April 23, 2014
RENO HOUSING AUTHORITY | Serving Reno, Sparks, and Washoe County

Section 8 Rental Assistance

RHA has two different rental assistance programs. These programs provide subsidies to local landlords on behalf of low-income families and individuals living in privately-owned housing. Many are seniors living on social security or small pensions. Typical families assisted under these programs are single parent families or families with only one individual working who are unable to pay market rents without assistance. The term "Section 8" is used to describe the various programs because the federal law which created them was Section 8 of the Housing and Community Development Act of 1974.

Through rental assistance programs, RHA provides housing subsidies to more than 2500 low income families in Reno, Sparks and Washoe County who live in privately owned housing. The program administered under Section 8 at RHA is the Housing Choice Voucher Program.

RHA is also involved in partnerships and joint ventures with Local Non-Profit Housing Providers.

If you need to update your information for the Section 8 Rental Assistance program, please fill out this form in English or Spanish and return it to the main office at 1525 E. 9th St., Reno, NV 89512.

The waiting list for Rental Assistance is currently closed. If you are currently on the Rental Assistance Program and would like to expand your application to include Yorkshire Terrace and various Single Family Homes, please fill out the linked applications.


Advertising and locating property has never been easier!

The Housing Authority has partnered with www.Gosection8.com which provides an enhanced program to list rental properties on line. Listings are available to potential Housing Choice Voucher tenants seeking apartment units, duplexes, single-family homes or townhomes in the private market.

Landlords, add your rental property.

Tenants, view rental listings.

It is recommended that Landlords add photos to their listings for better advertising and faster lease up!




Section 8 Ensures Quality Standards


Inspector Jeff Bowman

Inspector Jay Earl

The chief goal for all Section 8 programs is to provide decent, safe, and sanitary housing at an affordable cost. Federal regulations spell out minimum housing quality standards which a unit must meet before it can be assisted under these programs and must be maintained at during the entire period of rental. These standards help protect families. RHA's inspectors insure that the standards are being met by each unit in the Section 8 programs.





Housing Choice Voucher Program (HCVP)

The HCVP is designed to allow participants to utilize rental vouchers to find units in whatever neighborhood they wish from private landlords. Many participants take advantage of the portability feature of the program to transfer to other parts of the country.

Families must fill out an application for the HCVP and return it to RHA's Admissions Office. Families who meet eligibility and income requirements, which include a criminal history check, are entered on to a wait list based on the preferences they are eligible for and the date of application. As families reach the top of the wait list, they are offered a voucher, based on funding restrictions.

With a Housing Choice Voucher, the total amount of assistance to each family for rent and utilities is calculated based on the family's income, composition, unit selected, and RHA's payment standards. RHA has a minimum rent of $50.

As the assistance a family receives is based partially on a family's income, all participants must report all sources of income. Income can include, but is not limited to: wages, Social Security, interest earned on a savings account, contributions towards bills from individuals not in the assisted household, child support, lump sum payments, unemployment, welfare, pensions, annuities, financial aid, disability payments, and self employment. A complete listing of income can be found at 24CFR 5.609. To ensure accurate calculations, once income is reported by the participant, RHA verifies income through a variety of sources, including 3rd-party verifications sent to the source of the income and national databases. If unreported income is found, the family will be charged for overpaid rental assistance and their assistance may be terminated.

A family may pay more than 30 percent of their income based on the home they select. However, new admissions or families who move to a new unit, by regulation, may not pay more than 40 percent of their income toward rent at time of move-in.

All voucher units must meet a "rent reasonableness" test. This means that rents for assisted units cannot be higher than similar unassisted units in the area. This test is performed each time a unit is leased or when a landlord requests a rent increase.

All participants are responsible for meeting Section 8 family obligations, which include:





RHA Partnerships and Joint Ventures with Local Non-Profit Housing Providers

Partnership with CHRB developed Joseph's Inn

In 1993, RHA's Executive Director encouraged a non-profit, fair housing group, the Northern Nevada Community Housing Resource Board(CHRB), to provide affordable housing as one of its goals. At the time, he was a member of the CHRB and recognized the opportunities available from HUD.

Applications were submitted for HOME Investment Partnerships Program funding from the City of Reno for a Section 8 Single Room Occupancy (SRO) Mod Rehab grant from HUD, and for a bank loan to purchase, rehabilitate and operate Joseph's Inn, a motel in downtown Reno. RHA helped by loaning the CHRB some start-up funds and by preparing rehabilitation plans and specifications for the complex. This special relationship with the CHRB has continued since Joseph's Inn was opened in 1994.

Joint venture with Silver Sage Manor, Inc. developed housing for elderly

In 1995, a partnership was formed with Silver Sage Manor, Inc. to raise funds to build 16 units of housing for the elderly. Silver Sage Manor, Inc. is a non-profit effort by members of local churches to provide affordable housing for senior citizens. The new units were built on RHA-owned land adjacent to John McGraw Court, an elderly public housing complex built a year earlier. The result was the Silver Sage Court senior housing complex.

Funding for the units came from a variety of sources, including the Washoe County HOME Consortium and the State of Nevada Housing Trust Fund. Bank of America provided the construction loan, and long-term financing was arranged through Nevada State Bank.





Information for Landlords

The HCVP is a program that allows participants to receive rental assistance to obtain units in the private rental market. A portion of the rent is paid by the participant and a portion is paid by RHA directly to the landlord. This amount depends on the individual's situation and the unit chosen. This amount may change in accordance with HUD regulations.

A new landlord packet may be obtained from the receptionist at 1525 E. 9th Street or it may be mailed to the prospective landlord. Please call the main office at (775) 329-3630 to request a packet in the mail. The packet includes:





Portability

When a client moves to another jurisdiction under the HCVP with assistance, the process is called portability. There are restrictions placed on the use of portability.

Restrictions on Portability for Applicants. If neither the head nor spouse had a domicile (legal residence) in RHA's jurisdiction at the date of their initial application for assistance, the household will not be permitted to exercise portability upon issuance of a voucher except as provided for in the VAWA after receipt of acceptable certification. For a portable household that was not already receiving assistance in RHA's tenant-based program, RHA must determine whether the household is eligible for admission under the receiving PHA's program.

Restrictions on Portability for Participants. After an applicant has leased-up in the jurisdiction of the initial housing agency, they cannot exercise portability during the first year of assisted occupancy except as provided for in the VAWA after receipt of acceptable certification. RHA will not permit households to exercise portability if the household owes money to RHA or has moved out of its assisted unit in violation of the lease. If RHA is in the process of taking action that could result in termination of the household's assistance, RHA will provide written notification of the possible termination to the receiving PHA.










© 2012 Housing Authority of the City of Reno Equal Housing