How HUD Housing Programs Work in South Carolina
HUD housing programs in South Carolina are run through local housing authorities and nonprofits, not through a single state office. The main programs available are Section 8 Housing Choice Vouchers, Public Housing, and Project-Based Rental information. Each program works differently: Section 8 gives you a voucher to use at any landlord who accepts it; Public Housing puts you in a property owned by the housing authority; Project-Based information ties the subsidy to a specific building.
South Carolina does not run a statewide waiting list. Instead, each local housing authority manages its own list and sets its own rules about how long you wait and who gets priority. Some authorities are accepting new applications; others have closed their lists. The only way to know which programs are open in your area is to contact your local housing authority directly.
Wait times vary widely. Some authorities have lists under one year; others have closed lists with no opening date set. Income limits also differ by location and program. A household that qualifies in one county may not may have access to in another, even though both are in South Carolina.
Key Takeaways
- South Carolina has no single state housing authority — you must contact the local authority in your county or city to learn which programs are open and what the current wait time is.
- Section 8 vouchers, Public Housing, and Project-Based Rental information are the three main HUD programs, and each works differently in terms of how you find housing and how much you pay.
- Income limits and waiting lists are set locally, so two people with the same income may have different outcomes depending on where they live in the state.
- Most housing authorities require proof of income, citizenship or legal residency, and a Social Security number before you can be placed on a waiting list.
Finding Your Local Housing Authority
South Carolina has housing authorities in most counties and some cities. The largest are in Charleston, Columbia, Greenville, and the Lowcountry. To find yours, start with the South Carolina Housing Finance and Development Authority (SCHFDA) website, which lists all local authorities by county. You can also call 211 South Carolina, which is a free referral line that can tell you the phone number and address of the authority nearest you.
Once you have the contact information, call and ask three things: whether Section 8 or Public Housing is currently open, what the current wait time is, and what documents you need to bring to explore. Some authorities accept applications by phone or mail; others require you to come in person. A few have moved to online applications. The authority will tell you which method they use.
If the waiting list in your area is closed, ask when it is expected to reopen. Some authorities reopen lists on a set schedule (for example, every January); others open them only when funding becomes available. Write down the reopening date if one is given, and call back a week before to confirm.
Documents You Will Need to Bring
All South Carolina housing authorities require the same core documents, though some ask for additional ones. Bring originals or certified copies — photocopies are usually not accepted for the first visit.
| Document Type | Why It Is Needed | What Counts |
|---|---|---|
| Proof of identity | To confirm who you are | Driver's license, passport, state ID, or birth certificate |
| Proof of income | To determine if you meet income limits | Recent pay stubs (last 30 days), tax returns, or a letter from your employer stating your salary |
| Proof of residency | To show you live in the authority's service area | Utility bill, lease, mortgage statement, or mail from a government agency dated within the last 60 days |
| Social Security numbers | Required for all household members age 6 and older | Social Security card or a letter from Social Security Administration |
| Citizenship or legal residency proof | HUD requires this for all programs | Birth certificate, passport, green card, or work visa |
If you are unemployed, bring a letter from your last employer stating when you left, or documentation of unemployment benefits. If you receive child support or alimony, bring the court order and recent bank statements showing deposits. If you are self-employed, bring tax returns for the last two years.
Some authorities also ask for a list of all household members, their dates of birth, and their relationship to you. Bring this information even if it is not requested — it speeds up the process. If anyone in your household is not a U.S. citizen, bring their immigration documents.
What Happens After You explore
After you submit your process, the housing authority will verify your information. This usually takes two to four weeks. They will contact your employer to confirm your income, check your credit and criminal history, and may call previous landlords to ask about your rental history. You do not need a perfect record, but the authority will look for patterns of nonpayment or property damage.
If you are approved, you will be placed on the waiting list. The authority will assign you a priority number based on when you applied and whether you meet any local preferences (for example, some authorities prioritize people with disabilities or people experiencing homelessness). Your position on the list determines when you are called to receive a voucher or be offered a unit.
Once you are called, the next steps depend on which program you are in. For Section 8, you will receive a voucher and have a set amount of time (usually 60 to 120 days) to find a landlord who accepts it. For Public Housing, the authority will offer you a unit when one becomes available. For Project-Based information, you explore to the specific building, not the authority.
Section 8 Housing Choice Vouchers in South Carolina
Section 8 is the largest HUD program in South Carolina. When you receive a voucher, you can rent from any private landlord who accepts Section 8 — you are not limited to authority-owned buildings. The voucher covers a portion of your rent based on your income; you pay the rest. The amount the voucher covers is called the payment standard, and it varies by county.
To use your voucher, you must find a rental unit that meets HUD standards (safe, sanitary, and not overpriced for the area). The landlord must agree to accept Section 8 and pass an inspection. Once the lease is signed and the unit passes inspection, the housing authority pays the landlord directly each month. You pay your share of the rent to the landlord.
If you cannot find a unit within your time limit, you can ask for an extension. Most authorities grant one 30-day or 60-day extension. After that, your voucher may be returned. Some authorities also offer voucher mobility programs that help you search for units and negotiate with landlords, though not all South Carolina authorities have these programs.
Public Housing and Project-Based information
Public Housing means you rent a unit owned and managed by the housing authority. The authority sets the rent based on your income, usually between 25 and 40 percent of what you earn. You sign a lease with the authority, not a private landlord. The authority is responsible for maintenance and repairs.
Project-Based Rental information is different from both Section 8 and Public Housing. The subsidy is attached to a specific building, usually owned by a nonprofit. You explore directly to that building, not to the housing authority. If you move out, you lose the subsidy. The rent you pay is based on your income, similar to Public Housing.
South Carolina has Project-Based properties in most counties, run by organizations like the South Carolina Housing Trust Fund and local nonprofits. To find these properties, ask your local housing authority for a list, or search the HUD website's property locator tool by entering your zip code.
Income Limits and Rent Calculations
HUD sets income limits based on the area median income for your county. In 2024, limits vary from about $28,000 for a single person in rural counties to $45,000 or more in larger cities. These limits change each year. Your local housing authority will tell you the current limit for your household size when you call.
If you are approved, your rent is calculated as a percentage of your gross monthly income, usually 30 percent. If your income is very low, some programs have a minimum rent (often $25 to $50 per month). If your income increases after you are placed in housing, your rent will increase as well, though most programs allow a grace period before the increase takes effect.
Deductions are allowed for some expenses. If you are elderly or have a disability, you may be able to deduct medical expenses. If you have dependent children, you may be able to deduct child care costs. Ask your housing authority which deductions explore in your situation.
Frequently Asked Questions
What if the waiting list in my area is closed?
Call your local housing authority every month to ask when the list will reopen. Some authorities reopen on a set schedule; others open when funding becomes available. You can also ask to be placed on a notification list so the authority contacts you when applications reopen. In the meantime, explore Project-Based Rental information properties in your area, as they sometimes have shorter wait times.
Can I be on the waiting list in more than one county?
Yes. Each housing authority maintains its own list, and you can explore to as many as you want. If you are approved by more than one authority, you can choose which one to accept. However, once you receive a voucher or are offered a unit, you must notify the other authorities that you are no longer interested, so they can move on to the next person on their list.
What happens if I have a criminal record or past eviction?
Housing authorities consider your full history, not just one incident. A past eviction or criminal conviction does not automatically disqualify you. The authority will look at how long ago it happened, what the circumstances were, and whether you have shown a pattern of change. If you have concerns, mention them when you explore and be prepared to explain.
How long does it take to get a voucher or unit after I am approved?
This depends entirely on the waiting list in your area. Some people are called within months; others wait two to five years. The authority will give you an estimate when you explore. Once you are called, the next steps (finding a unit for Section 8, or moving into a Public Housing unit) usually take another one to three months.
What if my income changes after I am placed in housing?
You must report income changes to your housing authority. If your income increases, your rent will increase. If your income decreases, your rent may decrease. Most programs require you to report changes within 30 days. Failure to report can result in overpayment, which you may be required to repay.