Learn How Section 8 and Public Housing Work in Nevada

Understanding Section 8 Housing Choice Voucher Program in Nevada

The Housing Choice Voucher Program, commonly known as Section 8, is a federal housing program that helps low-income families, elderly people, and individuals with disabilities pay rent. The program gets its name from Section 8 of the Housing Act of 1937. In Nevada, this program operates through local Public Housing Agencies (PHAs) in different counties.

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Section 8 works by providing vouchers to eligible households. The voucher covers a portion of the rent that a person pays to a private landlord. The household typically pays the difference between what the voucher covers and the actual rent. The federal government reimburses landlords for the amount covered by the voucher. This system allows people to live in privately-owned apartments, houses, and condos rather than in public housing.

According to the U.S. Department of Housing and Urban Development (HUD), over 2.2 million households nationally use Section 8 vouchers. In Nevada specifically, the program serves thousands of households across Clark County (which includes Las Vegas), Washoe County (which includes Reno), and other regions. Each county's Public Housing Agency manages the program locally.

The amount a voucher covers depends on the Fair Market Rent (FMR) for that area. Fair Market Rent is set by HUD each year and represents the amount that would be needed to rent a modest apartment in a specific area. In Las Vegas, for example, the 2023 Fair Market Rent for a one-bedroom apartment was approximately $1,100 per month. In Reno, it was approximately $1,050. These amounts vary by bedroom size and location.

One key feature of Section 8 is portability. If a voucher holder moves to a different area, they may be able to transfer their voucher. This flexibility allows people to relocate for work or family reasons while maintaining housing support. However, the new area must have a Public Housing Agency willing to accept the transfer.

Practical Takeaway: Section 8 is a rental assistance program funded by the federal government and managed locally in Nevada. It helps pay rent by providing vouchers to households, allowing them to rent from private landlords while the government covers part of the cost. Understanding how your local PHA operates is the first step in learning about program details.

How Public Housing Works in Nevada

Public Housing is a separate program from Section 8, though both aim to help people afford housing. Public Housing consists of apartment buildings and housing complexes that are owned and operated by local Public Housing Agencies. Unlike Section 8 vouchers that can be used with private landlords, Public Housing means renting directly from the government agency.

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In Nevada, Public Housing developments exist in major cities. The Housing Authority of the City of Las Vegas (HACL) operates public housing properties in the Las Vegas area. The Housing Authority of the City of Reno manages properties in the Reno area. These agencies own and maintain the buildings, collect rent from tenants, and handle maintenance and repairs.

Public Housing units range from single-family homes to large apartment complexes. Some developments focus on elderly residents, while others house families with children or people with disabilities. For example, the Housing Authority of the City of Las Vegas operates several properties, including family communities and senior communities spread throughout the city.

Rent in Public Housing is based on a formula. Residents typically pay 30 percent of their adjusted gross monthly income as rent, whichever is less than the basic rent for that unit. This means that as a person's income changes, their rent payment may change. The remaining cost of operating the housing is covered by federal funding.

Public Housing units must meet certain housing standards. Properties are regularly inspected to ensure they meet safety and health codes. The Physical Inspection Standards (UPCS) set by HUD require that units have working plumbing, heating, electricity, and other essential systems. Landlords must respond to maintenance requests from tenants within specific timeframes.

Living in Public Housing comes with lease requirements. Residents must follow lease terms that typically include keeping the unit clean, not causing damage, paying rent on time, and following community rules. Violations can result in eviction proceedings. However, residents have rights under the lease, including the right to "reasonable notice" and a hearing before eviction can occur.

Practical Takeaway: Public Housing in Nevada is owned and operated directly by local housing authorities. Residents pay rent based on 30 percent of their income, and the government covers additional costs. Public Housing offers stability and maintained properties, but residents must follow lease requirements and rules set by their local housing authority.

Income Limits and Rent Calculations in Nevada

Both Section 8 and Public Housing use income to determine participation and calculate rent amounts. Income limits are set by HUD each year and vary by area and family size. In Nevada, income limits differ between Las Vegas, Reno, and other regions because the cost of living varies.

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For 2024, very low-income in the Las Vegas area is defined as 50 percent of the Area Median Income (AMI). For a family of four in Las Vegas, the income limit for "very low-income" is approximately $57,300 per year. For extremely low-income households at 30 percent of AMI, the limit for a family of four is approximately $34,380. These numbers reflect what HUD considers the income threshold for these categories.

Income includes wages from employment, self-employment income, Social Security benefits, disability payments, unemployment benefits, child support, alimony, and other regular income sources. However, not all money counts as income. For example, certain types of assistance and tax refunds may not be counted. Each Public Housing Agency has specific rules about what counts as income.

When calculating rent in Public Housing, the agency takes adjusted gross income. This means they start with total household income, then subtract certain deductions. Deductions may include amounts for dependents, elderly family members, disabilities, and medical expenses. After deductions, the family pays 30 percent of their adjusted income as rent, or the minimum rent (usually $25-$50), whichever is higher.

For Section 8 vouchers, the calculation is slightly different. The voucher amount is based on the Payment Standard for the area, which is a percentage of the Fair Market Rent. The household pays 30 percent of their adjusted income toward rent. If the voucher covers more than their required share, they pay only their share. If they find an apartment that costs less than the voucher amount, they may save money.

Income can change, and these programs account for that. Residents report changes in income to their housing authority. If income increases significantly, rent may increase. If income decreases, rent may decrease. Many families experience income changes due to job loss, increased work hours, or changes in household composition.

Practical Takeaway: Income limits and rent calculations determine who may participate and how much residents pay. Both programs use income-based rent formulas where residents typically pay around 30 percent of their adjusted income. Understanding how your income affects rent helps in household budgeting and planning.

Finding Public Housing Agencies and Application Information in Nevada

Nevada has multiple Public Housing Agencies serving different regions. Each PHA manages Section 8 vouchers and Public Housing within its jurisdiction. Knowing which agency serves your area is essential for learning about local programs and procedures.

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The Housing Authority of the City of Las Vegas (HACL) serves Las Vegas and surrounding unincorporated areas in Clark County. HACL operates approximately 3,000 Public Housing units and administers over 12,000 Section 8 vouchers. Their offices are located in Las Vegas, and they can be contacted for information about their programs. Their website provides details about available properties and program information.

The Housing Authority of the City of Reno serves the Reno area and surrounding regions in Washoe County. This agency also operates Public Housing properties and administers Section 8 vouchers in its jurisdiction. Contact information and program details are available through their office.

Other Nevada jurisdictions may have their own housing authorities. Some smaller communities participate in regional programs or are served through Nevada Housing Assistance programs. The Nevada Housing Division, which is part of the Nevada Division of Community and Regional Planning, can provide information about housing resources statewide.

When contacting a Public Housing Agency, you can learn about their current programs and any relevant procedures. Many agencies maintain waiting lists for both Public