(Most) everything you need to know about Housing Choice Vouchers, aka Section 8
The program waitlist is open for the first time since 2021—but only for a few days. Here are the FAQs about HCVs.
The Housing Choice Voucher program wait list is open for applications until October 20, 2023, at 11:59 p.m. Scroll down for eligibility requirements.
The Housing Choice Voucher (HCV) program, formerly known as Section 8, helps low-income families and individuals get safe housing by providing them an income-based subsidy to rent in the private market.
The U.S. Department of Housing and Urban Development (HUD) oversees the HCV program. It administers federal aid to public housing agencies (PHAs) that manage housing for low-income residents. In Georgia's case, HUD distributes the Housing Choice Voucher funds through the Georgia Department of Community Affairs (DCA) for 149 counties in the state. (Clayton, Cobb, Fulton, DeKalb, Muscogee, Bibb, Glynn, Chatham, Sumter, and Richmond each have their own HCV authorities.)
With a Housing Choice Voucher, the tenant pays 30 percent of their income toward rent and utilities while the landlord receives assistance payments directly from the program. The initial term of the lease must be at least one year, and the tenant is responsible for their own security deposit, the amount of which can vary. (In DeKalb County, it cannot exceed a month’s rent.) In exchange, landlords that have chosen to rent to HCV recipients must provide adequate housing to eligible participants. They must comply with the Fair Housing Act, lease terms, and the Housing Assistance Payment (HAP) contract. This contract is an agreement between the public housing agency and the owner of the unit where the HCV participant will live (aka the landlord). As a benefit, HCVs guarantee a landlord income every month.
In Georgia, landlords are not legally required to accept HCV vouchers or other rent subsidies. The City of Atlanta passed an ordinance in 2020 to prevent discrimination based on income level; however, it remains unenforceable due to state law.
In Georgia, landlords are not legally required to accept HCV vouchers or other rent subsidies. The City of Atlanta passed an ordinance in 2020 to prevent discrimination based on income level; however, it remains unenforceable due to state law.
FAQs | tenants
Who is eligible for a Housing Choice Voucher?
To be eligible for the program in Georgia, you must . . .
be a U.S. citizen or have an eligible immigrant status.
meet the definition of a family (one or more individuals who live together) set by the U.S. Department of Housing and Urban Development (HUD).
meet income requirements set by HUD. (Find the 2022 income limits here.)
pass a criminal background check. (Read more about that here.)
be 18 years of age or older.
have a valid social security number.
There are tenant-based and project-based vouchers. What’s the difference?
Tenant-based vouchers allow families to choose any private rental that meets program requirements, whereas with project-based vouchers, rental assistance is attached to specific units in properties contracted with a local housing authority. Most HCVs are tenant-based.
How do I apply for the program? When does the waiting list open?
The only way to apply for a Housing Choice Voucher is through a waiting list, which opens periodically. The DCA HCV program covers 149 Georgia counties—Bibb, Chatham, Clayton, Cobb, Dekalb, Fulton, Glynn, Muscogee, Richmond, and Sumter counties have their own housing voucher programs. DCA shares updates about the waiting list through its website, social media, and newspapers. To apply, individuals can use DCA’s Applicant Portal, open 24 hours a day during the waiting list period.
Applications can only be submitted while the wait list is open.
What happens next?
Once the application period ends, a lottery system randomly selects a set number of applications. This month, DCA will use the lottery to add 5,000 potential participants to the waiting list.
After completing the application process (find it here), you’ll get a confirmation number—save it for your records. Before you are placed on the waiting list, the DCA will determine your eligibility for the program. Once you’re on the waiting list, when a unit becomes available and it’s your turn, DCA will contact you to provide further instructions.
DCA prioritizes applicants whose head of household, spouse, or co-head live, work, or have received job offers in the counties on the waiting list they applied for.
First, you wait for the waiting list to open. Then, once it does, you apply. When the application period closes, DCA will select a certain number of applications via a lottery system to add to the waiting list (this time, it’ll be 5,000). If selected, DCA will verify your eligibility once your name gets to the top of the waiting list. Then you wait again. There’s no estimated timeline of how long you can be on the waiting list.
What kind of housing can I rent with a Housing Choice Voucher?
Housing Choice Voucher–eligible tenants can rent apartment units, duplexes, single-family homes, or townhomes in the private market as long as the landlord participates in the HCV program. Find available listings here.
How much rent do I have to pay with a Housing Choice Voucher?
Tenants typically pay 30 percent of their monthly income toward rent; the voucher will cover the rest. The landlord receives those payments directly from the program. (If rent exceeds the payment standard, the family pays over 30 percent but not more than 40 percent of their monthly adjusted income.)
What happens if I lose my job while I am an HCV tenant?
If you lose your job as a tenant holding a Housing Choice Voucher, immediately contact the DCA or the housing authority assigned to your county. They can assist you in searching for new job opportunities, help you with the application process for unemployment benefits, and help you create a payment plan as you work toward getting back on your feet.
What happens if there’s a change in my household?
All HCV participants must annually update their family income and household composition information (who lives on the property) to maintain eligibility. Confirm the steps for recertification as soon as possible in case of any questions or potential delays.
Report any changes in income within 10 business days of the effective date, such as the first day of employment or the date of a pay increase.
If there is a change in family composition due to marriage, birth, adoption, or court-awarded custody, notify DCA within 30 days.
If a household member leaves the unit, DCA must be notified within 14 business days of the change in family composition.
If someone is added to the household through means other than marriage, birth, adoption, or court-awarded custody, written approval is required from both the landlord and DCA.
Once a year, you’ll have to reach out to the agency that caters to your county to recertify your HCV eligibility. You’ll receive a package in the mail with all the required forms, instructions, and a firm deadline. Failure to provide requested documents may result in termination of assistance. Recertification may include a rental property inspection to ensure compliance with regulations. Both the landlord and an adult member of the renting family must be present. Failure to permit the inspection may result in termination of assistance.
FAQs | landlords
How do I know if my property is eligible?
Any type of dwelling, from apartments and duplexes to houses, can be part of the HCV program as long as it is inside the relevant housing authority’s jurisdiction, it can pass inspection, and the rent is comparable to market rates.
How do I select a tenant for my unit?
Most housing authority processes are similar; here, we’ll use DeKalb County’s as an example. The Housing Authority of DeKalb County (HADC) screens prospective tenants for criminal background and income eligibility. It’s then up to the landlord to screen for suitability, including credit checks, references, and employment.
What if I want to increase the rent?
You must give a 60-day written notice to the tenant and submit a Rent Increase Request Form with the tenant’s signature. While HADC does not cap rent increases, the new rent price must be comparable with other units in the area. If you cannot agree with HADC’s decision, you can negotiate with the agency or provide the family with a written notice to vacate.
What if I don’t want to renew the tenant’s lease?
You must give the tenant notice with cause and mutually agree to end the lease. The landlord must give the tenant at least 30 days to leave the unit.
What about a move-out inspection?
HADC does not perform move-out inspections or compensate the landlord for any damages caused by the tenant. If the unit fails the new HADC inspection due to damages from the previous tenant, the responsible party must pay for the damages in a timely manner. Failure to do so may result in the tenant’s termination of benefits.
As a landlord, how can I get my property Housing Choice Voucher approved?
You’ll have to reach out to the agency that caters to your county, but here’s a snapshot of the process in DeKalb.
Attend a landlord briefing to learn more about the program.
List your property on the Georgia Housing Search website. Interview and screen tenants, and select one.
Fill out the required paperwork. Once a tenant is selected, fill out the owner information packet and the Request for Tenancy Approval (RTA) package with the tenant. Submit those documents to the Housing Authority of DeKalb County.
Prepare for a housing inspection. If the tenant’s income qualifies for HCV, there will be a housing inspection in eight to 10 business days. The tenant cannot move in until the inspection and a rent reasonableness survey are completed.
Wait for final approval. The owner and tenant sign the lease, pick a move-in date, and provide a copy to HADC. HADC will then provide the Housing Assistance Payment contract for the landlord to sign, guaranteeing payment.
Watch for notifications. As a landlord, you will be notified how much the tenant will pay and how much the HADC will pay on the tenant’s behalf. In DeKalb, the landlord will receive their first check within 45 days.
Resources:
Applying for the Housing Choice Voucher Program
More information from the Georgia Department of Community Affairs: — Waiting List Openings — Applicant Information — Participant Information