The South Carolina Guide to Section 8 Housing
The Section 8 program aims to help low-income households access decent, safe, and sanitary housing. Section 8 in South Carolina provides rental assistance to tens of thousands of qualified families and individuals throughout the state.
What is Section 8 Housing in South Carolina
The Section 8 Housing Choice Voucher program is a rental subsidy program funded by the federal government and administered by local public housing authorities in South Carolina. The program provides vouchers to eligible low-income families, elderly residents, and disabled individuals to help pay for housing.
What is the Most Section 8 Will Pay in South Carolina?
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 .
The U.S. Department of Housing and Urban Development determines the fair market rent each year, which is the basis for South Carolina’s Section 8 payment amounts. The FMR is the foundation for the pricing standards for different unit sizes in every metropolitan area and county.
In general, Section 8 will cover the difference between 30-40% of the renter's adjusted monthly income and the FMR for their voucher size. So if a voucher holder's income dictates that they pay $300 per month toward rent, and the FMR for their area is $1,000, Section 8 would pay up to $700 in rental support. The renter pays their portion to the landlord and the PHA pays the remainder up to the maximum of the FMR.
The FMRs and maximum Section 8 subsidies vary across different counties and cities in South Carolina based on local market rental rates. But in no case will Section 8 pay more than the HUD-defined FMR for the voucher size and location. This ensures the reasonableness of rents covered under the program.
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. The basic requirements include having income at or below 50% of the area median income, meeting HUD requirements for citizenship/immigration status, and passing required criminal background checks.
Applicants must also prove they need housing support through aspects such as rent burden, living in substandard conditions, homelessness, or disability. Once deemed eligible for a voucher, recipients have continuing requirements to maintain rental funds. Annual recertifications verify that their income has not exceeded limits.
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 U.S. Department of Housing and Urban Development determines the area median income levels, which drive the housing program income limits. The AMI varies by metropolitan area and county within the state. Income limits are a percentage of the AMI based on 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. Public housing authorities publish charts indicating the maximum qualifying incomes per household size in each county and metro area in South Carolina.
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. After submitting an application, households go on waiting lists that are often quite long due to the limited number of housing vouchers available. In some high-demand areas like Charleston and Greenville, the estimated wait can range from 2-5 years. More rural areas may have shorter waits of 1-2 years.
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. The baseline requirements set at the federal level include having a household income below 50% of the area median income, meeting citizenship/immigrant status requirements, and passing background checks related to criminal history and prior participation in programs.
Applicants can obtain specific income limits, which vary by location and household size in South Carolina, from local Public Housing Authorities. Applicants will have to verify income through pay stubs, tax returns, and other documentation.
Additionally, applicants need to provide information on their current living circumstances that prove their requirement for rental support. This may include living in substandard housing, spending over 30% of income on rent, homelessness, or disabilities.
How To Apply for Section 8 Housing in South Carolina
Interested households should first obtain and complete an application from the Public Housing Authority that administers the program in their county or metro area. Prospective applicants can typically submit an application on the PHA website, request one by phone, or pick one up in person.
The application requires household information such as family size, income sources and amounts, employment status, contact information, and current living situation. Applicants should attach documentation verifying income, such as pay stubs, tax returns, or benefits statements.
Once the PHA receives and processes an application, the household goes on the waiting list for that area. The PHA will notify applicants when a voucher becomes available. At that time, the housing authority evaluates eligibility and need again before rental assistance can officially begin. 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?
Section 8 voucher holders can transfer their funds to any state in the country, including across state lines to South Carolina. To do so, they must first inform their current public housing authority that they wish to move. Generally, the housing authority will allow portability if the voucher holder has not violated any program requirements.
Voucher holders should contact the housing authority in the area or county in South Carolina where they wish to move. This receiving housing authority will determine if they can absorb incoming vouchers based on funding availability. If so, they will begin the paperwork to transfer the voucher. 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 traditional Section 8 Housing Choice Voucher program provides rental support to help recipients afford rent in privately owned housing units. Recipients cannot directly apply the vouchers themselves towards the purchase of a home in South Carolina or elsewhere. However, some public housing authorities in South Carolina do administer special programs that allow voucher holders to transition from renting to homeownership using their Section 8 benefits.
These programs through Section 8 have a fairly limited scope. The voucher holder must meet certain requirements related to employment history and financial readiness for the responsibilities of homeownership. The PHA provides 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 public housing authorities operating in cities and counties throughout the state. Each PHA is an independent agency that receives federal funding from the Department of Housing and Urban Development to administer public housing and Section 8 programs locally. They build and manage public housing developments in their jurisdictions and distribute rental vouchers. The PHAs maintain waiting lists, verify eligibility, conduct inspections, and handle other administrative duties for assisted housing programs.
South Carolina Waiting List for Section 8 Housing
Section 8 in South Carolina has long waiting lists due to high demand and limited available vouchers. After submitting an application, eligible households go on the waiting list for their county or metro area. The length of wait times varies across different public housing authorities in South Carolina. In some major cities like Charleston, wait times can extend to 5 years or more. More rural areas may have shorter waits.
Applicants on the list receive funds based on preferences, priority status, and the date they applied. Households should stay in contact with the housing authority and update any changes to their application while waiting.
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
There are some limited emergency housing voucher programs available for qualifying low-income and homeless households in South Carolina. Local housing agencies, shelters, charities, and organizations that address homelessness administer many of these options. Assistance may include emergency shelters, transitional housing, rent and deposit support, and prevention initiatives to rapidly rehouse those facing eviction or foreclosure.
Eligibility and availability of emergency housing help varies across different organizations and regions in South Carolina. Federal funding sources like the Emergency Solutions Grants program and partnerships with groups like the United Way help provide emergency shelter and rapid rehousing resources across the state. South Carolina also has a State Housing Trust Fund dedicated to addressing very low-income housing needs.
Relying on Section 8 in South Carolina
For households with financial need, Section 8 in South Carolina provides valuable support. Understanding the extent of the program and its requirements will help applicants get access to a variety of resources. Check the waitlist for current status information before you apply.
