The Nebraska Guide to Section 8 Housing

The Section 8 Housing Choice Voucher program plays an important role in providing affordable housing options for low-income residents throughout Nebraska. The program has helped many families avoid homelessness and find stability through subsidized rentals in the private market. This guide will address the fundamentals of Section 8 in Nebraska for prospective applicants.

What is Section 8 Housing in Nebraska

Section 8 Housing in Nebraska refers to the federal government's Housing Choice Voucher program that provides rental assistance to low-income families, the elderly, and individuals with disabilities. The program is administered locally by public housing agencies throughout Nebraska.

The Section 8 program aims to allow low-income households access to safe and affordable housing. Local public housing authorities in cities and counties across the state administer the program which is funded by the U.S. Department of Housing and Urban Development.

What is the Most Section 8 Will Pay in Nebraska?

Fair Market Rent

The HUD Section 8 program pays rents for low-income households directly to private landlords. The Housing Authority of Nebraska will pay about 70% of a tenant’s rent, while the tenant will pay the other 30%. Fair Market Rents generally determine the maximum rent that a Section 8 landlord will be allowed to charge their residents. The table below shows current fair market rents for Nebraska.

Nebraska Fair Market Rent

Studio

$641

1 Bedroom

$714

2 Bedrooms

$872

3 Bedrooms

$1,135

4 Bedrooms

$1,207

The maximum amount that Section 8 vouchers will pay towards rent in Nebraska varies by county and metropolitan area. This is because the Section 8 program bases its rental assistance on Fair Market Rents which are set at the 40th percentile of rents in each local housing market. Generally, the FMRs and maximum voucher payments are higher in more populated cities and counties. The maximum voucher payment is also adjusted based on the number of people in the household.

What are the Nebraska Section 8 Housing Requirements?

To receive Section 8 in Nebraska, applicants must meet a variety of criteria. For example, an applicant's gross annual household income cannot exceed 50% of the median income in their county or metro area. The exact income caps vary by location and family size.

In addition, at least one member of the household must be a U.S. citizen or have eligible immigration status. Applicants must also be residents of the area where they are applying. Most housing authorities in Nebraska conduct criminal background checks. They might deny applicants if they have certain drug or violent criminal convictions within the last 5 years.

Any units rented under Section 8 must meet minimum quality and safety standards. Units must pass an initial inspection and yearly inspections thereafter. Any recipients deemed eligible must maintain their eligibility during annual rechecks as well.

By meeting these requirements and waiting their turn, low-income Nebraska residents in need can receive rental assistance through the Section 8 program. The requirements aim to direct aid to those most in need.

What are the Income Limits for Housing Assistance Programs in Nebraska?

Income Limit

Income Limits are maximum income limits allowed based on household size. The following limits were established by HUD for low income households to be eligible for housing assistance in Nebraska for 2024.

Nebraska Income Limit

1 Person

$55,100

2 Person

$63,000

3 Person

$70,850

4 Person

$78,700

5 Person

$85,000

In Nebraska, there are a few main housing assistance programs that have income eligibility requirements, including Section 8 Housing Choice Vouchers and Public Housing.

For Section 8 Housing Vouchers, the income limits vary by county and household size. But generally, households must have incomes at or below 50% of the area median income to qualify. Public Housing income limits are similar, ranging from around 30-50% of the area median income depending on the specific housing authority.

How Long Does it Take to Get Approved for Section 8 in Nebraska?

The wait time to get approved for Section 8 rental assistance in Nebraska can vary greatly depending on the county or city of the application. In some rural areas with less demand, the wait may be only 6 months to 1 year. But in the major cities, waits of 2-5 years are common. The long waitlists are due to high demand and limited federal funding for the Section 8 Housing Choice Voucher Program.

Following voucher receipt, the approval process itself typically takes 1-3 months for income verification and housing unit inspections. So all told, Nebraskans in need should expect to wait between 1-5 years depending on location to get fully approved for Section 8 housing assistance.

How To Qualify for Section 8 in Nebraska

To qualify for Section 8 rental assistance in Nebraska, applicants must meet certain income limits as well as other eligibility criteria.

Income Thresholds - The gross household income cannot exceed 50% of the median income in the county or metro area. Specific caps vary based on family size and location.
Residency - Applicants must be residents of the county or city where they are applying for Section 8. Proof of residency is required, such as a lease or utility bill.
Citizenship - At least one member of the household must be a U.S. citizen or have eligible immigration status.
Criminal History - Most housing authorities will run
background checks
and may deny applicants with certain criminal convictions. Drug or violent offenses within the past 5 years often lead to denial.

These standards are part of the application review process.

How To Apply for Section 8 Housing in Nebraska

Before applying for Section 8 in Nebraska, applicants should review the income limits for their county and household size to ensure that they fall below the caps. Income is based on gross annual earnings.

Applicants will also need birth certificates, Social Security cards, photo IDs, pay stubs, tax returns, and bank statements to verify income and assets. Proof of citizenship or eligible immigration status is also required.

Prospective applicants should fill out all sections of the PHA's Section 8 application and attach copies of all required eligibility documents. Applications are often available online or at the PHA office. The application needs to go to the proper housing authority. Applicants should identify and contact the one for their desired city or county.

Applications typically go on the waiting list once received. When an applicant’s name comes up on the waiting list, they should prepare for the in-person eligibility appointment to verify income, household details, and suitability.

Can I transfer my Section 8 Voucher to Nebraska?

The Section 8 Housing Choice Voucher program is administered at the local level by public housing authorities. That means recipients need to coordinate with both their current PHA as well as the PHA in the area of Nebraska they wish to move to.

Contact the Nebraska PHA and ask about their transfer policy. There may be a waiting list, so they will want to get on it as early as possible. In addition, they need to notify their current PHA of their intent to move.

Can I Buy a House with a Section 8 Voucher in Nebraska?

There are some options available for using Section 8 vouchers toward homeownership in Nebraska. The Housing Choice Voucher Homeownership Program allows recipients to convert a rental voucher to help with mortgage payments and other homebuying expenses. To qualify, they must meet certain requirements.

Recipients must have been on Section 8 in Nebraska for at least a year in good standing. They must also meet income limits and employment requirements. Recipients’ household income cannot exceed 80% of the area median income.

Recipients must also attend homeownership counseling, have a minimum 620 credit score, and contribute at least 3% of the purchase price for a downpayment on the home. The voucher covers a portion of the recipient’s mortgage and utilities each month and declines over time as the recipient builds equity in their home.

What are the Public Housing Authorities in Nebraska?

View Detail

The main PHAs operating in Nebraska include:

Omaha Housing Authority - Provides Section 8 vouchers and public housing units in the Omaha metro area.
Lincoln Housing Authority - Serves the city of Lincoln with over 3,000 Section 8 vouchers.
Fremont Housing Agency - Manages Section 8 rental assistance in the Fremont area.
Columbus Housing Authority - Provides Section 8 and other affordable housing programs in Columbus.
Scottsbluff Housing Authority - Administers vouchers for Scottsbluff County.

There are around 30 PHAs across Nebraska assisting households with rental subsidies, public housing units, and homeownership programs for income-qualified applicants.

Nebraska Waiting List for Section 8 Housing

Due to high demand and limited funding, extensive waiting lists are common across the state of Nebraska.

Public housing authorities administer Section 8 locally in regions throughout the state. Each PHA maintains its own waiting list for voucher recipients. Average wait times range from 1-5 years depending on the area. Rural areas and towns tend to have the shortest wait times, averaging 6 months to 1 year.

Applicants are placed on the list in order of date and time of application. Priority is given to elderly, disabled, or veteran applicants in most regions. Bedroom size and address also impact an applicant’s place in line.