Housing Assistance for Seniors in Georgia

Last updated: August 2025

Key Takeaways

• Start with your Area Agency on Aging or Georgia’s ADRC for one-on-one help finding the right program and applying: Find your AAA | Georgia ADRC.
• For rent help, the main long-term options are Housing Choice Vouchers (Section 8), public housing, HUD Section 202 senior apartments, USDA rural rentals, and senior-preference LIHTC properties. Expect waitlists.
• For home repairs and accessibility, look first at USDA 504 grants/loans (rural, 62+), Weatherization, local city/county rehab programs (CDBG/HOME), and VA home modification grants if you’re a veteran.
• For utility and housing cost relief, check LIHEAP (energy bills), Weatherization (reduces bills), Georgia Power senior discounts, and county property-tax exemptions/deferral.
• Georgia’s COVID-era Georgia Rental Assistance (ERAP) is closed to new applications. Focus on ongoing programs and local charities via 211.
• If you get an eviction notice or utility shutoff warning, call for help immediately—deadlines move fast.

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If You Need Emergency Help

If you are at risk of losing housing, have an eviction notice, or need urgent repairs to stay safe, use these contacts now.

Reality check: If you can’t get through on the phone, leave a voicemail and send an email. Keep copies of notices. If you have a court date, don’t miss it—legal aid can often help if you call quickly.

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How Housing Help Works in Georgia (In Plain Terms)

• Federal programs (HUD, USDA, VA) fund most rental and repair help. The state and cities/counties run or connect you to them.
• The Georgia Department of Community Affairs (DCA) oversees many statewide housing programs and helps coordinate homelessness services: Georgia DCA.
• Your local Area Agency on Aging (AAA) and the Aging & Disability Resource Connection (ADRC) can screen your needs and refer you to the right program: Find your AAA | Georgia ADRC.
• Expect waitlists for vouchers and senior apartments. Apply to several options and check back regularly.

Sources to learn more:

• HUD senior housing programs: HUD for Seniors
• USDA rural housing: USDA Rural Development
• Georgia DCA: DCA Programs

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Finding and Paying for Rental Housing

Housing Choice Voucher (Section 8)

• What it is: A long-term rent voucher for low-income renters. You pay about 30% of your income towards rent; the voucher pays the rest (within limits).
• Who runs it: Local public housing authorities (PHAs) and the Georgia DCA in counties without a local PHA.
• How to apply:
  • For most counties statewide: Georgia DCA – HCV Program. Check if the waitlist is open and how to register.
  • For big cities (Atlanta, Augusta, Savannah, etc.), apply through the local PHA. Use HUD’s directory to find your PHA: HUD PHA Contact List.
• Reality check: Waitlists often open briefly and then close. Sign up for alerts/newsletters, create an online account if available, and keep your contact info updated.

Public Housing (Senior-designated buildings sometimes available)

• What it is: Apartments owned by PHAs with reduced rent.
• How to apply: Contact your local PHA or use the HUD directory: Find your PHA.
• Tip: Ask about “elderly/near-elderly” or “senior preference” properties.

HUD Section 202 Supportive Housing for the Elderly

• What it is: HUD-funded senior-only apartments with on-site service coordination; rent is income-based.
• How to find units: Use HUD’s map to locate properties: HUD Resource Locator. Call the property manager to ask about waitlists and application steps.
• Source: HUD Section 202 overview.

Low-Income Housing Tax Credit (LIHTC) Senior Apartments

• What it is: Privately owned affordable housing. Many properties are 55+ or 62+. Rents are below market but not always income-based like vouchers.
• How to search statewide: GeorgiaHousingSearch.org (supported by Georgia DCA). Filter for “senior” and your county/city.
• Reality check: Income limits and rents vary by property. Call to confirm current rent and availability.

USDA Rural Rental Housing (for small towns and rural areas)

• What it is: USDA-financed apartments (many designated for seniors/people with disabilities) with rent tied to income.
• How to search: USDA Multi-Family Property Search.
• Good for: Rural seniors with fixed incomes where vouchers are scarce.

Short-Term Rent Help and Eviction Prevention

• COVID-era Georgia Rental Assistance is closed to new applications.
• What to try now:
  • Call 2-1-1 for local church/charity funds and city/county “emergency rent” programs: Georgia 211.
  • Ask about Emergency Solutions Grant (ESG) prevention or rapid rehousing funds via your local Continuum of Care (CoC) through DCA: DCA Homeless & Special Needs Housing.
  • If you have an eviction case, request legal help immediately: GLSP | Atlanta Legal Aid.

Table: Rent and Eviction Help at a Glance

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Home Repair, Accessibility, and Safety

USDA Single Family Housing Repair Loans & Grants (Section 504)

• What it is: Help for essential home repairs to remove health/safety hazards. Grants are for homeowners age 62+ who can’t repay a loan; low-interest loans are also available.
• Typical benefit: Grants up to $10,000(lifetime);loansupto$40,000 may be available.
• Where to apply: USDA 504 Program.
• Reality check: Home must be in an eligible rural area; income limits apply. Expect an inspection and bids.

Weatherization Assistance Program (reduces energy bills)

• What it is: Free energy-saving improvements (insulation, sealing, HVAC tune-ups) for eligible households.
• Georgia program info: GEFA Weatherization Assistance Program.
• How to apply: Through local providers listed on the GEFA site or via 2-1-1.
• Tip: Weatherization is free if you qualify and can lower monthly costs long-term.

City/County Home Repair & Rehab Programs (CDBG/HOME)

• Many local governments offer grants or deferred loans to fix roofs, plumbing, electrical issues, or make accessibility changes (ramps, grab bars).
• Where to check: Your city/county Community Development or Housing office website, or call 2‑1‑1 to locate programs funded by HUD’s CDBG or HOME funds. The DCA CHIP program funds local rehab efforts: DCA – Community HOME Investment Program (CHIP).
• Reality check: Funds are limited and often open in cycles. Ask when the next application window starts.

VA Home Modification Grants (for veterans)

• If you’re a veteran with a service-connected disability, you may qualify for:
  • Specially Adapted Housing (SAH) or Special Housing Adaptation (SHA) grants: VA disability housing grants
  • HISA (Home Improvements and Structural Alterations) grants (through VA health care): VA HISA
• These can fund ramps, bathroom changes, and other needed updates.

Medicaid Waivers for In-Home Support (and sometimes minor modifications)

• Community Care Services Program (CCSP) and SOURCE waivers can provide in-home services that help you remain safely at home; limited home modification assistance may be available as part of care plans.
• Learn more and apply through your AAA: CCSP (DHS Division of Aging Services) | SOURCE.

Trusted Nonprofits (repairs for seniors)

• Rebuilding Together (local affiliates): critical home repairs and safety updates. Find your affiliate: Rebuilding Together.
• Habitat for Humanity (Critical Home Repair): Habitat for Humanity.
• HouseProud Atlanta (for low-income seniors in metro Atlanta): HouseProud Atlanta.

Table: Home Repair & Accessibility Programs

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Utility, Internet/Phone, and Property Tax Relief

Energy Bills

• LIHEAP (energy assistance): Helps with heating/cooling bills, sometimes crisis help to stop a shutoff. Apply through DFCS and local community action agencies: DFCS Energy Assistance.
• Weatherization: See above to permanently lower bills.

Utility Company Discounts/Programs

• Georgia Power: Discounts and assistance, including a Senior Citizen discount for eligible income-qualified customers: Georgia Power Assistance & Discounts.
• Municipal utilities and gas marketers also offer payment plans and some discounts—call your provider’s customer service and ask about senior or low-income programs.

Phone and Internet

• Lifeline (federal): Monthly discount on phone or internet service for eligible low-income households: Lifeline Support.

Property Taxes

• Homestead exemptions: Georgia offers a standard homestead exemption and additional exemptions for seniors (amounts vary by county). Start here: GA Dept. of Revenue – Homestead Exemptions.
• Property Tax Deferral for the Elderly: If 62+ and meet income/equity rules, you can defer some property taxes (they become a lien, due later): GA Dept. of Revenue – Tax Deferral. Speak with your county tax office before applying.

Table: Cost-Relief Programs for Homeowners and Renters

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Homeownership, Mortgages, and Reverse Mortgages

Down Payment Help and Mortgages

• Georgia Dream Homeownership Program (DCA): Offers affordable mortgages and down payment assistance for eligible buyers. Status and funding can change; check current availability: Georgia Dream.
• FHA loans: Lower down payment loans insured by HUD. Ask lenders about FHA options: FHA Resource Center.

Homeowner Assistance Fund (Mortgage Help)

• Georgia’s HAF program (Georgia Mortgage Assistance) has provided help with mortgage, taxes, and HOA fees for homeowners impacted by COVID-era hardships. Status varies by funding—check current availability and eligibility: Georgia Mortgage Assistance.

Reverse Mortgages (HECM)

• For homeowners 62+ with home equity, a reverse mortgage can turn part of your equity into cash or a line of credit. Counseling is required by law.
• Learn and find a HUD-approved counselor: HUD HECM Info | Find HECM Counselor.
• Reality check: Reverse mortgages affect heirs and property taxes/insurance must still be paid. Get independent counseling and compare offers.

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Inclusive Supports and Special Situations

Veteran Seniors

• Housing: Apply for standard vouchers/housing plus VA-specific options like HUD-VASH (if enrolled in VA health care and experiencing homelessness). Ask at your VA medical center or PHA.
• Home modifications: SAH/SHA/TRA grants and HISA.
• General benefits and Georgia contacts: Georgia Department of Veterans Service.

Seniors with Disabilities

• Apply for standard housing plus disability-specific options:
  • HUD Section 811 (for people with disabilities; some properties allow older adults who meet disability criteria).
  • Medicaid waivers (CCSP/SOURCE) for in-home supports: CCSP | SOURCE.
  • ADA reasonable accommodations: Ask your landlord for written “reasonable accommodations” (e.g., grab bars, reserved parking) with a doctor’s note if needed. If denied, contact fair housing: HUD FHEO or GCEO Fair Housing.

LGBTQ+ Seniors

• Fair housing protections apply. HUD enforces discrimination complaints based on sexual orientation and gender identity: HUD – LGBTQ+ Housing Discrimination.
• Support and navigation: SAGE National LGBT Elder Hotline (877-360-5428): SAGE.

Tribal Members (Native American/Alaska Native Elders)

• Georgia has no federally recognized tribes with reservations in-state, but enrolled tribal members living in Georgia may access tribal housing programs through their own tribe and HUD’s Office of Native American Programs.
• Learn more and find your regional office (Eastern Woodlands): HUD ONAP – Eastern Woodlands.
• Title VI Native American Aging Programs (nutrition, caregiver support): ACL Title VI Programs.

Rural Seniors

• Prioritize USDA options (repairs and rentals): USDA 504 Repairs | USDA Rural Rentals.
• Transportation and in-home services via AAA/ADRC: Find your AAA | Georgia ADRC.

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Resources by Region (How to Navigate Locally)

Use these steps for any county/region:

1. Call 2‑1‑1 to see what’s open now (rent/utility funds).
2. Find your AAA for in-home supports and local programs.
3. Apply to the PHA(s) that serve your city/county for Section 8/public housing when lists are open (use HUD’s PHA list).
4. Search affordable senior apartments (GAHousingSearch, HUD, USDA).
5. Check your city/county Community Development office for home repair/rehab cycles.

Atlanta Metro (Fulton, DeKalb, Cobb, Gwinnett, Clayton, etc.)

• 2‑1‑1: United Way of Greater Atlanta 2‑1‑1
• AAA: Atlanta Regional Commission – Aging
• PHA: Use HUD PHA list (search “Atlanta,” “Cobb,” “DeKalb,” etc.)
• Senior apartment search: GeorgiaHousingSearch.org
• Homeless services/CoC: City of Atlanta CoC via DCA links

Coastal Georgia (Savannah/Chatham, Glynn/Brunswick)

• 2‑1‑1: Georgia 211
• AAA: Coastal Regional Commission AAA
• PHAs: Use HUD PHA list (search “Savannah,” “Brunswick”)
• USDA rural rentals: USDA Property Search

Central/Middle Georgia (Macon-Bibb and surrounding counties)

• AAA: Middle Georgia Regional Commission AAA
• PHAs: HUD PHA list (search “Macon”)
• Check local rehab and weatherization providers through AAA/2‑1‑1.

Augusta/CSRA

• AAA: CSRA Regional Commission AAA
• PHAs: HUD PHA list (search “Augusta”)
• Senior housing: GeorgiaHousingSearch.org

Columbus/West Georgia

• AAA: River Valley Regional Commission AAA
• PHAs: HUD PHA list (search “Columbus”)

Athens/Northeast Georgia

• AAA: Northeast Georgia AAA
• PHAs: HUD PHA list (search “Athens”)

North Georgia/Mountains

• AAA: Georgia Mountains AAA or Southwestern, Northwest AAAs depending on county
• Rural options: USDA 504 Repairs | USDA Rural Rentals

South and Southwest Georgia (Albany, Valdosta, Tifton)

• AAAs: Southern Georgia AAA | Southwest Georgia AAA
• Rural USDA properties and repairs are common in this region.

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Housing Search Tools You Can Trust

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How to Apply (and Improve Your Odds)

• Get your papers together:
  • Photo ID, Social Security cards, proof of age.
  • Proof of income (Social Security award letter, pension, pay stubs).
  • Bank statements (last 2–3 months).
  • Lease, eviction papers, or mortgage/tax bills (if applicable).
  • Proof of disability (if applying for disability-related preferences).
• Apply to multiple options: voucher, public housing, Section 202, LIHTC senior apartments, USDA rural rentals.
• Check waitlist status monthly: Create online accounts where possible; update phone, email, and mailing address.
• Ask for preferences: Many PHAs give priority to elderly, disabled, homeless, or local residents.
• Keep receipts: Request a confirmation email or stamped copy for everything you submit.
• Avoid scams: Never pay anyone to apply for a voucher—applications are free. Verify websites are .gov or official program pages.

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Frequently Asked Questions (FAQs)

Q: Is Georgia Rental Assistance (the COVID program) still open?
A: No. The statewide ERAP is closed to new applications. Use 2‑1‑1 for local short-term help and apply for long-term options like vouchers and senior apartments.

Q: I’m 75 and on Social Security. Which rental program should I try first?
A: Apply to Housing Choice Voucher (through DCA or your local PHA), HUD Section 202 properties, and LIHTC senior apartments in your county. Also search USDA rural rentals if you’re outside metro areas. Use GeorgiaHousingSearch.org and HUD’s locator.

Q: How long are waitlists?
A: It varies. In large cities, waits can be months to several years. Rural areas may move faster. Apply widely and check back regularly.

Q: I own my home but need a new roof and wheelchair ramp. Where do I start?
A: Start with USDA 504 Repairs if you’re in a rural area and 62+ (USDA 504). Also call your city/county Community Development office for rehab programs and contact Rebuilding Together or HouseProud (metro Atlanta). Weatherization may help lower energy bills.

Q: Can Medicaid help me stay at home instead of moving to a facility?
A: Possibly. CCSP and SOURCE waivers can provide in-home care and supports. Contact your Area Agency on Aging to be screened: Find your AAA.

Q: I think my landlord is treating me unfairly because of my age or disability. What can I do?
A: Document everything and contact fair housing agencies. File with the Georgia Commission on Equal Opportunity: GCEO Fair Housing, or HUD: File a Fair Housing Complaint.

Q: Are there property tax breaks for seniors?
A: Yes. Georgia offers homestead exemptions and additional senior exemptions that vary by county. Start with the Department of Revenue and then contact your county tax office: GA DOR Homestead Exemptions.

Q: Where can I get in-person help applying?
A: Your Area Agency on Aging/ADRC can help you apply for multiple programs and connect you to local resources: Georgia ADRC.

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Resources (Official and Established Sources)

• Georgia Department of Community Affairs (DCA): https://www.dca.ga.gov
  • Housing Choice Voucher (Section 8): DCA HCV
  • Homeless & Special Needs Housing (CoC/ESG): DCA HSNH
  • Georgia Dream (homebuyer assistance): Georgia Dream
  • CHIP (local rehab funding): DCA CHIP
• Georgia DHS – Division of Aging Services (DAS): https://aging.georgia.gov
  • AAA Locator: Find your AAA
  • CCSP: Community Care Services Program
  • SOURCE: SOURCE Program
• Georgia ADRC (Aging & Disability Resource Connection): https://www.georgiaadrc.com
• DFCS – LIHEAP (Energy Assistance): https://dfcs.georgia.gov/services/energy-assistance
• GEFA – Weatherization: https://gefa.georgia.gov/weatherization-assistance-program
• Georgia Mortgage Assistance (HAF): https://www.georgiamortgageassistance.ga.gov
• HUD Senior Programs & Tools:
  • For Seniors: HUD Seniors
  • Section 202: HUD Section 202
  • Resource Locator: HUD Resource Locator
  • PHA Directory: HUD PHA Contacts
• USDA Rural Development:
  • 504 Repairs: USDA 504 Repairs
  • Rural Rentals: USDA Multi-Family Property Search
• Legal Aid:
  • Georgia Legal Services Program (GLSP): https://www.glsp.org
  • Atlanta Legal Aid Society: https://atlantalegalaid.org
  • State Bar of Georgia Lawyer Referral: https://www.gabar.org/publicservice/lawyerreferralprogram.cfm
• Fair Housing:
  • Georgia Commission on Equal Opportunity: https://gceo.georgia.gov/fair-housing
  • HUD Fair Housing: https://www.hud.gov/program_offices/fair_housing_equal_opp/complaint-process
  • LGBTQ+ protections: HUD – LGBTQ+ Housing Discrimination
• Utilities:
  • Georgia Power Assistance: https://www.georgiapower.com/residential/billing-and-rate-plans/assistance-and-discounts.html
• Communications Discounts:
  • Lifeline: https://www.lifelinesupport.org
• Veterans:
  • GA Department of Veterans Service: https://veterans.georgia.gov
  • VA Housing Grants: https://www.va.gov/housing-assistance/disability-housing-grants/
  • VA HISA: https://www.prosthetics.va.gov/psas/HISA2.asp
• Native/Tribal Programs:
  • HUD ONAP – Eastern Woodlands: https://www.hud.gov/program_offices/public_indian_housing/ih/codetalk/onap/ew
• Statewide Housing Search:
  • GeorgiaHousingSearch.org: https://www.georgiahousingsearch.org
• General Help:
  • Georgia 2‑1‑1: https://www.211.org/local/211/georgia

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About This Guide

by the GrantsForSeniors.org Editorial Team

The GrantsForSeniors.org editorial team has been building benefit and assistance resources for seniors nationwide since 2020. We research programs across all 50 states by reviewing government websites, checking agency updates, and gathering information from available sources.

Our Commitment to You:

• Experience & Expertise: The information in this guide is compiled and reviewed by a team with experience in senior services and financial aid programs. We are committed to sharing our knowledge to help you find the support you need.
• Authority & Trust: We rely on verified sources, including government agencies, non-profit organizations, and official program websites, to ensure the accuracy of our content. Our goal is to be a trusted authority you can rely on for credible information.
• Clarity & Accessibility: We understand that seeking financial assistance can be challenging. This guide is designed to be clear and easy to understand, breaking down complex topics into actionable steps.

While we work hard to provide the most accurate information available, please note that program details and eligibility requirements can change. We recommend always checking with the official program source or agency website for the most current information, as we are not official agencies but rather compile available information.

• Last Updated: August 2025
• Sources Verified: August 2025
• Next Review: February 2026

If you find outdated information, discover new resources, or have questions, please contact us at info@grantsforseniors.org. We’re here to help seniors find resources that can make a real difference in their daily lives.

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Disclaimer

This guide is for general information only. Program rules, funding, and availability change over time and can vary by county or city. Always confirm details directly with the official agency or program before applying or making decisions.