing: After submitting your application, you’ll be placed on the waiting list. PHAs process applications and notify applicants when their name reaches the top of the list.
With long waits, applicants for Section 8 in South Carolina must keep their application information current with the PHA while they are on the waiting list.
Can I transfer my Section 8 Voucher to South Carolina?
Yes, Section 8 voucher holders can transfer to any state in the country, including across state lines to South Carolina. To do so:
Notify Your Current PHA: Inform your current housing authority of your intent to move to South Carolina.
Contact South Carolina PHA: Reach out to the PHA in the area you want to move to, and confirm they are accepting incoming vouchers.
Submit Required Documents: Both your current PHA and the South Carolina PHA will exchange the necessary paperwork and ensure that the new unit meets program requirements.
Once approved, the South Carolina housing authority will take over the administration of the funds.
Can I Buy a House with a Section 8 Voucher in South Carolina?
The Section 8 Housing Choice Voucher program provides rental support for South Carolina residents to help them afford rent in privately owned housing units. It is possible to use Section 8 vouchers for homeownership, but this is part of a separate Homeownership Program. Recipients must meet additional requirements such as:
- Having full-time employment or sufficient income from other sources.
- Completing a homeownership counseling program.
- Meeting financial readiness criteria, including a minimum credit score.
This program allows eligible participants to use their voucher to pay for a mortgage instead of rent, but it’s only available in some areas and requires careful planning. Contact your local PHA for more details.
The PHA can provide special counseling and other support to aid in the transition process, though the voucher holder needs to secure their own financing.
What are the Public Housing Authorities in South Carolina?
South Carolina has over 20 PHAs responsible for managing Section 8 and other housing assistance programs. The largest PHA is South Carolina State Housing Finance and Development Authority, but other major local PHAs include:
- Charleston Housing Authority
- Greenville Housing Authority
- Columbia Housing Authority
- Spartanburg Housing Authority
Each PHA operates independently, with different processes regarding waiting lists, verification methods to determine eligibility, timeline and methods to conduct inspections, and ways to handle other administrative duties for assisted housing programs. Contact the PHA serving your area for more information.
South Carolina Waiting List for Section 8 Housing
Due to high demand and limited funding, waiting lists for Section 8 in South Carolina can be long. Wait Times:
- In high-demand areas like Charleston, wait times can range from 2-5 years.
- In more rural areas, wait times can be 1-2 years.
Applicants are placed on the waiting list based on factors like application date, preference (e.g., elderly, disabled, homeless), and funding availability. Applicants should keep their information up to date with their local PHA during this waiting period.
Is Emergency Housing Assistance Available in South Carolina?
Emergency Rental Assistance Serving
Adams County Emergency Rental Assistance Program
Program Type: County
Details: Offers emergency rental assistance, covid relief, utility assistance and more
Akwesasne Housing Authority Emergency Rental Assistance Program
Program Type: Tribal Government
Details: Offers emergency rental assistance, covid relief, utility assistance and more
Alabama Emergency Rental Assistance Program
Program Type: State
Details: Offers emergency rental assistance, covid relief, utility assistance and more
Alabama Quassarte Tribal Emergency Rental Assistance
Program Type: Tribal Government
Details: Offers emergency rental assistance, covid relief, utility assistance and more
Alachua County Emergency Rental Assistance Program (ERAP)
Program Type: County
Details: Offers emergency rental assistance, covid relief, utility assistance and more
Alameda County Housing Secure Emergency Rental Assistance Program (ACHS-ERAP)
Program Type: County
Details: Offers emergency rental assistance, covid relief, utility assistance and more
Alaska Housing Relief
Program Type: State
Details: Offers emergency rental assistance, covid relief, utility assistance and more
Aleutian Housing Authority Emergency Rental Assistance Programs
Program Type: Tribal Government
Details: Offers emergency rental assistance, covid relief, utility assistance and more
All Mission Indian Housing Authority Emergency Rental Assistance Program
Program Type: Tribal Government
Details: Offers emergency rental assistance, covid relief, utility assistance and more
Allegheny County Emergency Rental Assistance
Program Type: County
Details: Offers emergency rental assistance, covid relief, utility assistance and more
South Carolina offers several emergency housing assistance programs for those in immediate need, including:
- Emergency Rental Assistance: Help with rent payments to prevent eviction, especially during crises like COVID-19.
- Transitional Housing: Programs designed to help individuals and families move from temporary shelter to permanent housing.
- Homeless Shelters: Temporary accommodations through local shelters like The Salvation Army and The United Way.
Emergency housing programs help address urgent needs while individuals or families transition to more stable housing situations. Eligibility and availability of emergency housing help varies across different organizations and regions in South Carolina. Dial 211 or contact your local PHA for more information.
Relying on Section 8 in South Carolina
Section 8 in South Carolina offers significant help for low-income households, ensuring they can afford safe and adequate housing. Although the process can involve long waiting times, the assistance provided can offer a lifeline for individuals and families struggling with high housing costs.
Stay informed as you research and apply for Section 8 in South Carolina and begin your journey toward affordable housing. Check out HUD Housing Network’s open waiting lists and apply today.
