Analysis by Lorena Bentley
Last Updated: December, 1st 2023
This waiting list is for Senior Section 8 Project-Based Voucher rental housing assistance in Decatur, Georgia.
The Housing Authority of DeKalb County (HADC) is accepting Senior Section 8 Project-Based Voucher waiting list applications for Columbia Senior Residences at Forrest Hills Apartments from December 1, 2023, until further notice.
This waiting list is for the following property:
To apply while the waitlist is open, complete the online application.
Income limit information can be found here.
This waiting list has the following preferences: The HADC gives preference to residents who live or work in DeKalb County over those who do not.
Selected applicants will be placed on the waiting list by date and time the application is received, weighed by order of preferences.
For more information, visit the HADC website.
Sources: This information was verified by the HADC on November 2, 2023.
The application may be completed online at https://applicant-dekalbhousing.securecafe.com/onlineleasing/dekalb-wait/guestlogin.aspx.
Columbia Senior Residences at Forest Hills has preferences for: Live, Work, or Attend School Locally. Preferences are not required but Senior Section 8 Project-Based Voucher applicants that meet these criteria will be moved up the waiting list.
Columbia Senior Residences at Forest Hills Senior Section 8 Project-Based Voucher Waiting List is managed by Housing Authority of DeKalb County.
Housing Authority of DeKalb County provides affordable housing for up to 4,650 low- and moderate-income households through its public housing programs.
This housing agency serves DeKalb County and Atlanta, Georgia. Service does not extend to Atlanta, Service does not extend to Decatur, Service does not extend to Lithonia, Georgia.
After applying, it's a good practice to keep a record of any application that you submit. This will help you keep track of your application, and is especially useful if you apply to multiple waiting lists. You can do this easily with a document on your computer or mobile device, and also with a notebook or piece of paper.
Make sure to write down your application or confirmation number with the application details. This number will be important to reference in the future. Once you have this information written, keep it stored in a place that's easy to access when you need it.
With this information safely stored, all you have left to do is wait to find out if you've been selected for the waiting list.
Depending on the area, it may take weeks or even months to know if you've been selected for the waiting list. Your wait for an announcement is usually the longest in areas with large populations and a high demand for housing assistance.
Check if the public notice states when the housing authority plans to announce the results, or how long it may take to review applications. Contact the housing authority if this information isn't available.
Once all applications are reviewed, the housing authority will either contact everyone who has been placed on the waiting list, or message everyone who applied to check their results.
The housing authority will use the contact information you give in the application to reach you (usually by mail, email, or phone). For this reason, it is very important to put valid contact information on your application. Make sure you keep your contact information up to date, and that you respond quickly if any further action is required.
If you don't get contacted by the housing authority, it might mean that you were not chosen for the waiting list. Sometimes, housing authorities do not contact applicants who were not placed on the waiting list. Check with the housing authority for confirmation.
To check your status on the waiting list, you usually have to log into an online portal, call a phone number, or visit the office. Each housing authority has different ways for you to check your status.
Some housing authorities will give your spot on the waiting list, but others might only confirm that you're still on the waiting list. Make sure that you have your application or confirmation number with you when checking your status.
The wait to reach the top of this waiting list will be different for everyone.
This waiting list has at least one preference, so those who qualify will have a shorter wait than those who don't. After sorting preferences, applicants are placed on the waiting list by date and time the application was received by the housing authority. So applying soon after the waiting list opens will give you a shorter wait than those who wait to apply after you.
If you are closer to the top of the waiting list, your wait may be just weeks or months long. But if you're closer to the end of the waiting list, it could take years to reach the top.
To update your waiting list application, you usually have to log into an online portal, call a phone number, or submit a form to the office. Each housing authority has different ways for you to update your application.
Make sure that you have your application or confirmation number with you when updating your application.
You can apply for a waiting list that is open until further notice while it stays open for an unknown period of time. Usually, the housing authority is accepting applications until the waiting list closes, but some of these waiting lists never close.
To apply online, an electronic form must be submitted to the housing authority on the internet. Many online applications require an account to be created to log in, and also a valid email address.
A waiting list sorted by date and time orders applicants who are selected for the waiting list by the date and time the housing authority receives the application. Those who apply earlier will generally be placed higher on the waiting list.
If you are considering applying for a voucher, you may be interested to know who already has a voucher, and what the households tend to look like. Fortunately, we can provide some helpful statistics using HUD's 2023 Picture of Subsidized Households. The following data describes the economic and demographic characteristics of renters who have a Section or project-based voucher issued by Housing Authority of DeKalb County.
At the start of 2024, Housing Authority of DeKalb County was managing 4,769 Section 8 vouchers. Of the total number of vouchers managed, there were 3,958 households with a voucher. This represents 83% of the total voucher allotment for Housing Authority of DeKalb County.
According to HUD, there is a total of 12,378 people living in households with a Section 8 voucher issued by Housing Authority of DeKalb County, with the average number of people per household being 3.
The 3,958 households with a Section 8 voucher at the start of 2024 waited on average 22 months to receive their voucher. Of those voucher-holding households, 237 got their voucher in the last year. This represents 6 percent of voucher holders with vouchers issued by Housing Authority of DeKalb County.
Though Section 8 voucher programs are over-subscribed across the nation with all programs having a waiting list, each month, each housing agency managing vouchers has vouchers that are not issued to renters. This can result from turnover in the program if someone with a voucher buys a home, sees an increase in their income, passes away, or otherwise discontinues the use of their voucher.
The time it takes to transfer voucher funding from one recipient to another can be many months. Managing the Section 8 waiting list, qualifying new voucher holders, and approving new homes or apartments takes time. In addition, in some areas, there is an extreme housing shortage or landlords may refuse to rent to persons using a Section 8 voucher to pay their rent. This results in longer than usual ramp-up times for new voucher holders.
The Housing Authority of DeKalb County Section 8 HCV program that this waiting list covers had 83% of its vouchers utilized by households with 17% unutilized at the start of 2024. This means that 811 Section 8 vouchers out of a total of 4,769 were in processing at the time HUD reported the data.
Of the 3,958 Section 8 voucher-holding households with the Housing Authority of DeKalb County, 2,146 have at least one child. There are 48 two-parent households in the Housing Authority of DeKalb County voucher program, and 2,098 single-parent households. There were 2,051 households with children with a female head of household.
The average annual household income for Housing Authority of DeKalb County Section 8 Voucher holders is $16,102 The average annual income per person is $6,435 The average voucher holder earns 19% of the local Area Median Income.
| Annual Income Range ($) | Number of Households | % of Vouchers |
|---|---|---|
| Less than $5,000 | 396 | 10% |
| $5,000 - $9,999 | 317 | 8% |
| $10,000 - $14,999 | 1,346 | 34% |
| $15,000 - $19,999 | 594 | 15% |
| $20,000+ | 1,267 | 32% |
Of all voucher holders, 1,288 (27%) receive the majority of their income from wages and/or business. 0 (0%) voucher-holding households receive the majority of their income from welfare programs like TANF, General Assistance or Public Assistance. 2,957 (62%) voucher-holding households derive the majority of their income from some other source (other than wage or welfare).
The Section 8 Housing Choice Voucher program pays 70% of the cost of rent plus utilities for any household receiving the housing assistance.
For the Housing Authority of DeKalb County Section 8 program, the federal government is providing, on average, $1,354 per month to each household, for an average annual cost of $16,248. The program as a whole is paying landlords $5,359,132 per month, for an annual economic benefit to landlords of $64,309,584
HUD refers to the portion of rent paid by the Section 8 tenant as the Total Tenant Payment, or Family Expenditure.
For the Housing Authority of DeKalb County Section 8 HCV programs, the average family expenditure is $411 per month or $4,932 per year. The combined payment from all tenants in the program is $1,626,738 per month, which is $19,520,856 per year.
The average total rent paid to Section 8 landlords is $1,765 per month which includes payment contributed by both tenant households and the federal government. This is a program-wide rent average across all bedroom size rentals.
The average cost of utilities for renters in this program is $184 per month. It is important to note this is not the actual cost renters will pay for utilities, but an estimate based on the energy cost estimates of the program.
Of the 4,769 households with a Section 8 voucher, 990 (25%) live in a studio or one-bedroom unit, 1,346 (34%) rent a 2-bedroom rental home and 1,662 (42%) have a 3-bedroom or larger rental. 24% of Housing Choice Voucher recipients are overhoused with more bedrooms than people in the household.
98% of Housing Authority of DeKalb County Section 8 HCV program households have a minority head of household who is Black, Native American, Asian or Pacific Islander; or of Hispanic ethnicity.
| Race | Number of Households | % of Households |
|---|---|---|
| Asian/Pacific Islander | 158 | 4% |
| Black Non-Hispanic | 3,642 | 92% |
| Native American/Alaskan | 0 | 0% |
| White Non-Hispanic | 79 | 2% |
| Black Hispanic | 40 | 1% |
| White Hispanic | 40 | 1% |
| Other Hispanic | 0 | 0% |
| Age Range of Head of Household | Number of Households | % of Households |
|---|---|---|
| Under 24 | 40 | 1% |
| 25-50/td> | 1,940 | 49% |
| 51-61 | 712 | 18% |
| 62-84 | 1,148 | 29% |
| 85 or Older | 119 | 3% |
Housing options for persons with disabilities.
Many housing programs have apartments or properties restricted to residents with disabilities, including Section 811 Supportive Housing for Persons with DisabilitiesKatana Keller says:
"As a disabled renter, searching online for places I could potentially live, and being kept up to date for many kinds of housing by Affordable Housing Online is very helpful."