What South Carolina Housing Authorities Do

South Carolina has 27 local housing authorities, each run by a separate board and serving a specific county or city. They are not state agencies — they are independent nonprofits created under state law to manage public housing and rental vouchers in their area. The largest is the Charleston Housing Authority; others serve single counties like Beaufort, Greenville, or Richland. Each one operates its own waiting lists, sets its own policies within federal rules, and answers to its own board of commissioners.

A housing authority's main job is to own and maintain public housing units and to administer the Housing Choice Voucher program (Section 8). They do not run emergency rental information, homelessness programs, or homeownership help — those come from other agencies. If you need to know whether a specific program exists in your county, the local authority is the place to start, but they may refer you elsewhere for non-housing programs.

Key Takeaways

  • Each of South Carolina's 27 housing authorities serves a specific county or city and maintains its own waiting list for public housing and vouchers.
  • You must contact the authority that serves your county directly — there is no single statewide process or waiting list.
  • Housing authorities manage public housing units and Section 8 vouchers only; emergency rent help and other information come from different agencies.
  • Waiting lists are often closed, and when open, can have wait times of months or years depending on the authority and program.
  • You will need proof of income, residency, Social Security numbers for all household members, and a valid ID to explore.

Finding Your Local Housing Authority

South Carolina does not have a single housing authority office. Instead, you contact the authority that covers your county. The South Carolina Housing Finance and Development Authority (SCFHDA) maintains a list of all 27 local authorities with their phone numbers and addresses on its website, but you can also call 211 (dial 2-1-1 from any phone) and ask for the housing authority in your county.

Once you identify your authority, call them directly. Do not assume their office is in your town — some serve multiple counties from a central location. Ask for the intake or applications department and confirm whether they are currently accepting new applications for public housing, vouchers, or both. Many authorities close their waiting lists when they reach capacity, so this first call tells you whether you can proceed.

Public Housing vs. Section 8 Vouchers

South Carolina housing authorities manage two separate programs. Public housing means the authority owns the building you live in. You pay rent based on your income (usually 30 percent of gross monthly income), and the authority covers the rest of the cost. Section 8 vouchers (Housing Choice Vouchers) mean you find your own apartment on the private market, and the voucher pays part of the rent directly to your landlord. You pay the difference.

The two programs have different waiting lists, different process processes, and different wait times. Some authorities have public housing available but no vouchers, or vice versa. When you call, ask which programs have open waiting lists and what the current wait time is for each. In some cases, the wait for public housing is several years; in others, vouchers move faster. This varies by authority and changes over time.

Documents You Will Need to explore

Housing authorities require the same core documents regardless of which program you are explore for. Bring or mail copies of: a valid photo ID (driver's license, passport, or state ID), proof of Social Security number for every person in your household (Social Security card, tax return, or W-2), proof of current income (recent pay stubs, benefit letters, or tax returns), and proof of residency in the county (utility bill, lease, or mail from a government agency dated within the last 60 days).

If you are unemployed, bring documentation of your job search or a letter from your employer stating you were laid off. If you receive benefits (SNAP, TANF, SSI, disability), bring the award letter or current benefit statement. If you are self-employed, bring tax returns for the last two years and a profit-and-loss statement. Some authorities ask for references or a criminal background check; ask when you call whether your authority requires these and what the process is.

process Process and Wait Times

Most South Carolina housing authorities accept applications in person at their office, by mail, or online through their website. Call ahead to confirm which methods they use and whether they are accepting applications. When you explore, you will complete a form that asks about household size, income, assets, and housing history. The authority will verify your information by contacting your employer, landlord, or benefit agencies.

After you are approved, you go on the waiting list. Wait times vary widely. Some authorities have wait times of 6 to 12 months; others have waits of 3 to 5 years. A few have closed their lists entirely. The authority will contact you when a unit or voucher becomes available. Until then, you remain on the list — you do not need to reapply or check in regularly, though some authorities ask you to update your contact information annually.

Income Limits and Rent Calculations

South Carolina housing authorities use federal income limits based on family size and the county you live in. These limits change each year. For example, in 2024, a single person in most South Carolina counties cannot earn more than roughly $28,000 to $32,000 per year (the exact amount depends on the county and is set by HUD). A family of four has a higher limit, usually around $45,000 to $51,000. Call your local authority or check their website for the current year's limits for your county.

If you are accepted into public housing, your rent is calculated as 30 percent of your gross monthly income, with a minimum rent (usually $50 to $100 per month). If your income changes, your rent changes — you report income changes to the authority, and they recalculate. With a Section 8 voucher, the calculation is more complex: the voucher covers the difference between the fair market rent for your area and your share (usually 30 percent of income), up to a maximum amount set by HUD.

What Happens If You Are Denied

If the authority denies your process, they must give you a written reason. Common reasons include income above the limit, criminal history (particularly drug convictions or violence), failure to pay previous rent, or eviction in the past three years. You have the right to request a hearing to dispute the decision. The authority will tell you how to request a hearing and what the timeline is — usually 10 to 30 days from the denial letter.

At a hearing, you can present documents or witnesses to challenge the authority's findings. If you were denied for income, bring recent pay stubs or benefit letters. If you were denied for an eviction or unpaid rent, bring evidence that the situation has changed (a new lease, proof of payment, or a letter from your previous landlord). The hearing officer will make a decision, usually within 30 days. If you lose, you can reapply after a waiting period, which varies by authority.

Frequently Asked Questions

Can I explore to more than one housing authority at the same time?

Yes. If you live near a county line or move frequently, you can explore to multiple authorities. Each maintains its own waiting list, so being on one does not affect your place on another. However, once you are offered a unit or voucher, you must accept or decline — you cannot hold a spot while waiting for another authority's offer.

What if I have a criminal record?

Housing authorities can deny you for certain convictions, particularly drug manufacturing or distribution, or violent felonies within the past 5 to 10 years. Misdemeanors and older felonies are evaluated case by case. Call your local authority and ask whether your specific conviction would disqualify you before you spend time gathering documents. Some authorities are stricter than others.

Do I have to live in the county where I explore?

Most authorities require you to live or work in their service area. Some allow you to explore if you have a job offer in the county. Call your local authority to confirm their residency rules. If you are homeless or living outside the county temporarily, ask whether they make exceptions.

What if the waiting list is closed?

When a waiting list is closed, you cannot explore until it reopens. Call the authority every few months to ask whether they have reopened applications. Some authorities reopen their lists seasonally or when funding increases. In the meantime, look into emergency rental information through your county social services department or call 211 for other housing resources.

Can I transfer my voucher or public housing to another county?

Transfers between housing authorities are possible but require approval from both authorities and depend on availability. If you need to move, contact your current authority and ask about the portability process. Some authorities are more flexible than others, and wait times for transfers can be long.