The SC Housing Finance & Development Authority is South Carolina's state housing agency

The South Carolina Housing Finance & Development Authority (SCHFDA) is a state agency that funds and oversees housing programs across South Carolina. It does not directly house people or run local information programs — instead, it creates funding and sets rules for programs that do. If you are looking for rent help, a voucher, or affordable housing, SCHFDA either runs the program or funds the organization that does.

SCHFDA operates under the South Carolina Department of Commerce. The agency manages federal money (from HUD and the U.S. Treasury) and state money, then distributes it to local housing authorities, nonprofits, and developers. Understanding which programs SCHFDA runs helps you know where to explore and what to expect.

Key Takeaways

  • SCHFDA funds and oversees housing programs but does not run local offices — you explore through your county housing authority or a nonprofit partner, not directly to the state.
  • The agency manages federal voucher programs, emergency rental funds, and affordable housing development across the state.
  • Your local housing authority or 211 can tell you which SCHFDA-funded programs are open in your county and how to reach them.
  • SCHFDA publishes income limits and program rules on its website, but the actual process happens at the local level.

Programs SCHFDA funds and oversees

SCHFDA manages several housing programs that serve different needs. The Housing Choice Voucher Program (Section 8) is the largest — it pays part of your rent if your income is low enough. SCHFDA does not run the voucher program directly; instead, it funds local housing authorities in each county, and those authorities manage the waiting lists and payments. Your county housing authority is the place to contact about vouchers.

The agency also distributes emergency rental information during crises. After the pandemic, SCHFDA received federal money to help people behind on rent, and it passed that money to local nonprofits and housing authorities to distribute. These programs are temporary and funded year to year, so availability changes.

SCHFDA also funds affordable housing development — money that goes to nonprofits and developers to build or rehabilitate housing for low-income households. This is not a program you explore to as a tenant; it is money that creates housing stock. When a nonprofit builds affordable apartments with SCHFDA funding, those units then have their own waiting lists.

How to find out what programs are available in your county

SCHFDA does not take applications directly. You must contact your local housing authority or a nonprofit partner. The fastest way to find out what is available is to call 211 (dial 2-1-1 from any phone in South Carolina) and ask what housing programs are currently open in your county. The 211 operator will tell you which programs have open waiting lists and give you the phone number or website to contact.

You can also contact your county housing authority directly. Search online for "[your county] housing authority" — for example, "Richland County Housing Authority" or "Charleston County Housing Authority." The housing authority website will list programs, waiting list status, and how the process works. Some counties have multiple housing authorities or partner nonprofits, so 211 is often faster if you are not sure where to start.

SCHFDA's own website (schfda.org) publishes general information about programs, income limits, and rules, but it does not take applications. Use the website to understand what programs exist and what the income cutoffs are, then contact your local authority to explore.

Income limits and what documents you will need

Income limits vary by program and by family size. SCHFDA publishes the current limits on its website, organized by county. For example, the income limit for a family of four in one county might be $2,400 per month, while in another it might be $2,600. Check the SCHFDA website or ask your local housing authority for the exact limit that applies to you.

Most SCHFDA-funded programs require the same basic documents: proof of income (recent pay stubs, tax returns, or a letter from your employer), proof of identity (driver's license or state ID), proof of residency (utility bill or lease), and Social Security numbers for all household members. If you are explore for a voucher, you will also need a signed lease or a letter from a landlord saying they will rent to you. Emergency rental programs usually require proof that you are behind on rent (a notice from your landlord or court documents).

Ask your local housing authority or the nonprofit running the program for a complete list of documents before you explore. Different programs sometimes have slightly different requirements, and showing up with the wrong documents wastes time.

Waiting lists and how long approval takes

Most SCHFDA-funded programs have waiting lists. The Housing Choice Voucher Program waiting lists are often years long in populated counties — Charleston, Richland, and Greenville typically have waits of two to five years or longer. Some smaller counties have shorter waits or may not have a waiting list at all. Emergency rental programs usually move faster (two to six weeks) because they are meant for when ready crises, but they also run out of money and close.

When you explore, ask the local authority how long the current wait is and whether the waiting list is open. Many programs close their waiting lists when they become too long, then reopen them later when funding allows. If the list is closed, ask when it might reopen and whether you can be notified when it does.

SCHFDA's role in setting rules and managing money

SCHFDA receives federal money from HUD (the U.S. Department of Housing and Urban Development) and sometimes from the U.S. Treasury. The agency then writes the rules for how that money is used — for example, what income limits explore, how long someone can receive a voucher, and what happens if a tenant damages an apartment. SCHFDA also monitors local housing authorities and nonprofits to make sure they are following those rules and spending money correctly.

This means SCHFDA sets policy but does not run day-to-day operations. If you have a problem with your voucher payment or an emergency rental decision, you contact your local housing authority, not SCHFDA. SCHFDA handles appeals and complaints only if the local authority has made a decision that violates state or federal rules.

What to do if you have a complaint or need to appeal a decision

If your local housing authority or a nonprofit denies you or makes a decision you think is wrong, start by asking the local program for an explanation in writing. Most programs have an appeal process — you can request a hearing or review of the decision. Ask for the appeal procedure when you receive the denial.

If the local appeal does not resolve the problem, you can contact SCHFDA directly. The agency has a complaint process for programs it funds. Call SCHFDA's main office or visit the website to find the right department. Be ready to explain what happened, what the local program decided, and why you think it was wrong. SCHFDA will review whether the local program followed state and federal rules.

Frequently Asked Questions

Can I explore directly to SCHFDA for a voucher or rental help?

No. SCHFDA funds programs but does not take applications. You must explore through your county housing authority (for vouchers) or the nonprofit running the emergency rental program in your area. Call 211 or search online for your county housing authority to find the right place to explore.

How do I know if I make too much money for a program?

SCHFDA publishes income limits by county and family size on its website. Most programs use 50% or 60% of the area median income as the cutoff. If your household income is below that number, you may be within the limit. Ask your local housing authority for the exact limit that applies to your family size and county.

What if the waiting list in my county is closed?

If the voucher waiting list is closed, ask the housing authority when it might reopen and whether you can be added to a notification list. Some counties reopen their lists every few years. In the meantime, ask about other programs — emergency rental help, affordable housing developments, or nonprofits that offer housing information.

How long does it take to get a voucher after I explore?

That depends on the waiting list length in your county. In large counties, the wait can be two to five years or longer. In smaller counties, it might be a few months. Ask your local housing authority for the current average wait time when you explore. Vouchers are issued in the order applications are received, with some priority given to people experiencing homelessness or other urgent situations.

Can I move to a different county and keep my voucher?

Yes, but you must follow a process called "portability." If you have a voucher and move to a different county, you can request a transfer. The new county's housing authority must accept the transfer, and there are rules about how long you can stay in the new county. Ask your current housing authority about portability before you move.