Section 8 in South Carolina: What You Need to Know

South Carolina's Section 8 program is run by individual Public Housing Authorities (PHAs) in each county, not by a single state office. This means the rules, wait times, and how fast your paperwork moves depend on which county you live in. The state does not have a unified process — you explore directly to your county's PHA, and each one maintains its own waiting list.

The program itself works the same way statewide: the PHA gives you a voucher, you find a landlord willing to accept it, and the PHA pays a portion of your rent directly to the landlord. You pay the difference between what the PHA allows and what the landlord charges. But the speed of getting that voucher, the size of the waiting list, and how long you wait can vary dramatically from Richland County to Horry County to a rural area.

Key Takeaways

  • You explore to your county's Public Housing Authority, not to the state, and each county maintains its own waiting list with different wait times.
  • South Carolina does not have a single statewide wait list; Richland County (Columbia) and Charleston County typically have longer waits than rural counties.
  • Once you receive a voucher, you have a set amount of time to find a landlord who accepts Section 8, and the PHA must inspect the unit before you move in.
  • Your income must fall below 50 percent of the area median income for your county, and you must be a U.S. citizen or have may be able to access immigration status.
  • The PHA can deny you for criminal history, prior evictions, or owing money to a previous landlord, so understanding their screening rules before you explore matters.

Finding Your County's Public Housing Authority

South Carolina has PHAs in most counties, but not all. The largest and most active are in Richland County (Columbia), Charleston County, Greenville County, and Horry County (Myrtle Beach). If you live in a smaller county, your PHA may be smaller and have fewer staff, which can mean slower processing but sometimes shorter wait lists.

You can find your county PHA by searching "[Your County] South Carolina Public Housing Authority" or by calling your county government office and asking for the housing authority's contact information. The South Carolina Housing Finance and Development Authority (SCFHDA) maintains a list of all PHAs on its website, though it does not process applications itself — it oversees the program statewide but each PHA runs independently.

Once you have the right PHA's phone number or office address, call and ask whether they are currently taking new applications. Many PHAs in South Carolina have closed their waiting lists because they are full, and some reopen only once a year or when funding allows. This is the first real question to ask: is the list open right now?

Income Limits and Who Qualifies

To be considered for Section 8 in South Carolina, your household income must be at or below 50 percent of the area median income (AMI) for your county. The AMI varies by county — Richland County's limit is higher than a rural county's because the cost of living is higher. A family of four in Charleston County might have a different income limit than a family of four in Marlboro County.

You can find your county's current income limits by calling your PHA directly or by checking the U.S. Department of Housing and Urban Development (HUD) website, which publishes income limits by county each year. The PHA will tell you the exact number when you call to ask if the list is open.

Beyond income, you must be a U.S. citizen or have may be able to access immigration status (such as a green card or refugee status). You cannot have an outstanding eviction judgment against you in most cases, though some PHAs will work with you if you can show the eviction was resolved or was a mistake. Criminal history related to drug use or violence may disqualify you, depending on the PHA's policy and how recent the offense was.

The process and Waiting List Process

When your county's PHA is accepting applications, you will fill out a form in person, by mail, or online depending on the PHA. You will need to bring proof of income (pay stubs, tax returns, or a letter from your employer), proof of identity, and proof of residency in the county. Some PHAs also ask for references or proof that you have housing now.

Once you are on the waiting list, the PHA will contact you when a voucher becomes available. Wait times in South Carolina range from a few months in rural counties to several years in Richland and Charleston counties. The PHA will tell you the current wait time when you explore, though that number can change as more people explore or as funding shifts.

When the PHA calls you, you will attend an orientation meeting where they explain how the program works, what your rent share will be, and what happens next. You will then have a set amount of time — usually 60 to 90 days — to find a landlord who accepts Section 8 and sign a lease. If you do not find a unit in that time, you may lose your voucher.

Finding a Landlord and the Inspection Process

Once you have a voucher, you can look for any rental unit in your county that meets the PHA's standards. The landlord does not have to accept Section 8, and many do not — some prefer to avoid the paperwork, others worry about tenant issues, and some straightforward do not know the program exists. You will need to ask landlords directly whether they accept vouchers.

When you find a unit and sign a lease, the PHA must inspect it before you can move in. The inspection checks for basic safety and livability: working plumbing and electrical, no mold or pest damage, adequate heat and cooling, and working locks on doors. If the unit fails, the landlord must fix the problems before the PHA will approve it. This process typically takes one to three weeks.

The PHA will also calculate your rent share based on your income and the unit's rent. You pay 30 percent of your adjusted gross income (after deductions for dependents, medical expenses, and other factors), and the PHA pays the rest up to the voucher amount. If the landlord charges more than the voucher covers, you pay the difference out of pocket.

How Much You Pay and What the PHA Covers

Your monthly rent payment is based on your income, not on what the landlord charges. The PHA calculates your share as 30 percent of your adjusted gross income. If your income is $1,500 per month after deductions, you pay $450. The PHA then pays the landlord the difference between your $450 and the actual rent, up to the voucher limit for your area.

South Carolina's voucher payment standards (the maximum the PHA will pay) vary by county and by unit size. A one-bedroom in Richland County might have a higher standard than a one-bedroom in a rural county. The PHA will tell you the payment standard for your area when you receive your voucher. If a landlord charges more than the standard, you must pay the extra amount yourself.

Your income is recertified every year, so your rent share can go up or down depending on changes in your household income, family size, or expenses. If your income increases, your share increases. If it decreases, your share decreases. The PHA will send you a form to fill out each year, usually around the anniversary of when you started the program.

Reasons the PHA May Deny or Terminate You

South Carolina PHAs can deny you at process or terminate you after you are on the program for several reasons. The most common are: an outstanding eviction judgment, owing money to a previous landlord, a criminal conviction for drug-related offenses or violence, or a history of lease violations. Some PHAs have specific policies about how recent an offense must be to disqualify you — for example, a conviction from 10 years ago may not count, but one from 2 years ago might.

If you are denied, the PHA must give you a written reason. You have the right to request a hearing to dispute the decision, though the process and timeline vary by PHA. If you are terminated after receiving a voucher, the PHA will give you written notice and a chance to respond before the termination is final.

Termination can also happen if you violate your lease, fail to report income changes, or allow someone not on your lease to live in the unit. If your landlord evicts you, the PHA will terminate your voucher. Understanding the rules before you start helps you avoid these outcomes.

Frequently Asked Questions

How long is the wait list in my county?

Wait times vary widely. Richland County and Charleston County typically have waits of two to five years, while rural counties may have waits of a few months or may not have a wait list at all. Call your county PHA directly — they can tell you the current wait time and whether the list is open.

Can I transfer my voucher to a different county?

You can request a transfer, but it is not automatic. The receiving county's PHA must have funding available and must approve the transfer. You will need to contact both your current PHA and the new county's PHA to start the process. Transfers can take several months.

What happens if my landlord wants to raise the rent?

The landlord can raise the rent, but the PHA will only pay up to the voucher payment standard for your area. If the new rent exceeds that amount, you pay the difference. If the increase puts the rent too far above the standard, you may need to find a different unit.

Do I need to be a South Carolina resident to explore?

Most PHAs require you to live in the county where you are explore, though some allow you to explore if you work there. Call your county PHA to ask about their residency rules before you explore.

What if I have a criminal record?

Criminal history does not automatically disqualify you, but drug-related convictions and violent crimes are common reasons for denial. The PHA will consider how recent the offense was and what it was for. Ask your PHA about their specific policy before you explore so you know where you stand.