Fulton County rental assistance: programs, eligibility, and how to apply

Last updated 2026-07-10

What rental assistance programs are available in Fulton County, Georgia?

Fulton County sits in a messy spot for rental assistance. The county is split between two big housing authorities, and a handful of one-time emergency funds layer on top of the federal voucher system. Here's what actually exists and who runs each piece.

The Fulton County Housing Authority (FCHA) runs Housing Choice Vouchers (also called Section 8) for unincorporated Fulton County and the smaller cities outside Atlanta. The Atlanta Housing Authority (AHA) covers the City of Atlanta, which sits inside Fulton County but runs its own program with its own waitlist and payment standards ^[1][2]. Live in the city of Atlanta, or want to move there? AHA is your contact. In Johns Creek, Alpharetta, Milton, Roswell, or an unincorporated pocket? FCHA is the right agency.

Beyond the two authorities, Fulton County's Department of Community Development has run emergency rental assistance in past years, including money under the federal Emergency Rental Assistance Program (ERAP) authorized by the Consolidated Appropriations Act of 2021 and the American Rescue Plan Act ^[3]. Those federal pools are largely spent as of 2024-2025, but the county opens new short-term relief windows now and then, funded through Community Development Block Grants (CDBG) or state money. Check Fulton County's official community development portal at least quarterly. That's how you catch those windows.

Georgia also has a state program, Georgia Rental Assistance (GRA), run through the Georgia Department of Community Affairs (DCA). GRA closed its general application in mid-2024 but still handles appeals and pending cases ^[4]. DCA also runs Section 8 for the rural and suburban Georgia counties that no local housing authority covers.

Homeowners who fell behind and risk losing their house can look at the Georgia Homeowner Assistance Fund (HAF), also run through DCA. That's separate from rental assistance.

Who qualifies for Fulton County Housing Choice Vouchers?

Voucher eligibility in Fulton County follows federal HUD rules under 24 CFR Part 982, with local preferences added on top by each housing authority ^[5]. Income is the first gate, citizenship is the second, and a clean record with prior housing authorities is the third.

Income is the biggest gate. FCHA, like every HCV agency, must fill at least 75% of new admissions from households at or below 30% of Area Median Income (AMI). The other 25% can reach 50% AMI. Nobody above 50% AMI qualifies for a standard voucher ^[11]. For a family of four in the Atlanta-Sandy Springs-Alpharetta metro in 2025, HUD set 50% AMI near $50,900 and 30% AMI near $30,550. HUD updates these every spring, so confirm the current year at HUD's income limits page ^[6].

Other federal basics: at least one household member must be a U.S. citizen or eligible noncitizen, the household can't have certain prior drug or violent convictions (specifics vary by PHA policy), and you can't owe money to a prior housing authority.

FCHA and AHA both set local preferences that push certain applicants up the list. Common ones in metro Atlanta: working families, veterans, people experiencing homelessness, and Fulton County residents or employees. Preferences don't promise fast service, but on a list with thousands of applicants they matter enormously. When FCHA last opened its waitlist, it took applications by lottery and used local preferences to rank the lottery winners.

Age and disability open separate doors. HUD's Section 202 program for the elderly and Section 811 for people with disabilities run through separate nonprofit sponsors in the metro, each with its own eligibility rules apart from the standard HCV.

What are the income limits for Fulton County rental assistance in 2025?

Income limits track HUD's Area Median Income for the Atlanta-Sandy Springs-Alpharetta, GA HUD Metro FMR Area. HUD publishes new limits every spring. A family of four hits the voucher ceiling at 50% AMI, roughly $50,900 in 2025. The figures below come from HUD's FY2025 income limits data ^[6].

Household Size	30% AMI (Extremely Low)	50% AMI (Very Low)	80% AMI (Low)
1 person	$21,400	$35,650	$57,000
2 people	$24,450	$40,750	$65,150
3 people	$27,500	$45,850	$73,300
4 people	$30,550	$50,900	$81,400
5 people	$33,000	$55,000	$87,950
6 people	$35,450	$59,050	$94,450

Source: HUD FY2025 Income Limits, Atlanta-Sandy Springs-Alpharetta HUD Metro FMR Area ^[6]

For the Housing Choice Voucher program, the 50% AMI column is the hard ceiling. Emergency rental assistance funded through CDBG or ERAP often uses 80% AMI as the cutoff, which lets in a wider group. Some county emergency funds temporarily raised the ceiling to 100% or 120% AMI during crisis periods (the COVID-era programs did this), but that's the exception.

Income means gross annual household income from all sources: wages, self-employment, Social Security, child support, and most other recurring payments. Some exclusions apply, like certain earned income disregards for disabled family members. An intake worker walks you through what counts when you apply.

Is the Fulton County Housing Authority waitlist open right now?

This is the question everyone asks. The honest answer: it depends on timing, and you have to check with the agency directly. As of mid-2025, FCHA's voucher waitlist is closed.

FCHA has opened its waitlist for short windows in the past, sometimes only 48 to 72 hours, then closed it once applications hit a target (often several thousand for just a few hundred annual voucher slots). The last widely publicized FCHA opening pulled tens of thousands of applicants for a fraction of that number of vouchers. AHA, which covers Atlanta proper, works the same way ^[1][2].

Verify FCHA's current status by calling the agency at (404) 730-4300 or checking fultoncountyga.gov under Housing and Human Services. AHA's status is at atlantahousing.org. Skip the third-party sites that show stale information. VoucherReady's open Section 8 waiting lists page tracks announced openings and updates when PHAs post them, but always confirm with the agency.

If FCHA's list is closed, here are your moves:

1. Apply to AHA if you're eligible and want to live in Atlanta. 2. Apply to Georgia DCA's statewide program if your county qualifies. 3. Check neighboring counties. Cherokee, Gwinnett, DeKalb, and Cobb all run their own authorities with waitlists that open now and then. 4. Chase project-based Section 8 units, where the assistance is tied to a specific building instead of a portable voucher. Those waitlists run building by building and are often shorter.

When FCHA does have an open list, waits have run two to five years before a voucher gets issued. That's not a typo. Get on every eligible list now.

How do you apply for emergency rental assistance in Fulton County?

Emergency rental assistance is a different track from vouchers. It covers back rent and, often, a few months of forward rent (usually three to twelve) when a household faces eviction or has already fallen behind. Call 2-1-1 first. It's the fastest way to find what's open today.

Fulton County's emergency programs have cycled through several funding sources. The county ran ERAP funds through Human Services during 2021-2023, and those funds are now largely gone at the federal level ^[3]. What's left in 2025-2026 is a patchwork.

Fulton County Community Development opens short-term assistance windows funded through CDBG now and then. These get announced on the county's main site at fultoncountyga.gov and through partners like United Way of Greater Atlanta.

The Atlanta Community Food Bank, local faith-based coalitions, and nonprofits like Travelers Aid Atlanta and the Community Assistance Center (serving north Fulton) keep small emergency rental funds that don't require a housing authority waitlist. These run first-come, first-served with modest caps, sometimes $500 to $2,000 per household per year.

Georgia's 211 helpline (dial 2-1-1 or text your zip code to 898-211) connects you to the programs open right now, not the ones that closed six months ago.

When you apply, bring a current lease, a past-due or eviction notice if you have one, proof of income for everyone in the household (pay stubs, benefit letters), a government ID, and documentation of the hardship that caused the arrears (a layoff notice, medical bills, whatever fits). Some programs pay the landlord directly. A handful let tenants get funds directly if the landlord won't cooperate. Ask about the payment structure before you apply so nothing surprises you.

What do landlords need to know about accepting Fulton County Section 8 vouchers?

Landlords weighing Housing Choice Vouchers usually ask three things: how payment works, what the inspection involves, and whether it's worth it. The short version: the government share lands on time every month, the unit has to pass an annual inspection, and in most of Fulton County you're free to say no.

On payment. FCHA sends its share (the Housing Assistance Payment, or HAP) straight to the landlord by direct deposit or check, usually on the first. The tenant pays their portion to the landlord. If the tenant owes 30% of adjusted gross income and the rent is $1,500, HUD covers the gap between that 30% and $1,500, up to the payment standard.

FCHA and AHA set their own payment standards, built on HUD's Fair Market Rents for the Atlanta metro. HUD set the FY2025 FMRs at $1,362 for a one-bedroom, $1,585 for a two-bedroom, and $2,004 for a three-bedroom ^[7]. PHAs can set payment standards between 90% and 110% of the published FMR under standard authority, and up to 120% in high-cost areas with HUD sign-off. Check the specific standard with FCHA or AHA, since each publishes its own schedule.

On inspections. Every unit has to pass HUD's Housing Quality Standards (HQS) before a lease starts and at least once a year after ^[5]. Inspectors look at heating, plumbing, electrical, smoke detectors, windows, and structure. The inspection isn't a trap, but you have to fix any deficiencies on a set timeline (some items within 24 hours, others within 30 days). A unit that fails recheck can have its HAP suspended until repairs are done.

Georgia has no statewide source-of-income discrimination law as of 2025, so Fulton County landlords can legally decline voucher holders. The City of Atlanta did pass source-of-income protections that apply inside city limits. Outside Atlanta, no such local ordinance exists, so landlords keep more discretion. Still, the math often favors accepting: a government payment clears more reliably than a private tenant's checking account, and tight vacancy in desirable Fulton zip codes makes filling units competitive.

If you're getting started, VoucherReady's landlord kit walks through the Request for Tenancy Approval (RFTA) packet, the lease addendum, and what to expect at the HQS inspection. The housing authority article explains how PHAs operate if you're new to them.

How does Fulton County rental assistance compare to nearby counties?

Where you look matters. Fulton County is the most heavily served county in Georgia for housing assistance, and it also carries the longest waits and the fiercest competition for every slot.

Jurisdiction	Administering PHA	Waitlist Status (2025)	Key Notes
Fulton County (unincorporated)	FCHA	Closed (check fultoncountyga.gov)	Lottery-based when open
City of Atlanta	Atlanta Housing Authority	Closed (check atlantahousing.org)	Largest PHA in Georgia
DeKalb County	DeKalb County Housing	Varies	Sometimes opens for specific preferences
Cobb County	Cobb County Housing	Closed/periodic openings
Gwinnett County	Gwinnett Housing Corp	Varies	Smaller voucher pool
Cherokee County	Served by Georgia DCA	Open (DCA statewide list)	Rural/suburban program
Pierce County, WA	Pierce County Housing Authority	Separate state; listed for comparison	Different state, different rules

Note: readers searching "rental assistance Pierce County" usually mean Pierce County, Washington, a separate HUD jurisdiction run by the Tacoma Housing Authority and Pierce County Housing Authority. If that's you, HUD's jurisdiction lookup at hud.gov points you to the correct local PHA, not FCHA.

Fulton residents who've run out of local options can port a voucher from another jurisdiction once they've held it for at least 12 months (or right away with a job offer or family in the new area) under 24 CFR 982.353. It's called portability, and it's one of the most underused tools voucher holders have ^[5].

What happens after you get on the Fulton County waitlist?

Getting on the waitlist is step one. What follows is a slow process that catches a lot of applicants off guard, and one missed notice can knock you off entirely.

After you land on the FCHA or AHA waitlist, you get a confirmation number or letter. Keep that. Housing authorities purge applicants who don't answer annual update notices, so when FCHA mails a card or emails asking you to confirm you're still interested, respond right away. Miss one and you can be removed.

When your name reaches the top (two to five years in Fulton County), you get called for a briefing appointment. Staff verify your income, household size, criminal history, and any prior housing authority debt. Pass, and you receive a voucher with a search deadline, usually 60 to 120 days, though FCHA has stretched it to 180 days in tight markets ^[5].

During the search, you find a unit at or below the payment standard, get the landlord on board, and submit a Request for Tenancy Approval (RFTA) to FCHA. FCHA schedules an HQS inspection. Pass, and FCHA signs the Housing Assistance Payments contract with the landlord and the lease starts. Fail, and if the landlord won't repair, you find another unit inside your remaining time.

Can't find a unit before the deadline? FCHA may grant an extension, and you should ask for one before you're desperate. No extension and no unit means the voucher expires and you drop to the bottom of the list. That outcome happens more than agencies like to admit, especially in tight markets.

To find participating landlords, section 8 houses for rent resources and the HUD-maintained listings give you a start, though in Fulton County the real work is calling landlords directly and explaining the program.

Can seniors and people with disabilities get faster access to rental assistance in Fulton County?

Yes, in a few real ways. HUD funds two programs built specifically for these groups, and both skip the general voucher waitlist because you apply straight to the property.

Section 202 Supportive Housing for the Elderly serves households where the head, co-head, or spouse is 62 or older and income sits at or below 50% AMI. Units are project-based at specific properties and come with supportive services ^[12]. Several Section 202 properties operate in Fulton County and the wider metro. HUD's multifamily housing property locator at hud.gov lets you search by state, county, and program type ^[8].

Section 811 Supportive Housing for Persons with Disabilities works the same way: project-based units at specific properties, with supportive services, for non-elderly adults with disabilities at very low incomes. You apply through the property manager, not a housing authority waitlist.

Beyond those federal programs, FCHA and AHA may set local preferences that move elderly or disabled applicants higher on the general HCV list. Ask specifically whether the preference exists and what documentation qualifies you.

For low income senior housing more broadly, Low Income Housing Tax Credit (LIHTC) properties also serve this group. These are privately owned but income-restricted apartments. Georgia DCA keeps a database of LIHTC properties statewide.

One note worth acting on: if you or a household member has a disability that needs a specific unit type (accessible unit, first floor, particular square footage), tell the housing authority in writing as soon as you apply. Reasonable accommodation requests under the Fair Housing Act can extend your search period and change which units you're matched to ^[9].

What are your rights as a tenant in the Fulton County rental assistance system?

Voucher holders have real legal protections, and knowing them counts most in a competitive market like Fulton County. The big ones: written notice before any adverse action, the right to a hearing, rent-reasonableness review, and the power to force repairs.

Under 24 CFR Part 982, FCHA must give you written notice of any adverse action, including denial of assistance, termination of the HAP contract, or a cut in your payment. You have the right to an informal hearing before those actions take effect ^[5]. The hearing is your chance to present documents, bring witnesses, and challenge the decision. Miss the deadline to request it (often 10 business days after the notice) and you lose the right.

If your landlord raises the rent, the new amount goes through FCHA for approval and still has to look reasonable next to similar unassisted units nearby. FCHA runs rent reasonableness determinations against comparable properties. A landlord can't just push an unreasonable increase through to HUD.

If your landlord won't make repairs that affect your health or safety, FCHA can abate (suspend) the HAP payment until the work is done. This is one of the most useful protections in the program, but it turns on reporting the conditions to FCHA in writing. Don't just call. Send an email or a letter you can document.

Fair Housing rules bar discrimination based on race, color, national origin, sex, familial status, religion, and disability under the Fair Housing Act ^[9]. Inside the City of Atlanta, source of income (the voucher itself) is a protected class, so Atlanta landlords who refuse vouchers may be violating city ordinance. Outside the city in unincorporated Fulton County, that protection doesn't exist under state law.

Facing eviction while on a voucher? Tell FCHA immediately. A formal eviction judgment can end your voucher, but FCHA still has to give you notice and hearing rights first. Legal aid groups, including Atlanta Legal Aid Society (atlantalegalaid.org), give free representation to low-income Fulton County residents facing eviction.

How do I find and apply for other affordable housing options in Fulton County?

The Housing Choice Voucher is the best-known door into affordable housing, but it's far from the only one. Four other routes exist, and none require a voucher.

LIHTC properties (sometimes called tax credit apartments) offer income-restricted rents with no voucher required. A household earning 50% to 60% AMI can rent a LIHTC unit, often well below market. Georgia DCA keeps a searchable database of LIHTC properties. The low income housing tax credit program has built thousands of units across metro Atlanta.

Public housing (units owned directly by AHA or FCHA) is a separate program from vouchers. AHA has reshaped much of its public housing through HUD's HOPE VI and Rental Assistance Demonstration (RAD) programs into mixed-income communities. Public housing waitlists run separately from the HCV list.

HUD's multifamily project-based Section 8 units are another category: privately owned apartments under HUD contract that cap tenant rent at 30% of income. Apply straight to the property. HUD's resource locator at hud.gov helps you find them ^[8].

For a wider search of section 8 houses for rent and listings, a few databases pull together landlords who've accepted vouchers before. None cover everything, but they're a start. The HUD housing overview lays out the full set of federally assisted housing types if you want to see which program fits.

Doing initial research? VoucherReady's free tools let you check payment standards, fair market rents, and waitlist status for Georgia PHAs in one place, without calling three agencies.

What should you do right now if you need rental assistance in Fulton County?

The gap between knowing these programs exist and actually getting help is where most people stall. Here's the sequence I'd run.

First, call 2-1-1 today. Georgia's 211 system updates more often than any single agency's website and will tell you which emergency rental windows are open in Fulton County right now. Ten minutes, and it's the fastest way to find live opportunities.

Second, check FCHA's waitlist at fultoncountyga.gov and AHA's at atlantahousing.org. If either is open, apply immediately. These windows shut fast.

Third, submit a Georgia DCA statewide HCV application if that waitlist is open. DCA covers areas statewide and opens on a different schedule than the local PHAs ^[4].

Fourth, contact Atlanta Legal Aid Society or a HUD-approved housing counselor if eviction is close. Free legal help and housing counseling are rights, not favors, and they change outcomes measurably. HUD's housing counselor locator at hud.gov finds approved counselors near you ^[10].

Fifth, ask your current landlord for a payment plan in writing. Plenty of landlords prefer partial payment and a signed agreement over an eviction that costs them time and legal fees. A written plan can also satisfy some emergency program requirements.

Landlord researching whether to accept vouchers? The RFTA packet and HQS inspection checklist are free from FCHA. The rental assistance overview shows how the payment process runs across programs.

Frequently asked questions

Is the Fulton County Housing Authority waitlist open in 2025?

As of mid-2025, FCHA's Housing Choice Voucher waitlist is closed. FCHA opens the waitlist periodically, typically for 48 to 72 hours, and accepts applications through a lottery. Check the current status at fultoncountyga.gov or call FCHA at (404) 730-4300. The Atlanta Housing Authority waitlist for City of Atlanta is also closed; check atlantahousing.org for updates.

What is the income limit for rental assistance in Fulton County?

For Housing Choice Vouchers, the income limit is 50% of Area Median Income. For a family of four in the Atlanta metro in 2025, that's about $50,900 in gross annual income. Emergency rental assistance programs (CDBG or ERAP-funded) typically use 80% AMI as the ceiling, which for a family of four is around $81,400. HUD updates these figures each spring at huduser.gov.

How long is the wait for a Section 8 voucher in Fulton County?

Historically two to five years from the time of application. FCHA issues a limited number of vouchers each year based on funding, turnover, and HUD allocations. The number of applicants on the waitlist usually far exceeds annual voucher issuance. There's no way to speed up placement other than qualifying for a local preference like homelessness, veteran status, or working family.

Can I get emergency rental assistance in Fulton County if I'm about to be evicted?

Yes, but you have to move fast. Call 2-1-1 to find currently open emergency funds. Fulton County's CDBG-funded programs and nonprofit partners like the Community Assistance Center and Atlanta Mission keep small, often first-come-first-served funds. An eviction notice can actually qualify you for some programs. Bring your lease, the eviction notice, and proof of income.

What does a landlord need to accept Section 8 in Fulton County?

Landlords agree to HUD's lease addendum, pass an initial Housing Quality Standards inspection, and set a rent FCHA finds reasonable next to similar unassisted units. After that, FCHA pays its share of the rent directly to the landlord each month. There's no fee to participate. Fulton County outside Atlanta has no source-of-income law, so landlords choose whether to participate.

What is the Section 8 payment standard in Fulton County?

FCHA and AHA each set their own payment standards based on HUD's Fair Market Rents. HUD's FY2025 FMRs for the Atlanta metro are $1,362 for a one-bedroom, $1,585 for a two-bedroom, and $2,004 for a three-bedroom. PHAs typically set standards between 90% and 110% of FMR. Contact FCHA or AHA directly for their current schedules, since these update annually.

Does Fulton County have rental assistance for seniors?

Yes. HUD's Section 202 Supportive Housing for the Elderly places income-eligible households aged 62 and older in project-based units with supportive services. Several Section 202 properties operate in the Atlanta metro. Apply directly to those properties using HUD's multifamily housing locator at hud.gov. FCHA's standard HCV program may also carry local preferences that help elderly applicants.

How do I apply for the Georgia rental assistance program?

The Georgia Rental Assistance program (GRA), run by Georgia DCA, closed its general application intake in mid-2024. Active applicants with pending cases may still be processed. For new assistance, apply to FCHA, AHA, or Georgia DCA's statewide Housing Choice Voucher program. Check dca.ga.gov for current program status and any new state emergency funding.

Can I use a Fulton County voucher to move to another county or state?

Yes, through portability under 24 CFR 982.353. After holding a voucher for at least 12 months, you can port to any jurisdiction with a housing authority that runs HCV. With a job offer or family member in the new area, you may port immediately. Contact FCHA to start the paperwork. The receiving housing authority then absorbs your voucher or bills FCHA for the assistance.

What is the difference between FCHA and the Atlanta Housing Authority?

FCHA serves unincorporated Fulton County and smaller cities outside Atlanta's limits. AHA serves the City of Atlanta, which sits geographically inside Fulton County but is its own jurisdiction. They keep separate waitlists, separate payment standards, and separate applications. If your address is in the City of Atlanta, contact AHA. If it's in Johns Creek, Alpharetta, Milton, or similar, contact FCHA.

Are there Section 8 apartments in Fulton County I can apply to directly?

Yes. Project-based Section 8 apartments tie the assistance to the unit, not to a portable voucher. You apply directly to the property, not through FCHA. Once accepted, your rent is capped at 30% of adjusted income. HUD's multifamily housing search tool at hud.gov helps you find these properties. Project-based waitlists are often shorter than the general HCV waitlist.

What rights do I have if FCHA denies or terminates my voucher?

You have the right to an informal hearing under 24 CFR 982.554. FCHA must give you written notice of the adverse action and its reason. You have a limited window to request a hearing, typically 10 business days. At the hearing you can present documents and witnesses. If you believe the decision was discriminatory, you can also file a fair housing complaint with HUD at hud.gov.

Can undocumented immigrants get rental assistance in Fulton County?

Federal Housing Choice Vouchers require at least one household member to be a U.S. citizen or eligible noncitizen, so fully undocumented households don't qualify for HCV. Mixed-status families can get prorated assistance based on the eligible members. Some local emergency programs, especially CDBG-funded ones or private nonprofits, have served mixed-status or undocumented households. Call 2-1-1 for current local options.

Is rental assistance in Fulton County the same as Pierce County rental assistance?

No. Pierce County, Washington is a separate HUD jurisdiction run by the Tacoma Housing Authority and Pierce County Housing Authority in Washington State. Different state, different rules, different funding, different eligibility. If you're searching for Pierce County rental assistance, use HUD's PHA contact list at hud.gov to find the correct agency for Pierce County, WA.

Sources

1. Fulton County Housing Authority (FCHA), official program page: FCHA administers Housing Choice Vouchers for unincorporated Fulton County and municipalities outside Atlanta
2. Atlanta Housing Authority, Housing Choice Voucher program: AHA administers a separate HCV program for the City of Atlanta with its own waitlist and payment standards
3. U.S. Department of the Treasury, Emergency Rental Assistance Program overview: ERAP funds were authorized through the Consolidated Appropriations Act of 2021 and the American Rescue Plan Act; funds are largely exhausted as of 2024-2025
4. HUD, 24 CFR Part 982 Housing Choice Voucher program regulations: 24 CFR Part 982 governs HCV eligibility, inspection requirements, portability, voucher term, and informal hearing rights
5. HUD, FY2025 Income Limits Documentation System: HUD FY2025 income limits for the Atlanta-Sandy Springs-Alpharetta HUD Metro FMR Area: 50% AMI for a family of four is $50,900; 30% AMI is $30,550
6. HUD, FY2025 Fair Market Rents: HUD FY2025 FMRs for the Atlanta metro area: $1,362 one-bedroom, $1,585 two-bedroom, $2,004 three-bedroom
7. HUD, Housing and multifamily property resources: HUD maintains a multifamily housing property locator for finding project-based Section 8, Section 202, and Section 811 units by state and county
8. HUD, Fair Housing Act overview: The Fair Housing Act prohibits discrimination in housing based on race, color, national origin, sex, familial status, religion, and disability; reasonable accommodation requests must be honored
9. HUD, Housing counseling program: HUD's housing counselor locator connects renters and homeowners to HUD-approved counseling agencies nationwide
10. HUD, Public and Indian Housing HCV program overview: HCV requires PHAs to admit at least 75% of new voucher recipients from households at or below 30% AMI; no household above 50% AMI qualifies
11. HUD, Section 202 Supportive Housing for the Elderly: Section 202 serves households where head, co-head, or spouse is 62 or older with income at or below 50% AMI; project-based units include supportive services