South Carolina housing authority: a complete guide for tenants and landlords

Last updated 2026-07-09

How is housing assistance organized in South Carolina?

South Carolina has no single statewide housing authority. What it has instead is a two-layer system. The South Carolina State Housing Finance and Development Authority (SC Housing) handles financing programs like tax credits and the state's HOME funds, while a network of more than 30 local Public Housing Authorities (PHAs) runs the federal Housing Choice Voucher (HCV) program on the ground. Those two entities are separate and answer to different bosses. SC Housing answers to the state; local PHAs answer to HUD under 24 CFR Part 982. ^[1][2]

The biggest PHAs by voucher allocation include the Columbia Housing Authority (CHA), the Charleston-Dorchester Regional Housing Authority (CDHA), the Greenville County Redevelopment Authority (GCRA), and the Housing Authority of Spartanburg. Smaller counties often have their own standalone PHA. Very rural areas get served by multi-county or consolidated authorities. ^[2]

What does this mean for you practically? If you live in Horry County and want a voucher, you apply to the Horry County Housing and Community Development office, not to Columbia. Move to Richland County and you deal with the Columbia Housing Authority. There is no one phone number that covers all of South Carolina. You have to find the right local PHA for the county where you want to live. ^[1]

Want the program basics first? See our overview of the housing choice voucher program and general section 8 rules.

Which South Carolina PHAs are accepting applications right now?

Waitlists open and close constantly, and there is no centralized South Carolina portal that tracks all of them in real time. That's the honest answer. HUD keeps a PHA locator at hud.gov where you can search by state, but it does not show live waitlist status. ^[1]

As of mid-2026, a few patterns hold across the state:

• Columbia Housing Authority has historically kept its general HCV waitlist closed for extended periods, sometimes years at a time, opening only for targeted preferences like veterans or people experiencing homelessness.
• The Charleston-Dorchester Regional Housing Authority has also run multi-year waitlists. Its most recent public opening drew tens of thousands of applicants for a few hundred slots.
• Smaller PHAs in the Pee Dee region (Florence, Darlington, Marlboro counties) have sometimes had shorter waits, though this shifts year to year.
• SC Housing's waiting list for its own rental assistance programs is separate from any PHA's HCV list. Check it independently at schousing.com.

The only reliable way to know what is open today is to call or check the website of each PHA directly. For a national directory of open lists, the open section 8 waiting lists resource is worth checking on a schedule. Some SC applicants also apply to PHAs in neighboring states and port their voucher back once issued, which HUD portability rules allow. ^[3]

When a PHA does open its list, it usually announces the opening in local newspapers, on its website, and through community organizations for a short window, often 48 to 72 hours. Miss the window and you start over. Set alerts.

What are the income limits to qualify for a voucher in South Carolina?

HUD sets income limits every year by county and household size. The two cutoffs that matter are Very Low Income (50% of Area Median Income, or AMI) and Extremely Low Income (30% of AMI). To get a voucher, you generally need to be at or below 50% AMI. PHAs are also required by statute to issue at least 75% of new vouchers to households at or below 30% AMI. ^[4]

AMI varies a lot across South Carolina. The Charleston metro AMI runs higher than rural Allendale or Marlboro counties, so the dollar thresholds differ. Here's a snapshot of 2025 income limits (HUD releases new figures each spring):

County/Metro	4-Person HH 50% AMI	4-Person HH 30% AMI
Charleston-North Charleston MSA	$52,450	$31,470
Columbia (Richland/Lexington) MSA	$46,250	$27,750
Greenville-Anderson-Greer MSA	$47,250	$28,350
Florence MSA	$36,700	$22,020
Non-metro rural counties (e.g., Allendale)	$30,600	$18,360

These figures come from HUD's FY2025 income limit tables and will update for FY2026. ^[4] Always verify the current year's numbers at huduser.gov before applying or advising anyone.

Household size matters a lot. A single person's limit is roughly 70% of the four-person limit. A family of eight can earn substantially more and still qualify. PHAs verify income at admission and every year after, using pay stubs, tax returns, bank statements, and third-party verifications. Assets also count toward the income calculation under HUD rules.

How do payment standards work across SC counties?

Payment standards are the maximum monthly subsidy a PHA will pay for a given unit size in a given market. Each PHA sets them as a percentage of HUD's published Fair Market Rents (FMRs), from 90% to 110% of FMR under the standard rule, or up to 120% with HUD approval in high-cost areas. ^[5]

HUD publishes new FMRs each October for the upcoming fiscal year. South Carolina FMRs swing hard from county to county. In fiscal year 2025, a two-bedroom FMR in the Charleston metro was $1,708, while the same unit in Williamsburg County was $828. ^[5] Greenville sat around $1,264 for a two-bedroom. Rural counties post the lowest FMRs in the state, every year.

Here's the math on payment standard versus actual rent. If a landlord charges $1,400 a month for a two-bedroom and the payment standard is $1,264, the voucher holder pays the $136 gap on top of their 30% of income contribution. If the landlord charges $1,100, the tenant might pay very little or nothing beyond their income-based share. The total tenant payment can never legally top 40% of monthly adjusted income at initial lease-up under 24 CFR 982.508. ^[6]

Landlords and tenants both should ask the local PHA for the current payment standard schedule before signing anything. PHAs can adjust standards mid-year under certain HUD waivers, and the numbers in any third-party summary (including this one) go stale fast.

For the full flow of these calculations, the rent-and-payment-standards section of VoucherReady walks through the math step by step.

How do SC housing inspections work and what do they require?

Before any voucher unit gets a HAP (Housing Assistance Payment) contract signed, the PHA has to inspect it under HUD's Housing Quality Standards (HQS) or, if the PHA has opted in, the newer NSPIRE standards. HUD began moving PHAs to NSPIRE in 2023. Some SC PHAs adopted it; others still run HQS inspections. Ask your specific PHA which one applies. ^[7]

What inspectors look at (and what most commonly fails in South Carolina):

• Working smoke detectors on every level and in every sleeping area
• No exposed wiring or missing outlet covers
• Hot and cold running water, working toilet, functional heat source
• No peeling paint in units built before 1978 (lead-based paint rule under 24 CFR Part 35)
• Windows and doors that lock and operate properly
• No signs of active pest infestation

In South Carolina's older housing stock, especially rural counties and older urban neighborhoods, peeling paint and worn-out HVAC systems are the two most common reasons a unit fails its first inspection. A failed inspection does not kill the deal. It does require re-inspection after repairs, which adds time and pushes back the start of HAP payments to the landlord.

Inspections also happen annually once a unit is under contract, plus any time a tenant reports a serious habitability complaint. Some landlords treat the annual cycle as a useful maintenance prompt. Tenants can request an inspection anytime conditions go bad. ^[7]

Can a South Carolina voucher holder move to another county or state?

Yes, and the process is called portability. Under 24 CFR 982.353, a voucher holder who has finished their initial lease term (typically 12 months) can move anywhere in the United States that has an operating PHA. ^[3] Within South Carolina, moving from Columbia to Greenville or from Charleston to Myrtle Beach means the receiving PHA either absorbs the family under its own program or bills the issuing PHA under the portability billing process.

Here's the practical sequence for moving within SC:

1. Notify your current PHA in writing that you want to port. 2. The issuing PHA gives you a portability packet and contacts the receiving PHA. 3. The receiving PHA schedules a briefing and issues a new voucher under local payment standards. 4. You find a unit in the new area, the new PHA inspects it, and the HAP contract gets set up.

Out-of-state portability follows the same steps, just across state lines. One move SC voucher holders make: apply to a PHA in North Carolina or Georgia with a shorter wait, get a voucher there, then port back to South Carolina after the initial 12-month lease.

Common mistake: calling the new PHA before your current PHA has processed the portability packet. The receiving PHA won't talk to you until they hear from your issuing PHA. Get that packet moving first.

For the full mechanics, the moving-and-porting section covers portability step by step.

What should SC landlords know before accepting a voucher?

Landlords in South Carolina are not legally required to accept Housing Choice Vouchers under current state law. South Carolina has no source-of-income protection statute, so a landlord can decline a voucher application the same way they might decline any other applicant for a non-protected reason. Some cities or counties may have local ordinances worth checking, but there is no statewide rule. ^[8]

Still, plenty of South Carolina landlords find the program worth it once they understand the mechanics. The PHA pays the housing assistance portion directly by ACH deposit on a fixed schedule, usually the first of the month. You negotiate rent with the tenant, and the PHA sets HAP based on the payment standard. Rents have to be reasonable compared to unassisted units in the same area, which the PHA checks through a rent reasonableness determination.

What landlords often underestimate:

• The inspection process adds 2 to 6 weeks before the first payment on a new unit. Budget for that gap.
• The HAP contract is between you and the PHA. To raise rent, you give 60 days notice to the PHA (more than the tenant), and the increase has to pass a new rent reasonableness check.
• If a tenant damages the unit beyond normal wear, the PHA is not on the hook. Your lease with the tenant governs that, same as any rental.
• Annual inspections will happen. Minor issues have to be fixed; serious ones can pause HAP payments until they're resolved.

A landlord starting fresh with the program wants a structured reference for the paperwork. VoucherReady's landlord kit walks through the RFTA form, the HAP contract, and the inspection checklist in one place.

For tenant-side context on what landlords and renters negotiate, see section-8-houses-for-rent and the go-section-8 listing platforms SC landlords use most.

How does SC Housing's state-level rental assistance differ from the HCV program?

SC Housing (the South Carolina State Housing Finance and Development Authority) is not a PHA and does not run federal vouchers. What it does do includes:

• Managing the Low-Income Housing Tax Credit (LIHTC) program, which finances affordable apartments across the state. These are income-restricted units, not voucher units, though some accept vouchers. ^[9]
• Administering state and federal HOME Investment Partnerships funds for housing development.
• Running its own mortgage assistance and down-payment programs for homebuyers.
• Overseeing emergency rental assistance programs that get funded from time to time, most recently under COVID-era federal allocations.

The distinction matters. If you call SC Housing about your voucher, they will send you to your local PHA. They don't have your case file. They don't approve your move. They don't set your payment standard. Those are all PHA jobs.

Where SC Housing does touch voucher holders directly is through LIHTC properties. Many South Carolina apartment communities were built with LIHTC financing and carry income restrictions (usually 60% AMI) that make them reachable for low-income renters. Some of those properties also accept HCV vouchers, which lets a voucher holder stack the rent subsidy on top of an already-below-market rent. That combination is one of the better deals in the SC rental market.

For more on LIHTC properties and how they work with vouchers, see low-income-housing-tax-credit and hud-housing for the public housing side.

What special programs serve seniors and people with disabilities in SC?

Several targeted programs sit alongside the standard HCV program for elderly and disabled households in South Carolina.

HUD-VASH (Veterans Affairs Supportive Housing): This pairs HCV rental assistance with VA supportive services. In South Carolina, HUD-VASH vouchers run through PHAs in Columbia, Charleston, and Greenville, coordinated with the Dorn VA Medical Center in Columbia and the Ralph H. Johnson VA in Charleston. Veterans experiencing homelessness are the target group. ^[10]

Section 811 Supportive Housing for Persons with Disabilities: SC Housing runs this HUD program in the state, providing rental assistance and project-based subsidies in accessible units for non-elderly adults with disabilities. The 2016 SC 811 Project Rental Assistance (PRA) grant created units in mixed-income LIHTC properties specifically for this group. ^[11]

Enhanced Vouchers: Tenants in HUD-assisted properties that convert or opt out of project-based contracts may get enhanced vouchers that let them stay in place even if the rent tops the normal payment standard. A handful of South Carolina properties have gone through such conversions.

For seniors specifically, SC has project-based Section 8 units in senior apartment complexes across the state, where the subsidy is tied to the unit, not the person. These carry their own separate waitlists run by property management companies, not PHAs. low-income-senior-housing covers how these programs fit together nationally.

What are your rights as a voucher holder in South Carolina?

Federal law governs most of your protections as an HCV participant, no matter which SC county you live in.

Fair Housing Act: A landlord cannot refuse to rent to you based on race, color, national origin, religion, sex, familial status, or disability. ^[12] South Carolina's Human Affairs Law mirrors most federal protected classes. Sexual orientation and gender identity are not explicitly protected under state law, but HUD's 2021 guidance extended federal fair housing protections to LGBTQ+ individuals under the sex discrimination provisions.

Due process in terminations: If your PHA moves to terminate your voucher, you have the right to an informal hearing before the termination takes effect, under 24 CFR 982.555. ^[6] You can present evidence, have someone speak for you, and request a written decision.

Grievance rights in public housing (if you also live in a PHA-owned unit rather than a private unit under HCV): the public housing grievance procedure under 24 CFR Part 966 applies separately.

Retaliation protection: If you report habitability issues to the PHA or a local code enforcement office, your landlord cannot legally retaliate by evicting you or raising your rent. South Carolina's Residential Landlord and Tenant Act (SC Code Title 27, Chapter 40) codifies this for every renter in the state. ^[13]

Annual recertification: Your income and household make-up get reviewed every year. You have to report changes in income or household members promptly. Failing to report can trigger repayment demands or termination. This is one of the most common reasons SC voucher holders lose assistance.

For a full breakdown of tenant rights across the program, tenant-rights has the complete picture.

How do you actually apply for housing assistance in South Carolina?

There is no universal South Carolina application. You apply to each PHA individually, either online (most larger PHAs now have portals), in person, or by mail during open enrollment windows.

What you will generally need at the application stage:

• Names, dates of birth, and Social Security numbers for every household member
• Current address and landlord contact (if you are renting)
• Income information: wages, Social Security, child support, all sources
• Documentation of any disability or veteran status if you want a preference

Most SC PHAs use a lottery or first-come-first-served system when they open a waitlist. After you're on the list, you wait. The Columbia Housing Authority's average wait before a voucher gets issued has historically run 3 to 7 years, depending on the funding cycle and local turnover. Smaller PHAs may move faster, but their voucher inventory is smaller too.

Once you're called from the list, the PHA schedules a briefing (in person, or sometimes virtual since COVID), issues your voucher with a search period (typically 60 to 120 days), and you start looking for a unit. If you can't find a unit in time, you can request an extension; most PHAs grant one 30-day extension under 24 CFR 982.303. ^[6]

For a full guide to the search and application process more broadly, the rental-assistance and waitlists-and-applications resources cover the national framework that applies here.

Frequently asked questions

Is there a single South Carolina Section 8 waiting list I can apply to?

No. South Carolina does not have a centralized statewide HCV waitlist. Each of the 30-plus local PHAs manages its own list. You have to apply to individual PHAs for each county or area you want to live in. Some PHAs are open, most are closed. Check directly with each PHA or use HUD's PHA locator at hud.gov to find contact information.

How long is the Section 8 wait time in South Carolina?

It varies sharply by PHA. Columbia and Charleston typically run waits of 3 to 7 years when their lists are even open. Rural county PHAs with smaller inventories may move faster but issue far fewer vouchers. There is no statewide average because the PHAs report independently. The honest answer: expect years, not months, in any major SC metro.

What is the difference between SC Housing and a local housing authority?

SC Housing (the SC State Housing Finance and Development Authority) finances affordable housing through tax credits, HOME funds, and mortgage programs. It does not run Housing Choice Vouchers. Local PHAs like the Columbia Housing Authority or the Greenville County Redevelopment Authority run HCV. Calling SC Housing about your voucher will get you redirected.

Can a South Carolina landlord refuse to rent to Section 8 voucher holders?

Yes, under current South Carolina state law. The state has no source-of-income protection statute, so a landlord can legally decline a voucher application. This is like North Carolina (which also lacks such a law) and unlike states that do protect voucher holders. Some SC municipalities may have local ordinances, so check your specific city's code.

What are the 2025 Fair Market Rents for South Carolina?

HUD's FY2025 FMRs for a two-bedroom in SC range from roughly $828 in Williamsburg County to $1,708 in the Charleston metro. Greenville is around $1,264 and Columbia is around $1,200. These figures update each October. Check the current year's numbers at huduser.gov before running any calculations.

How do I find Section 8 housing in South Carolina?

Start with your PHA's own listing resources. Many SC PHAs keep landlord registries. National platforms like Go Section 8 and AffordableHousing.com list SC units from landlords willing to accept vouchers. Your briefing packet from the PHA will also include local landlord outreach contacts. A local housing counseling agency often has leads that online listings miss.

Can I port my South Carolina voucher to another state?

Yes. Under 24 CFR 982.353, after finishing your initial 12-month lease, you can port a South Carolina voucher to any jurisdiction in the US with an active PHA. Notify your current SC PHA in writing first. The paperwork transfer between PHAs typically takes 2 to 4 weeks, and you will need to find a qualifying unit in the new area within the receiving PHA's search deadline.

What happens if my South Carolina PHA denies my application or terminates my voucher?

You have the right to request an informal hearing before the termination is final, under 24 CFR 982.555. Submit your written request within the deadline in your termination notice, usually 10 to 14 days. You can present evidence and have someone represent you. The hearing officer must issue a written decision. If you disagree, you can pursue further legal remedies through state court.

Do South Carolina PHAs accept emergency Section 8 applications?

Standard HCV programs have no emergency intake outside of targeted preference categories. But PHAs like Columbia Housing Authority keep preferences for households experiencing homelessness or fleeing domestic violence, which can move applicants higher on an open waitlist. Separately, SC 211 and the Salvation Army run short-term emergency rental assistance programs that are not HCV-based.

How do I find out which South Carolina PHAs currently have open waiting lists?

The most reliable method is calling each PHA directly. HUD's PHA contact list at hud.gov gives addresses and phone numbers by county. VoucherReady's open-waitlist tracker pulls together national announcements when PHAs post them. SC Housing's website sometimes posts state-level housing resources that mention PHA openings, but it is not a real-time source.

What income limits apply to Section 8 in South Carolina?

HUD sets limits each year at 50% and 30% of Area Median Income by county. For a four-person household in the Columbia metro in FY2025, 50% AMI is roughly $46,250 and 30% AMI is roughly $27,750. Rural counties have lower thresholds. Check huduser.gov for the current year's figures by county before applying.

Are there Section 8 housing options specifically for seniors in South Carolina?

Yes. Project-based Section 8 units in senior apartment complexes exist across the state, run by property management companies with their own waitlists separate from PHA HCV lists. The Section 811 program (run by SC Housing) provides units for non-elderly adults with disabilities in mixed-income properties. HUD-assisted senior communities appear in HUD's multifamily housing database at hud.gov.

Sources

1. HUD.gov, Find a PHA (Public Housing Authority locator): HUD maintains a PHA locator by state; South Carolina has more than 30 individual PHAs
2. SC Housing (South Carolina State Housing Finance and Development Authority), About page: SC Housing administers LIHTC, HOME funds, and state mortgage programs; it is distinct from local PHAs
3. Code of Federal Regulations, 24 CFR 982.353, Portability: Voucher holders who have completed their initial 12-month lease may move to any jurisdiction with an operating PHA under portability rules
4. HUD User, FY2025 Income Limits Documentation System: HUD publishes income limits at 50% and 30% AMI by county annually; PHAs must issue 75% of new vouchers to households at or below 30% AMI
5. HUD User, FY2025 Fair Market Rents Documentation System: FY2025 two-bedroom FMR is $1,708 in the Charleston metro and $828 in Williamsburg County, SC
6. Code of Federal Regulations, 24 CFR Part 982, Section 8 Tenant-Based Assistance: 24 CFR 982.508 caps tenant payment at 40% of monthly adjusted income at initial lease-up; 982.555 requires informal hearing before voucher termination; 982.303 governs voucher search term extensions
7. HUD.gov, NSPIRE Standards Overview: HUD began transitioning PHAs from HQS to NSPIRE inspection standards in 2023; adoption varies by PHA
8. National Housing Law Project, Source of Income Discrimination State Chart: South Carolina does not have a statewide source-of-income protection law prohibiting landlords from refusing voucher holders
9. SC Housing, Low-Income Housing Tax Credit Program: SC Housing administers the LIHTC program financing affordable apartments; some accept HCV vouchers layered on top of income-restricted rents
10. U.S. Department of Veterans Affairs, HUD-VASH Program: HUD-VASH vouchers in South Carolina are coordinated through the Dorn VA Medical Center in Columbia and Ralph H. Johnson VA in Charleston
11. HUD.gov, Section 811 Supportive Housing for Persons with Disabilities: SC Housing administers the Section 811 PRA program creating accessible units for non-elderly adults with disabilities in LIHTC properties
12. HUD.gov, Fair Housing Act Overview: The Fair Housing Act prohibits discrimination based on race, color, national origin, religion, sex, familial status, or disability in all housing transactions
13. South Carolina Legislature, SC Code Title 27 Chapter 40, Residential Landlord and Tenant Act: SC Code Title 27 Chapter 40 prohibits landlord retaliation against tenants who report habitability issues to a government agency