Greensboro Housing Authority: waitlists, vouchers, and how it works

Last updated 2026-07-09

What is the Greensboro Housing Authority and what does it do?

The Greensboro Housing Authority (GHA) is a local public housing agency (PHA) chartered by the state of North Carolina and funded mostly by the U.S. Department of Housing and Urban Development. It serves households across Guilford County, which is wider than the city limits of Greensboro. GHA runs two programs: the Housing Choice Voucher (HCV) program, commonly called Section 8, and a smaller set of public housing units it owns and operates directly.

The voucher program is the bigger of the two. A voucher lets a qualified low-income household rent a privately owned home, apartment, or townhouse anywhere in GHA's jurisdiction. GHA pays the landlord the gap between 30 percent of the household's adjusted income and the unit's contract rent, up to GHA's published payment standards. The subsidy follows the household, not the address. That's why it's called a housing choice voucher program.

A Board of Commissioners appointed by the Greensboro City Council governs GHA. Day-to-day operations run through the main office at 450 North Church Street, Greensboro, NC 27401. Phone: (336) 275-8501. The agency is a separate legal entity from the city, though the two coordinate on affordable housing planning. ^[1]

Is the GHA Section 8 waitlist open right now?

GHA's Housing Choice Voucher waitlist has been closed far more often than it's open. When GHA does open the list, it usually accepts applications for a short window, sometimes just a few days or weeks, then closes again while it works through the backlog. Nobody has clean public data on how long the Greensboro HCV list stays open between cycles, but HUD's research shows most large PHAs open their lists for two weeks or less per opening. ^[2]

The only reliable way to know current status is to check GHA's official website (gsahc.com) or call the office. Third-party aggregator sites sometimes show stale information. To catch any North Carolina list the moment it opens, bookmark the resource at open Section 8 waiting lists and check it often.

When the list opens, GHA may rank applicants by preference categories: households currently homeless, households displaced by a government action, veterans, working families, and Guilford County residents. Preferences shift between cycles, so read the current Notice of Funding carefully before you apply. ^[1]

Missed the list? You have other moves. Guilford County has more affordable inventory through the low income housing tax credit program, and several nearby PHAs within porting distance may run shorter waits.

How do you apply for a GHA voucher or public housing?

When GHA's waitlist is open, applications go through the online portal at gsahc.com. Paper applications exist for households without internet access. GHA has to provide reasonable accommodations for people with disabilities who need a different format, under the Fair Housing Act and HUD rules at 24 CFR Part 5. ^[3]

You'll need to supply:

• Full legal names, dates of birth, and Social Security numbers for everyone in the household
• Income documentation for all adult members (pay stubs, benefit award letters, self-employment records)
• Current address and landlord contact information
• Documentation of any preference category you're claiming (homeless certification, DD-214 for veterans, etc.)

GHA screens all applicants for criminal history. Federal rules bar GHA from approving anyone subject to a lifetime sex-offender registration or anyone convicted of making methamphetamine on federally assisted property. Past those mandatory denials, GHA has discretion, and its current screening policy is posted on the website. ^[3]

Once you're on the list, keep your contact information current. GHA sends a letter or email when your name comes up. If you don't respond within the stated deadline (usually 10 to 14 days), GHA can skip you or drop you from the list. That's one of the most common ways people lose a spot, and one of the easiest to avoid.

What are GHA's 2024 payment standards by bedroom size?

Payment standards are the top monthly rent (including utilities) GHA will subsidize for a given unit size. GHA sets its standards off HUD's published Fair Market Rents (FMRs) for the Greensboro-High Point, NC HUD Metro FMR Area. PHAs may set standards between 90 and 110 percent of FMR without HUD approval, and up to 120 percent with HUD approval, under 24 CFR 982.503. ^[4]

HUD's FY2024 FMRs for the Greensboro-High Point metro are: ^[5]

Bedroom Size	HUD FY2024 FMR	Typical GHA Range
Studio (0-BR)	$912	~$821, $1,003
1-Bedroom	$985	~$887, $1,084
2-Bedroom	$1,173	~$1,056, $1,290
3-Bedroom	$1,529	~$1,376, $1,682
4-Bedroom	$2,017	~$1,815, $2,219

Note: GHA's adopted payment standards may differ from the midpoints above. The agency sets them once a year and can move within HUD's permitted band. Confirm current figures directly with GHA or in its Administrative Plan. ^[1] The numbers here use HUD's FY2024 FMR as the anchor, and the range reflects the 90 to 110 percent band PHAs may use.

When a unit's actual rent runs above the payment standard, the tenant can cover the difference. But the tenant's total rent burden (GHA's share plus that top-up) can't exceed 40 percent of monthly adjusted income at initial lease-up, under 24 CFR 982.508. ^[4] That rule bites more often than people expect. A landlord asking above-market rent can effectively price out lower-income voucher holders.

How does GHA's inspection process work?

Before GHA pays a dollar of subsidy, the unit has to pass a Housing Quality Standards (HQS) inspection under 24 CFR Part 982 Subpart I. GHA's inspector visits the property and checks roughly 13 categories: site and neighborhood conditions, structural and mechanical systems, plumbing, lead-based paint rules for units housing children under six, electrical systems, smoke and carbon monoxide detectors, sanitary facilities, food preparation and refuse disposal, space and security, lighting, and more. ^[3]

Initial inspections get scheduled after the landlord and tenant submit a Request for Tenancy Approval (RFTA). The inspection usually happens within a couple of weeks of RFTA submission, though backlogs stretch that. If the unit fails, GHA hands the landlord a written list of deficiencies and a deadline, usually 30 days for non-emergency items. Emergency items (no heat, exposed wiring, sewage backups) must be fixed within 24 hours.

Once a household is housed, GHA inspects every assisted unit once a year. Landlords who rent to voucher holders should budget for that recurring visit. The HQS bar is roughly a well-maintained rental-ready unit. It isn't a renovation standard, it's a habitability standard. If your property already passes a standard rental inspection, it will almost certainly pass HQS. ^[3]

GHA can also run special inspections after tenant complaints. A tenant has the right to request an inspection if they think the unit has slipped below HQS, and GHA has to act on that request.

What do landlords need to do to accept GHA vouchers?

Taking a housing authority voucher is less complicated than its reputation suggests. Here's the sequence:

1. Advertise the unit as voucher-friendly. List on sites like go section 8 or post directly on GHA's landlord portal. 2. Screen the tenant with your normal criteria (credit, rental history, income). Federal law says you can't refuse to rent solely because someone has a voucher. North Carolina has no statewide source-of-income protection law, but check current Greensboro city ordinances, since local rules can change. 3. Submit the RFTA packet to GHA with the proposed rent, lease start date, and unit details. 4. Pass the HQS inspection. 5. Sign the Housing Assistance Payments (HAP) contract with GHA. That's a separate agreement from the lease and runs parallel to it. 6. Collect your first HAP payment, which lands by direct deposit around the first of each month.

GHA pays on time. That's the real argument for taking part. You get a guaranteed portion of rent every month from a government agency, and you only chase the tenant for their share (usually 30 percent of their income). During COVID-19, landlords with voucher tenants kept getting HAP payments even while eviction moratoriums ran. Non-voucher landlords got no such guarantee.

Want to understand the economics before you commit? Read the rental assistance overview, which covers what the subsidy pays for and what it doesn't. VoucherReady also sells a one-time landlord kit with the key GHA forms, a plain-English HAP contract explainer, and an HQS pre-inspection checklist. Useful if this is your first voucher unit.

How long does it typically take from voucher issuance to move-in?

Once GHA issues a voucher to an approved applicant, the clock starts. Under 24 CFR 982.303, initial vouchers are typically valid for 60 days. GHA has discretion to grant extensions and must grant them as a reasonable accommodation for households with disabilities. ^[4] GHA's Administrative Plan spells out the local extension policy.

The 60-day window sounds tight, and in a tight rental market it really is. The household has to find a willing landlord, agree on terms, submit the RFTA, pass the HQS inspection, and sign the lease, all before the voucher expires. Greensboro's rental market has tightened a lot since 2020. Rental vacancy in Guilford County has run in the low single digits for much of the past few years, so competition for units is real. ^[6]

Practical tips for the search window:

• Start looking before the voucher arrives, if you can. Talk to housing counselors through GHA or a HUD-approved counseling agency.
• Filter section 8 houses for rent listings for voucher-accepting landlords.
• Have your documentation ready: photo ID, Social Security cards, income verifications, and any accommodation letters.
• Don't fixate on units priced right at the payment standard ceiling. A unit at 90 percent of the standard costs you less out of pocket and clears the 40 percent rent burden cap more easily.

If you can't find a unit in Greensboro, you may have the right to port your voucher to another jurisdiction. See the porting section below.

Can you use a GHA voucher outside of Greensboro, and how does porting work?

Yes. Under 24 CFR 982.353, a voucher holder who has lived in GHA's jurisdiction for at least 12 months (or who already lived there when they applied) can port their voucher to any other PHA's jurisdiction in the country. ^[4] This is one of the most powerful and least-used features of the HCV program.

Here's the mechanics. GHA acts as the "initial PHA" and the receiving jurisdiction's housing authority acts as the "receiving PHA." You notify GHA of your intent to port, GHA issues a portability packet, and you deliver it to the receiving PHA. The receiving PHA either absorbs your voucher (issues you one of their own) or bills GHA directly while you live in their jurisdiction.

The catch is timing. The receiving PHA has to have available vouchers or HAP funds to absorb you. Some PHAs put a porting family back on a local waitlist. Others absorb right away. Always call the receiving PHA before you commit to a move.

Moving into Greensboro from another PHA? GHA accepts incoming portable vouchers. Work with your current PHA to generate the portability packet, then contact GHA to confirm they're taking incoming ports.

GHA's Administrative Plan is the binding local rulebook. It sets specific notice requirements and timelines for portability. Read the portability section before you start.

What tenant rights apply to GHA voucher holders?

Voucher holders have a set of federally protected rights that many tenants never hear about.

First, GHA must give you a written denial notice with reasons, and you have the right to request an informal hearing within a stated deadline (usually 14 days). ^[3] At that hearing you can dispute the denial with documentation.

Second, if GHA moves to terminate your voucher during tenancy, you again have the right to an informal hearing before termination takes effect, under 24 CFR 982.555. ^[4] That covers a rent calculation dispute, an income change GHA handled wrong, or a termination based on a misunderstanding.

Third, you have the right to move. After the initial 12-month lease term, you can request a move to any unit that passes HQS and falls within the payment standard, including porting out of GHA's jurisdiction.

Fourth, fair housing protections stack on top of the voucher rules. The Fair Housing Act bars landlord discrimination based on race, color, national origin, religion, sex, familial status, and disability. ^[7] In Greensboro, the city's Human Relations Commission takes fair housing complaints, and HUD's Office of Fair Housing and Equal Opportunity handles them at the federal level.

Think GHA made an error in your case? The path is: request a meeting or informal conference, then request a formal hearing if that doesn't fix it, then file a HUD complaint if the PHA's process fails you. Keep everything in writing.

What other programs does GHA run besides Section 8?

GHA runs a public housing portfolio on top of vouchers. Public housing units are properties the agency owns directly. Rent is the lesser of 30 percent of adjusted income or a flat amount set by GHA, and the income limits track the voucher program. Public housing isn't the same as a voucher. You live in a GHA-owned building instead of picking your own unit on the private market. ^[1]

GHA also runs or coordinates with:

• Family Self-Sufficiency (FSS): A HUD-funded program where participating voucher households set income goals and build an escrow account. As earnings grow and the subsidy shrinks, the difference goes into an interest-bearing escrow account the family gets when they finish the program. It's one of the better wealth-building tools attached to the voucher program, and it's chronically underused. ^[8]
• VASH (Veterans Affairs Supportive Housing): Vouchers for homeless veterans, run jointly with the VA. Eligible veterans in Guilford County should contact the Greensboro VA Medical Center and GHA together. ^[11]
• Mainstream vouchers: Aimed at non-elderly people with disabilities who are homeless or at risk. Availability shifts with HUD funding cycles.

For seniors, GHA coordinates with other Guilford County agencies on low income senior housing options that may include Section 202 properties, which are HUD-funded housing for elderly households. GHA doesn't administer those directly, but staff can often point you in the right direction.

How does GHA calculate how much rent a voucher holder pays?

The tenant rent calculation follows a federal formula under 24 CFR 982.514. ^[4] Here's how it works:

1. GHA figures the household's annual adjusted income (gross income minus HUD-allowed deductions). 2. GHA takes 30 percent of monthly adjusted income. That's your Total Tenant Payment (TTP). 3. GHA sets the HAP: payment standard minus TTP. That's what GHA pays the landlord. 4. If contract rent plus utilities tops the payment standard, the household pays the TTP plus the overage. But the combined figure can't exceed 40 percent of monthly adjusted income at initial lease-up.

Deductions that lower adjusted income (and your share of rent) include: $480 per year per dependent, $400 per year for elderly or disabled households, medical expenses above 3 percent of annual income for elderly or disabled households, and reasonable childcare costs needed for work or school. ^[3]

A concrete example. A household earns $1,500 a month gross. Adjusted income after a $480 dependent deduction is about $1,460 a month. TTP is 30 percent of that, roughly $438. If GHA's payment standard for a 2-bedroom is $1,173 and the landlord's contract rent is $1,100, GHA pays $1,100 minus $438, or $662. The tenant pays $438. If the landlord charges $1,300, the tenant pays $438 plus a $127 overage, or $565 total, which GHA checks against the 40 percent cap.

Running this math lets landlords set rents strategically and lets tenants spot which units are genuinely affordable.

Where can tenants find GHA-approved units to rent?

The honest answer: no single perfect source exists. GHA doesn't keep a real-time listing of every willing landlord in Guilford County. What you have is a few overlapping tools.

GHA's own website sometimes lists available units from participating landlords, though that list is spotty. The steadier route is aggregated listing sites that let landlords flag voucher acceptance. go section 8 and similar platforms let you filter by voucher-friendly status and bedroom size.

HUD's hud housing search tool at hud.gov covers HUD-assisted properties. Those aren't the same as private voucher units, but the tool is useful for comparing options.

GHA runs a landlord outreach program and keeps a list of registered landlords who have participated before. Call GHA and ask for the landlord services team. They can often suggest contacts.

For section 8 houses for rent, single-family homes especially, call local property management companies that specialize in voucher units. Several mid-sized Greensboro property managers have built whole portfolios around voucher tenants because the payments are reliable.

VoucherReady's free tenant search tools filter listings by payment standard compatibility before you even contact a landlord. That saves real time during the 60-day search window.

What income limits qualify a household for GHA assistance?

GHA uses HUD's Area Median Income (AMI) for the Greensboro-High Point metro to set eligibility. For the Housing Choice Voucher program, a household's income must be at or below 50 percent of AMI (the "very low income" limit). By statute, 75 percent of new voucher admissions must go to households at or below 30 percent of AMI (the "extremely low income" limit). ^[3]

HUD updates these limits every year, usually in April. The FY2024 income limits for the Greensboro-High Point metro, by household size: ^[9]

Household Size	30% AMI (Extremely Low)	50% AMI (Very Low)	80% AMI (Low)
1 person	$17,150	$28,600	$45,750
2 persons	$19,600	$32,650	$52,300
3 persons	$22,050	$36,750	$58,850
4 persons	$26,200	$40,800	$65,350
5 persons	$30,170	$44,100	$70,600

Note: The 80% AMI column is here for context. HCV eligibility caps at 50%. Public housing follows the same 80% limit, but in practice most residents sit at 30% or below.

If your income changed since you applied, up or down, you must report it to GHA within 10 days under most Administrative Plan requirements. Not reporting an income increase can trigger overpayment claims or voucher termination. That's not a technicality GHA lets slide.

Frequently asked questions

Is the Greensboro Housing Authority Section 8 waitlist currently open?

GHA's Housing Choice Voucher waitlist opens and closes unpredictably, sometimes for just a few days at a time. As of mid-2025, the list has been closed more often than open. Check gsahc.com or call (336) 275-8501 for current status. You can also monitor HUD's national waitlist tracker and the VoucherReady open waitlists page for Guilford County updates.

How long is the wait for a GHA voucher?

GHA doesn't publish an official average wait time, and HUD data shows large-city HCV waits running from one to eight years nationally. In Greensboro, reports from applicants point to multi-year waits as common. Your position depends on preference categories (homeless status, veteran status, local residency), not purely on when you applied.

What is GHA's address and phone number?

The Greensboro Housing Authority's main office is at 450 North Church Street, Greensboro, NC 27401. Phone: (336) 275-8501. Office hours run Monday through Friday, 8 a.m. to 5 p.m. For specific program questions, the agency recommends calling the department directly rather than dropping in without an appointment.

Can a GHA voucher be used outside of Greensboro?

Yes. After 12 months of tenancy in GHA's jurisdiction you can port your voucher to any PHA in the country under 24 CFR 982.353. You notify GHA of your intent to move, GHA prepares a portability packet, and you present it to the receiving PHA. That PHA can absorb your voucher or bill GHA. Their capacity and waitlist rules vary a lot.

What is the GHA payment standard for a 2-bedroom in 2024?

GHA ties its payment standards to HUD's Fair Market Rents for the Greensboro-High Point metro. HUD's FY2024 FMR for a 2-bedroom is $1,173. GHA's adopted standard falls between 90 and 110 percent of that, roughly $1,056 to $1,290. Confirm the exact current figure with GHA directly, since the agency sets standards annually.

How does GHA's HQS inspection process work for landlords?

After you and a voucher holder agree on a unit and submit a Request for Tenancy Approval, GHA schedules a Housing Quality Standards inspection. The inspector checks roughly 13 condition categories. If the unit passes, GHA signs a HAP contract and starts payments. If it fails, you get a written deficiency list and a deadline, usually 30 days for non-emergency items.

Does Greensboro require landlords to accept Section 8 vouchers?

North Carolina has no statewide source-of-income anti-discrimination law as of 2025, so Greensboro landlords aren't legally required to accept vouchers under state law. Check Greensboro's local ordinances for any city-level protections. Landlords who choose to participate must follow HUD rules once they sign a HAP contract, but initial participation is voluntary.

What happens if my income changes after I receive a GHA voucher?

You must report income changes to GHA within the timeframe in your lease and GHA's Administrative Plan, usually 10 to 30 days. GHA recalculates your rent share and adjusts the HAP. Unreported income increases can trigger retroactive repayment claims. Decreases generally lower your share of rent. Always report changes in writing and keep a copy.

What is the Family Self-Sufficiency program at GHA?

The Family Self-Sufficiency (FSS) program lets voucher holders set income goals over a five-year period. As earned income rises and the subsidy shrinks, the difference goes into an interest-bearing escrow account in the household's name. When the household finishes the program goals, they receive the full escrow balance. HUD funds the program and GHA runs it locally.

How do I file a complaint against GHA if I think it made a mistake?

Start with GHA's internal informal hearing process: request a hearing in writing within the deadline in your denial or termination notice. If that doesn't resolve it, file a complaint with HUD's Office of Public and Indian Housing. For discrimination, file with HUD's Office of Fair Housing and Equal Opportunity or the Greensboro Human Relations Commission.

Does GHA have public housing units separate from vouchers?

Yes. GHA owns and operates public housing developments in Greensboro separate from the voucher program. In public housing, you live in a GHA-owned property and pay 30 percent of adjusted income in rent. You don't pick your own unit on the open market the way voucher holders do. Applications, waitlists, and eligibility rules for public housing are separate from the HCV program.

Can seniors or people with disabilities get priority on the GHA waitlist?

GHA's preference categories may include elderly and disabled households, but preferences vary by funding cycle and get published when the waitlist opens. Separately, people with disabilities have a right to request reasonable accommodations throughout the application and housing process under the Fair Housing Act and Section 504 of the Rehabilitation Act. That can include extended voucher search time or accessible unit assistance.

What is the difference between GHA public housing and a Housing Choice Voucher?

Public housing means you live in a unit GHA owns and manages, at a rent tied to your income. A Housing Choice Voucher lets you rent a privately owned unit of your choosing anywhere in GHA's jurisdiction (or beyond, via portability). Vouchers give more neighborhood and housing-type choice. Public housing may have shorter waits in some places, but availability is limited to what GHA owns.

How does GHA handle annual recertifications?

Every year, GHA recertifies your eligibility and recalculates your rent share based on current household income, composition, and assets. GHA sends a notice roughly 90 to 120 days before your anniversary date. You must provide updated income documentation for all household members. Missing a recertification deadline can suspend your voucher. Keep your mailing address and email current with GHA year-round.

Sources

1. Greensboro Housing Authority, official agency website: GHA office location, phone number, program descriptions, and administrative governance structure
2. HUD Office of Policy Development and Research, 'Worst Case Housing Needs 2021 Report to Congress': Most large PHAs open waitlists for limited windows; demand for vouchers far exceeds supply nationally
3. HUD, Housing Choice Voucher Program Guidebook (HUD 7420.10G): HQS inspection categories, denial/termination hearing rights, income deductions, and eligibility requirements under the HCV program
4. Code of Federal Regulations, 24 CFR Part 982, Housing Choice Voucher Program: Payment standard range (90-110% of FMR, 24 CFR 982.503), 40% rent burden cap at initial lease-up (24 CFR 982.508), voucher term (24 CFR 982.303), portability (24 CFR 982.353), informal hearing rights (24 CFR 982.555), rent calculation formula (24 CFR 982.514)
5. HUD FY2024 Fair Market Rents, Greensboro-High Point, NC HUD Metro FMR Area: FY2024 FMRs by bedroom size for the Greensboro-High Point metro: studio $912, 1-BR $985, 2-BR $1,173, 3-BR $1,529, 4-BR $2,017
6. U.S. Census Bureau, American Community Survey, Guilford County Housing Vacancy Data: Rental vacancy rates in Guilford County have tightened significantly since 2020, creating competitive conditions for voucher holders searching for units
7. HUD Office of Fair Housing and Equal Opportunity, Fair Housing Act Overview: The Fair Housing Act prohibits discrimination based on race, color, national origin, religion, sex, familial status, and disability
8. HUD, Family Self-Sufficiency Program overview: FSS escrow account mechanics: as earned income rises and subsidy shrinks, the difference accumulates in an interest-bearing escrow the family receives upon program completion
9. HUD FY2024 Income Limits, Greensboro-High Point, NC HUD Metro Area: FY2024 income limits by household size at 30%, 50%, and 80% of AMI for the Greensboro-High Point metro area
10. Code of Federal Regulations, 24 CFR Part 5, General HUD Program Requirements: Reasonable accommodation requirements for applicants with disabilities, mandatory denial categories for certain criminal convictions, and income deduction definitions
11. HUD Veterans Affairs Supportive Housing (VASH) program overview: VASH vouchers are targeted at homeless veterans and administered jointly by HUD and the VA