What the Hickory Housing Authority Does

The Hickory Housing Authority (HHA) is a local government agency that runs public housing and rental voucher programs in Hickory, North Carolina. It does not build or own most of the housing itself — instead, it pays landlords to rent units to low-income residents, and it manages public housing properties where it does own the buildings. The HHA answers to a local board and receives funding from the U.S. Department of Housing and Urban Development (HUD).

The two main programs HHA operates are public housing (where HHA owns the property) and Housing Choice Vouchers (where you rent from a private landlord and HHA pays part of your rent). Both programs have income limits and require you to pay a portion of your rent based on what you earn. The HHA also manages waiting lists for both programs, which can be long.

Key Takeaways

  • Hickory Housing Authority runs public housing and Housing Choice Vouchers; you explore directly to HHA, not to individual landlords or properties.
  • Both programs require your household income to fall below a set limit, which changes each year and depends on family size.
  • You will pay 30 percent of your gross monthly income toward rent; HHA or the landlord covers the rest, depending on the program.
  • Waiting lists for both programs are typically long, and HHA may close the list when it reaches capacity.
  • You can contact HHA directly by phone or in person to ask about current waiting list status and what documents you need to bring.

Income Limits and Who Can Participate

To participate in either HHA program, your household income must be at or below 50 percent of the area median income (AMI) for Catawba County. The exact dollar amount changes every year and depends on how many people live in your household. HHA publishes these limits each year, usually in spring. A household of one person has a lower limit than a household of four, for example.

HHA counts gross income — that is, income before taxes or deductions. This includes wages, Social Security, disability payments, child support, unemployment benefits, and other regular money coming in. Some income does not count, such as certain education grants or the first $480 per year of child support received. When you explore, you will need to show proof of all income sources for the past 30 days.

If your income is above the limit when you explore, you cannot join the program. If your income rises after you are accepted, HHA will recalculate your rent, but you will not be removed from housing. Income limits are not the same as rent limits — you can earn below the limit and still pay rent based on 30 percent of what you make.

How Housing Choice Vouchers Work

A Housing Choice Voucher is a payment from HHA to a landlord on your behalf. You find your own rental unit (apartment, house, or townhouse) from any landlord willing to accept the voucher. The landlord must agree to rent to you and accept HHA's payment. You pay 30 percent of your gross income as rent; HHA pays the landlord the rest, up to a maximum amount called the payment standard.

The payment standard varies by bedroom size and neighborhood within Hickory. A one-bedroom unit has a lower payment standard than a three-bedroom. If you find a unit that costs more than the payment standard, you pay the difference out of pocket on top of your 30 percent share. If the unit costs less, you pay only your 30 percent share and HHA pays the rest.

Once you receive a voucher, you have a limited time (usually 60 to 120 days, depending on HHA policy) to find a unit and have it inspected. HHA inspects the unit to make sure it meets housing quality standards — things like working plumbing, heat, and no lead paint hazards. If the unit fails inspection, the landlord must fix the problems before you can move in. You can stay in a voucher unit as long as you follow the lease and HHA continues to fund the program.

Public Housing Managed by HHA

HHA owns and manages public housing properties in Hickory. These are apartment buildings or scattered single-family homes where HHA is the landlord. When you live in public housing, you sign a lease with HHA, not a private landlord. You pay 30 percent of your gross income as rent to HHA; the rest of the operating costs come from HUD funding.

Public housing units are inspected regularly by HHA staff. You are responsible for keeping the unit clean and reporting maintenance problems. HHA handles repairs to the building structure, plumbing, electrical, and appliances. If you damage the unit beyond normal wear and tear, you may be charged for repairs. Public housing leases typically run one year and renew automatically if you continue to meet program rules.

The main difference between public housing and a voucher is that with public housing, HHA is your landlord and owns the building. With a voucher, you choose the landlord and the unit. Public housing may have shorter waiting lists in some cases, but that varies by location and time.

How to Get on the Waiting List

To get on the HHA waiting list, you must explore in person or by mail at the Hickory Housing Authority office. You will need to bring proof of identity (driver's license, passport, or state ID), proof of income for the past 30 days (pay stubs, Social Security letter, disability award letter), and proof of residency in Catawba County (utility bill, lease, or mail from a government agency). If you are explore for public housing, you may also need to provide references.

HHA will verify your income and household composition. If your income is above the limit, you will be told at that time and cannot proceed. If you are within the limit, HHA will place you on the waiting list. The waiting list is typically open to new applications during certain periods; HHA may close the list when it reaches a certain size. You can call HHA to ask whether the list is currently open.

Once you are on the waiting list, HHA will contact you when a unit or voucher becomes available. Wait times vary widely — from a few months to several years, depending on demand and how many units HHA has available. HHA will keep your process active as long as you respond to requests for updated information. If HHA cannot reach you, your process may be removed from the list.

Rent Calculation and What You Pay

Your rent in either program is calculated as 30 percent of your gross monthly income. If you earn $1,500 per month, your rent is $450. This amount does not change based on the cost of living or how much the unit actually costs — it is always 30 percent of what you earn. If your income changes, HHA will recalculate your rent at your annual lease renewal or when you report a significant change in income.

Some expenses are not included in your rent calculation. Utilities (electric, gas, water) are usually your responsibility in a voucher unit, though some public housing properties include them. Renter's insurance is not required by HHA but is recommended. Parking, pet fees, and other charges from the landlord are your responsibility and do not reduce your HHA rent obligation.

If you receive a voucher and the unit costs more than the payment standard, you pay the difference. For example, if the payment standard is $800, the unit costs $900, and your 30 percent share is $450, you pay $450 to HHA and $50 extra to the landlord. This is called out-of-pocket rent and is common in tight rental markets.

Program Rules and What Can Get You Removed

HHA has rules you must follow to stay in the program. You cannot engage in criminal activity, drug use, or violence. You must allow HHA to inspect your unit (usually annually for vouchers, more often for public housing). You must report changes in household composition — if someone moves in or out, you must tell HHA. You must pay your portion of rent on time.

If you violate the lease or program rules, HHA can start eviction proceedings. Common reasons for removal include non-payment of rent, criminal activity, damage to the unit, or unauthorized occupants. HHA must give you notice and a chance to respond before eviction. If you are evicted from an HHA program, you may be barred from reapplying for a set period, often several years.

If your income rises significantly, you will not be removed, but your rent will increase. HHA recalculates rent annually. If your income drops, your rent will decrease at the next recalculation. If you become homeless or your income drops to zero, contact HHA when ready — the program is designed to serve people with very low income, and HHA may be able to adjust your situation.

Frequently Asked Questions

How long is the waiting list for Hickory Housing Authority?

Wait times vary and change frequently. For public housing, waits can range from several months to two years or more. For vouchers, waits are often longer — sometimes three to five years or more. HHA may close the waiting list periodically when it reaches capacity. Call HHA directly at their main office number to ask the current wait time for the program you want.

Can I explore for both public housing and a voucher at the same time?

Yes. You can be on both waiting lists simultaneously. If a voucher becomes available first, you can accept it and stay on the public housing list, or vice versa. Some people prefer vouchers because they offer more choice; others prefer public housing because the rent calculation is simpler and utilities may be included. You can pursue both options.

What happens if I get a job and my income goes above the limit?

You will not be removed from the program when ready. HHA will recalculate your rent based on your new income at your next annual lease renewal. Your rent will increase, but you stay housed. If your income rises very high, HHA may eventually ask you to leave, but this happens gradually and you will have notice. The program is designed to help people transition to self-sufficiency.

Do I need a credit check or rental history to explore?

HHA does not typically run a credit check. For public housing, HHA may contact previous landlords or references to verify you have not damaged property or broken leases in the past. For vouchers, the private landlord you choose may run a credit check or background check — that is between you and the landlord, not HHA. HHA's own screening focuses on income, household composition, and criminal history.

What if I cannot find a landlord who will accept my voucher?

This is a real problem in some markets. Landlords are not required to accept vouchers, and some refuse. HHA staff can sometimes help by contacting landlords or providing information about the program. Some communities have landlord liaison programs or incentives to encourage participation. If you cannot find a unit within your time limit, contact HHA to discuss options — extensions or other information may be available.