The HCV program is a rental housing assistance solution that places choice in the hands of the individual or family to find rental housing in the private market.
The program, also known as Section 8, was designed by the federal government to assist low-income families, elderly, and disabled individuals in affording decent, safe, and sanitary housing in the private market. Participants are able to find their own housing, including single-family homes, townhouses or apartments. Participants may choose any housing that meets the requirements of the program and are not limited to units located in subsidized housing projects.
How It Works
Housing choice vouchers are administered locally by the Southern Nevada Regional Housing Authority (SNRHA). SNRHA receives federal funds from the U.S. Department of Housing and Urban Development (HUD) to administer the program. A family that is issued a housing voucher is responsible for finding a suitable housing unit of the family's choice where the owner agrees to rent under the program. This unit may include the family's present residence if it meets program requirements. Rental units must meet minimum standards of health and safety as determined by SNRHA. The rent must be verified by SNRHA as reasonable. Qualified families pay approximately 30% of their adjusted income for rent.
What is a Project-based Voucher?
Project-based Vouchers (PBV’s) are assigned to a variety of affordable housing units by attaching rental assistance to specific housing units rather than to the tenant. This means the subsidy is tied to the unit itself, not the tenant residing in it. This is important to understand because relocations or transfers are not allowed under this program. PBV’s are awarded to individuals and families with a household income lower than 50% of the Area Median Income (AMI). Tenants pay 30% of their adjusted income toward an approved rent, and SNRHA pays the difference.
What is a Family Unification Voucher?
The Family Unification Program (FUP) provides Housing Choice Voucher rental assistance to families whose lack of adequate housing is a primary cause of separation, or imminent separation, of a child or children from their families.
Similar to the standard HCV program, tenants under the FUP program generally pay 30% of their income towards rent. The SNRHA covers the difference between the tenant’s portion and the actual rent charged by the landlord. Eligible families must be referred by the County of Clark’s Department of Family Services (DFS). No applications can be submitted directly to SNRHA by individuals. If applicants are on the current HCV wait list, we will refer you to DFS for a referral for these specific vouchers. Please contact the Clark County of Department of Family Services (DFS) for referral information.
What is the Mainstream Voucher Program?
The Mainstream Voucher Program serves non-elderly individuals (under 62 years old) with disabilities. These individuals must be capable of living independently with appropriate supportive services. Similar to the standard HCV program, tenants under the Mainstream Voucher Program generally pay 30% of their income towards rent. The SNRHA covers the difference between the tenant’s portion and the actual rent charged by the landlord.
What is the VASH Program?
SNRHA participates in the Veterans Affairs Supportive Housing (VASH) program, which is a program created by the U.S. Department of Housing and Urban Development (HUD). The HUD-Veterans Affairs Supportive Housing (HUD-VASH) program combines HCV rental assistance for homeless veterans with case management and clinical services provided by the U.S. Department of Veterans Affairs (VA). Participants are referred to SNRHA by the local VA.
Housing Choice Voucher Program Snapshot
The HCV program has several requirements and processes, which are highlighted in the overview below. You can also compare the HCV program to our other housing programs by clicking on the button and reviewing the document with a side by side comparison table.
Housing Choice Voucher (Section 8)
Property Owner
Private Sector Landlord and/or Property Management Company
Rent Payment Method
Tenant and SNRHA both pay a portion of the rent to the landlord
Tenant Rent
Qualified tenants pay approximately 30-40% of their income for rent; SNRHA determines the amount of tenant rent and the SNRHA subsidy based on federal guidelines
Application Process
Applicants apply to participate in the SNRHA HCV program when HCV wait list is open
Selection Process
Applications are selected by lottery. Eligibility is determined after applicants complete a full application, including criminal background screening.
Unit Size
Studio to five? bedrooms – SNRHA assigns the voucher size based on family composition and SNRHA subsidy standards. Tenants select dwelling unit of their choice, including number of bedrooms in the unit.
Unit Type
Multi-family apartments, duplex or single-family detached homes, condominiums, townhomes, mobile homes, etc.
Homeownership
Rental vouchers can be exchanged for homeownership vouchers, provided the client qualifies for a mortgage.
Income Qualification
See Table of Income Limits Below
Seniors (62+)
Persons with Disabilities
Veterans
When Can I Apply?
When the HCV wait list opens. (Veterans can apply at any time. If a waitlist is not open veterans can apply in person)
Source Of Assistance Funds
U.S. Department of HUD
Income Limits
See Table of Income Limits Below
Las Vegas Area Median Income
SNRHA’s housing program admissions are based on an area median income (AMI), which is calculated according to your gross annual income (before taxes and benefits are deducted).
SNRHA follows state and federal income limits to determine eligibility. Here is a reference chart that has the most recent area median income (AMI) metrics for your reference. To be eligible for HCV, applicants must have a household income that is at or below 50% of the AMI for the area.
Persons Per Household
EXTREMELY LOW INCOME LIMITS
30% Area Median Income
VERY LOW
INCOME LIMITS
50% Area Median Income
LOW INCOME LIMITS
80% Area Median Income
1
$18,880
$31,350
$50,150
2
$21,500
$35,800
$57,350
3
$24,200
$40,300
$64,500
4
$26,900
$44,800
$71,700
5
$29,050
$48,350
$77,400
6
$31,200
$51,950
$83,150
7
$33,350
$55,550
$88,900
8
$35,500
$59,100
$94,650
The new payment standard is effective January 1, 2024 for all new admissions, moves and annual recertifications.
Ready to Apply?
If you are in need of housing assistance and believe you and your family qualify, you can learn more about how to apply for the HCV program by clicking the button below. In the application process you will interact with the RentCafe portal for your application, which is a different platform from this website.
