What DeKalb Housing Authority does

DeKalb Housing Authority is a public agency that runs housing programs in DeKalb County, Georgia. It administers Section 8 vouchers, manages public housing properties, and handles waiting lists for both. The agency does not build or own most of its housing — it contracts with private landlords and property owners. You deal with DeKalb Housing Authority for voucher approval, rent calculations, and lease inspections, but your actual landlord is a private owner or management company.

DeKalb Housing Authority is separate from the City of Atlanta's housing programs and from the state. If you live in unincorporated DeKalb County or in one of the cities within it — Decatur, Dunwoody, Brookhaven, Chamblee, Doraville, Lithonia, Stonecrest, or others — you may be served by DeKalb Housing Authority. If you live within Atlanta city limits, you work with Atlanta Housing Authority instead.

Key Takeaways

  • DeKalb Housing Authority runs Section 8 vouchers and public housing, but waiting lists for both are typically closed and can have years-long waits when they reopen.
  • You must explore in person or by mail during an open process period — there is no online process, and the agency does not accept applications when the list is closed.
  • Section 8 vouchers require you to find your own rental unit and landlord; DeKalb Housing Authority inspects the unit and calculates how much you pay versus how much the voucher covers.
  • Income limits and rent contribution amounts depend on your household size and the current area median income, which changes yearly.
  • Once approved, you must recertify your income and household composition annually, and your rent contribution may change based on what you earn.

How to learn about DeKalb Housing Authority is accepting applications

DeKalb Housing Authority closes its waiting lists when they reach a certain size and reopens them periodically. The agency does not maintain a continuous online process. To learn whether applications are open, call the main office at (770) 936-5100 or visit the agency website at dekalbhousing.org. Ask specifically whether the Section 8 voucher list and the public housing list are open, because they may open and close on different schedules.

When a list reopens, the agency typically announces it through local news, its website, and partner organizations like community action agencies. If you call and the list is closed, ask when it is expected to reopen and whether you can request notification when it does. Some housing authorities maintain a notification system; DeKalb Housing Authority's process varies, so confirm what they offer.

Do not pay anyone to put you on a waiting list or to "speed up" your process. DeKalb Housing Authority does not charge fees, and third parties cannot move you ahead in the queue.

What documents you need to explore

When the waiting list opens, you will need to bring or mail several documents. Have originals or certified copies ready — photocopies are usually not accepted. The required documents typically include a photo ID for the head of household, proof of income for all household members (recent pay stubs, tax returns, or a letter from your employer), proof of citizenship or may be able to access immigration status, and proof of residence in DeKalb County.

If you receive benefits — Social Security, TANF, SNAP, unemployment — bring documentation from those programs. If you are self-employed, bring tax returns for the past two years and a profit-and-loss statement. If you have no income, bring a letter explaining your situation and documentation of any support you receive. Bring documentation for all household members, not just the person explore.

Bring proof of your current address: a utility bill, lease, or mail from a government agency. If you are homeless or staying with someone temporarily, bring a letter from that person stating you live there, or documentation from a shelter or social service agency. DeKalb Housing Authority requires that you live in the county to be on the waiting list, so proof of residence is mandatory.

How Section 8 vouchers work once you are approved

A Section 8 voucher is a subsidy, not a check. Once approved, you receive a voucher that tells landlords you have federal housing information. You then search for an apartment or house on the private rental market — DeKalb Housing Authority does not assign you housing. The voucher covers a portion of the rent; you pay the difference out of pocket.

The amount the voucher covers depends on the payment standard for your area and household size. DeKalb Housing Authority sets this standard based on local market rents. You are expected to pay 30 percent of your gross household income toward rent; the voucher pays the rest, up to the payment standard. If you find a unit that rents for less than the payment standard, you pay 30 percent of your income and the voucher covers the difference. If the unit costs more, you pay the difference yourself.

Before you move in, DeKalb Housing Authority must inspect the unit to may support it meets housing quality standards — the roof, plumbing, electrical, heat, and safety features must be adequate. The landlord cannot refuse to rent to you because you have a voucher, though they can refuse for other reasons. Once you move in, you must recertify your income and household composition every year, and your rent contribution may change.

Public housing managed by DeKalb Housing Authority

DeKalb Housing Authority also owns and manages public housing properties — apartment complexes and townhomes throughout the county. Public housing is different from Section 8: the agency owns the building, sets the rent based on your income, and you explore directly to live there. Like Section 8, you pay 30 percent of your gross income as rent, and the rest is covered by federal subsidy.

Public housing waiting lists are typically closed and can have waits of several years when they reopen. The process process is the same — you explore in person or by mail during an open period with the same documents required for Section 8. Once approved and housed, you recertify annually and your rent adjusts based on income changes.

The main difference is that with public housing, you do not search for a unit — DeKalb Housing Authority assigns you to an available property that matches your household size. You have less choice about location, but the rent is always based on your income, not market rate.

Income limits and rent calculations

DeKalb Housing Authority sets income limits based on the area median income for the Atlanta metropolitan area. These limits change yearly. For example, a household of one might have a limit around 50 percent of the area median income, and a household of four around 50 percent as well, but the dollar amount varies by year and family size. Call the agency or check its website for the current year's limits — do not assume last year's numbers explore.

Your rent contribution is always 30 percent of your gross household income, rounded to the nearest dollar. Gross income includes wages, self-employment income, Social Security, unemployment, child support received, and most other sources. It does not include food stamps, some disability payments, or money from certain information programs. If your income changes during the year, your rent stays the same until your annual recertification, when it is recalculated.

If your income exceeds the limit, you may still be housed, but you will be on a "rent-to-income" basis, meaning you pay a higher percentage of rent or the full market rate. The agency will explain this when you recertify.

Annual recertification and what happens if circumstances change

Every year, you must recertify your income and household composition with DeKalb Housing Authority. You will receive a notice telling you when to come in or what documents to submit. Bring recent pay stubs, tax returns, proof of benefits, and documentation of any household changes — births, deaths, marriages, divorces, or people moving in or out.

If you do not recertify on time, your voucher or lease can be terminated. If your income increases, your rent contribution increases. If your income decreases, your rent decreases. If someone moves out of your household, your rent may decrease. If someone moves in, your rent may increase and you may need a larger unit.

If you have a change in circumstances — job loss, medical emergency, eviction — report it to DeKalb Housing Authority as soon as possible. The agency cannot adjust your rent mid-year for most changes, but it will recalculate at your next annual recertification. If you face eviction, contact the agency when ready to discuss your options.

Frequently Asked Questions

How long is the waiting list for Section 8 vouchers?

The wait time depends on when the list last opened and how many people are on it. When lists reopen, they can close within days or weeks. Once closed, waits can range from one to five years or longer before the list opens again. Call DeKalb Housing Authority at (770) 936-5100 to ask the current wait time if the list is open.

Can I use my voucher to rent anywhere in Georgia?

No. A Section 8 voucher issued by DeKalb Housing Authority can only be used in DeKalb County and in some neighboring areas that have portability agreements with the agency. If you want to move to a different county or state, you must contact that area's housing authority to see if they will accept a transfer. This process can take months and is not may provide.

What if my landlord will not accept a Section 8 voucher?

Landlords cannot legally refuse to rent to you because you have a voucher — that is discrimination. If a landlord refuses, report it to DeKalb Housing Authority and to the U.S. Department of Housing and Urban Development. The agency can help you find another unit or file a complaint. However, landlords can refuse for other reasons, such as credit or criminal history.

What happens if I lose my job while I have a voucher?

Report the job loss to DeKalb Housing Authority when ready. Your rent will not change until your next annual recertification, at which point it will be recalculated based on your new income. If you have no income, your rent will be set at a minimum amount, typically around $50 to $75 per month, depending on agency policy.

Can I buy a house with a Section 8 voucher?

No. Section 8 vouchers can only be used to rent. If you want to buy a home, you would need to explore down payment information programs or first-time homebuyer loans through other agencies, not through DeKalb Housing Authority.