Your complete resource for understanding the Section 8 Housing Choice Voucher Program — eligibility, applications, finding approved apartments, and tracking waitlists nationwide.
North Carolina has dozens of Public Housing Authorities (PHAs) administering federally funded rental assistance across the state — from large metro agencies in Charlotte, Raleigh, and Durham to smaller county-level offices in rural areas. Understanding how these programs work, who typically qualifies, and what the process looks like from application to lease-up helps set realistic expectations before you engage with any specific agency.
The phrase "low income housing" refers to several distinct programs that often get grouped together. The most widely used is the Section 8 Housing Choice Voucher (HCV) program, which provides tenant-based rental assistance you can use in the private market. Separately, there is public housing — units owned and operated directly by PHAs. Some PHAs in North Carolina administer both; others only one.
There are also project-based vouchers (PBVs), which are attached to specific units at particular properties rather than to the household. Unlike tenant-based vouchers, you can't take a project-based voucher with you if you move.
This article focuses primarily on the Housing Choice Voucher program, which is the most broadly available form of rental assistance across North Carolina's counties.
HCV eligibility in North Carolina — as everywhere — is built around three main factors:
| Factor | What It Means |
|---|---|
| Income limits | Household income must fall below a percentage of the Area Median Income (AMI) for your area, typically 50% AMI for initial eligibility |
| Household composition | Family size and makeup affect both income limits and the voucher bedroom size you'd receive |
| Citizenship/immigration status | At least one household member must be a U.S. citizen or eligible noncitizen; mixed-status households may receive prorated assistance |
Income limits are set by HUD and adjusted for each metropolitan area and county in North Carolina. A limit that applies in the Raleigh-Durham metro will differ from one in a rural Piedmont county. PHAs may also apply local preferences — such as priority for homeless households, veterans, or current residents of the jurisdiction — that affect who moves off a waitlist first.
Criminal history screening, prior eviction records, and prior program violations can also factor into eligibility under individual PHA admission policies.
Most PHAs in North Carolina maintain waitlists that can be open or closed at any given time. When demand exceeds available vouchers — which is common — PHAs stop accepting applications until they have capacity.
Some agencies use lottery systems, randomly selecting from all applicants who apply during an open period. Others use first-come, first-served ordering. Both approaches are permitted under federal rules, and the method varies by PHA.
Wait times vary significantly:
The only way to know whether a specific PHA's waitlist is open and what preferences apply is to contact that agency directly.
When a household reaches the top of a waitlist and clears eligibility screening, the PHA issues a voucher with a set term — typically 60 to 120 days — to find a qualifying unit. The household pays roughly 30% of their adjusted monthly income toward rent and utilities; the PHA pays the remainder directly to the landlord under a Housing Assistance Payment (HAP) contract.
The PHA's payment standard — the maximum subsidy the agency will pay for a given bedroom size — caps what the program covers. If a unit's rent exceeds the payment standard, the tenant must cover the difference out of pocket, in addition to their income-based share. Payment standards vary by PHA and are typically tied to HUD's Fair Market Rents (FMRs) for the area.
Utility allowances also factor in. If the tenant pays utilities, the PHA adjusts the calculation to account for estimated utility costs, which can affect the tenant's net share.
Before a HAP contract can be signed, the unit must pass a housing quality inspection — either under HUD's older Housing Quality Standards (HQS) or the newer NSPIRE inspection model. Units must meet basic health, safety, and habitability requirements. Common failure points include inoperable smoke detectors, plumbing deficiencies, inadequate heating, and structural problems.
PHAs also conduct a rent reasonableness determination, comparing the proposed rent to similar unassisted units in the same market. A landlord can't charge more than what comparable unsubsidized rentals would support.
Landlord participation is voluntary in North Carolina, as it is nationally. PHAs cannot compel private landlords to accept vouchers, though some North Carolina localities have considered or enacted source of income protections that may affect this in specific jurisdictions.
Households that have used their voucher for at least 12 months — or in some cases immediately, if they have residency in the issuing jurisdiction — may be able to port their voucher to another PHA's jurisdiction. This includes moving to a different county or city in North Carolina, or out of state entirely.
The initial PHA manages the portability request and coordinates with the receiving PHA at the destination. The receiving PHA applies its own payment standards and program rules once the voucher is absorbed.
Voucher households in North Carolina must complete annual recertifications, reporting current income, household composition, and any other relevant changes. Subsidy amounts adjust based on updated income figures. An income increase reduces the subsidy; a decrease may increase it, up to the payment standard.
Households are generally required to report significant income or household changes between recertifications as well, depending on the PHA's interim reporting policies.
How these adjustments are calculated — and the timelines involved — depends on each PHA's administrative plan and local procedures. What applies at one North Carolina PHA may differ meaningfully at another.
Select your state to view local waitlists, PHAs, and application information.