Housing Authority of New Orleans: Section 8 guide for tenants and landlords

Last updated 2026-07-09

What is the Housing Authority of New Orleans and what does it do?

The Housing Authority of New Orleans, known as HANO, is the public housing authority for Orleans Parish, Louisiana. It runs several HUD-funded programs. The biggest is the Housing Choice Voucher (HCV) program, commonly called Section 8. HANO also manages public housing communities, special purpose vouchers for veterans (HUD-VASH) and people with disabilities, and project-based voucher contracts with private landlords. ^[1]

HANO carries a complicated history. After Hurricane Katrina in 2005, HUD stepped in and directly administered the agency for years. A court-ordered consent decree stayed in place and shaped how HANO rebuilt its housing stock and relocated residents. That backstory matters if you're a longtime New Orleans resident trying to understand why certain housing sites were demolished, why the waitlist has been closed more often than open, and why HANO's administrative capacity has been uneven. ^[2]

Today HANO sits at 4100 Touro Street in New Orleans. Its main HCV office handles voucher issuance, annual recertifications, landlord HAP contracts, and portability requests. For general rental assistance questions, the main line is (504) 670-3300 and the website is hano.org. ^[1]

Is HANO's Section 8 waitlist open right now?

HANO opens its Housing Choice Voucher waitlist only when it has enough funding to serve more families. As of mid-2026, the agency has not announced an open enrollment period, but that can flip with HUD appropriations cycles or when turnover frees up capacity. Check hano.org directly or call (504) 670-3300. Those are the only reliable ways to confirm current status. ^[1]

When the list does open, HANO usually takes applications for a short window, sometimes a few days, sometimes a few weeks, then closes again. Applications during open periods go through an online portal. HANO selects by lottery, not first-come first-served, so applying on day one versus day five makes no difference to your odds. ^[3]

A closed list is not a dead end. You can apply to Jefferson Parish Housing Authority, St. Bernard Parish Housing Authority, or other nearby PHAs whose lists may be open. You can also scan open Section 8 waiting lists nationally, then port a voucher back to New Orleans once you've leased up somewhere else for 12 months. That path is slow. It still works.

HANO must maintain a written waitlist policy and publicize when the list opens, under 24 CFR 982.206. HUD regulations state the PHA "may open the waiting list for the tenant-based program, or a part of the tenant-based program," and must give public notice before doing so. ^[5]

How does HANO's HCV waitlist selection and eligibility work?

To land on HANO's HCV waitlist, an applicant has to be at least 18 (or an emancipated minor), have household income at or below HUD's limits for the New Orleans-Metairie metropolitan area, and be a U.S. citizen or hold qualifying immigration status. HANO also screens criminal history. Lifetime sex offender registration and methamphetamine production in federally assisted housing both trigger mandatory denial under federal law. ^[5]

HUD sets income limits every year. For the New Orleans-Metairie area in fiscal year 2025, the Very Low Income limit (50% of area median income) for a family of four was roughly $38,900, and the Extremely Low Income limit (30% AMI) was roughly $24,700. These figures move each year when HUD updates area median income, so always pull the current numbers from HUD's income limits database. ^[6]

Preference categories at HANO have historically included people experiencing homelessness, disaster-displaced families, veterans, and current HANO public housing residents. The exact preferences in effect during any open period live in HANO's Administrative Plan, which the agency has to make public. ^[3]

After selection, applicants attend a briefing, get a voucher with a search deadline (typically 60 to 120 days, extensions possible), and have to find a unit that passes a Housing Quality Standards inspection before HANO signs the Housing Assistance Payments contract. The full housing choice voucher program run from voucher issuance to move-in usually takes one to three months once you've found a willing landlord.

What are HANO's payment standards and how much will it pay?

Payment standards are the ceiling HANO uses when it calculates its share of rent plus utilities for a given unit size. They ride on HUD's Fair Market Rents (FMRs) for the New Orleans-Metairie metro area. PHAs can set standards anywhere from 90% to 110% of FMR without special HUD approval, and can request exception standards up to 120% in high-cost areas. ^[7]

HUD published these Fair Market Rents for New Orleans-Metairie in fiscal year 2025:

Bedroom Size	FY2025 FMR (New Orleans-Metairie)
0-BR (efficiency)	$1,028
1-BR	$1,120
2-BR	$1,336
3-BR	$1,670
4-BR	$2,001

HANO's actual payment standards can differ from these FMRs because the agency sets its own schedule inside HUD's allowed range. The payment standard is not a rent cap. A landlord can charge more than the standard, but the tenant covers the difference on top of their own share. At initial lease-up, the tenant's total share can't exceed 40% of adjusted monthly income, under 24 CFR 982.508. ^[7]

Here's the practical read for landlords. Set gross rent at or near the payment standard and you'll attract more voucher holders, because anything much higher pushes a bigger out-of-pocket cost onto the tenant. The housing section 8 program pays off cleanly for both sides when rent lines up with local market rates and HANO's standards.

How does a landlord get approved to accept HANO vouchers?

Landlords don't pre-register with HANO. The process starts when a voucher holder picks your unit and brings it to HANO. Here's what actually happens.

The tenant submits a Request for Tenancy Approval (RTA) describing the unit and proposed rent. HANO checks whether the rent is reasonable against similar unassisted units nearby, a requirement under 24 CFR 982.507. Pass that screen and HANO schedules a Housing Quality Standards (HQS) inspection. ^[13]

The inspection covers working smoke detectors, functional plumbing and heating, no lead-based paint hazards in pre-1978 units, sound windows and doors, and adequate space (at least one bedroom or living/sleeping room per two people). Fail, and you get a reinspection after fixing the deficiencies. HANO won't execute the HAP contract until the unit passes. ^[8]

Once it passes, HANO issues a Housing Assistance Payments (HAP) contract to the landlord. You sign the HAP contract and the lease with the tenant at the same time. HAP payments then arrive from HANO on the first of each month, though timing can drift a few days either way. Landlords set up direct deposit with HANO's finance office.

The upside is real: steady monthly payments, a defined process for lease enforcement, and a pool of tenants already screened for income eligibility by a federal agency. The friction is real too. Expect an inspection timeline of two to four weeks after RTA submission, rent reasonableness limits, and lease terminations that require following both HANO procedures and Louisiana landlord-tenant law at once. New to vouchers? The housing authority article walks through the general PHA-landlord relationship.

What does a HANO Housing Quality Standards inspection check?

HQS inspections happen before a new HAP contract starts, then annually (or biennially for units that keep passing). HUD's HQS checklist runs 13 categories: sanitary facilities, food preparation and refuse disposal, space and security, thermal environment, illumination and electricity, structure and materials, interior air quality, water supply, lead-based paint, access, site and neighborhood, sanitary conditions, and smoke detectors. ^[8]

In the New Orleans market, the items that most often sink an initial inspection are dead smoke or carbon monoxide detectors, window and door locks that don't work, exposed wiring, weak heating systems (yes, even in Louisiana), and moisture or mold from hurricane-related water intrusion. Much of the city's housing stock predates 1978, which also triggers lead-based paint disclosure and stabilization requirements.

A failed item is either a 24-hour emergency deficiency (missing smoke detector, gas leak, no heat in winter) or a 30-day standard deficiency. Miss the 24-hour fix and HANO can abate the HAP payment. Landlords who disagree with an inspection result can request an informal hearing. ^[5]

For tenants, this cuts both ways. If your unit fails an annual inspection and the landlord won't repair it, HANO eventually abates the HAP payment and can terminate the contract, which forces a move. That's a protection, not a punishment. It still upends your housing, so put maintenance requests to your landlord in writing before the annual inspection.

Can a HANO voucher holder move out of New Orleans?

Yes. It's called portability, and it's one of the most underused features of the whole HCV program. Under 24 CFR 982.353, a voucher holder can use their voucher anywhere in the United States that has a PHA running the HCV program, as long as certain conditions are met. ^[4]

The conditions: you had to live in HANO's jurisdiction when you first applied (or meet a separate initial eligibility rule), and you had to be in lease at least 12 months before porting, unless you're moving to escape domestic violence or another good-cause exception. Once those 12 months pass, HANO can't stop you from porting.

To port, you tell HANO you want to move outside Orleans Parish. HANO hands you a portability packet, which you carry to the receiving PHA where you want to live. That receiving PHA can either absorb your voucher into its own program or bill HANO for the HAP costs. Receiving PHAs don't have to absorb portability moves, so some just bill HANO and apply their own payment standards. Your subsidy amount may change when you arrive.

Porting into New Orleans works the same way in reverse. Hold a voucher from another PHA and you can request portability to HANO. HANO either absorbs you or bills your originating PHA. HANO's intake capacity for incoming ports has swung over the years, so call the HCV office before you commit to a move.

Finding a unit in a new city is stressful. Tools like go section 8 and section 8 houses for rent listings help you spot landlords who already work with the program in your destination area.

What special voucher programs does HANO offer beyond standard HCV?

HANO runs several targeted voucher programs on top of standard HCV. The ones that matter most:

HUD-VASH (Veterans Affairs Supportive Housing) pairs HANO rental assistance with VA case management for veterans experiencing homelessness. The VA Medical Center in New Orleans handles eligibility, and veterans have to be enrolled in VA healthcare to qualify. These vouchers skip the regular waitlist.

Family Unification Program (FUP) vouchers help families whose children face foster care placement because of housing instability, plus youth aging out of foster care. The Orleans Parish Department of Children and Family Services routes referrals to HANO.

Project-Based Vouchers (PBVs) tie the subsidy to a specific unit instead of the tenant. Move out of a project-based unit and you generally lose the subsidy, though after 12 months in a PBV unit you can request a tenant-based voucher if one is available. New Orleans has a number of mixed-income developments carrying PBV contracts from HANO, many built during post-Katrina reconstruction. ^[1]

Non-Elderly Disabled (NED) vouchers come from HUD funding rounds aimed at people with disabilities moving out of institutional settings. Availability depends on HUD appropriations in a given year.

For seniors, HANO vouchers can sometimes be used at properties financed with low income housing tax credit funds, which widen the affordable supply beyond what HANO directly runs. Dedicated low income senior housing options in New Orleans exist through that layered system.

How does HANO calculate a tenant's rent contribution?

Your monthly out-of-pocket rent under HCV rides on your adjusted monthly income, not a flat number. The formula: you pay 30% of adjusted monthly income toward rent and utilities. HANO covers the gap between that tenant share and the gross rent (rent plus any landlord-paid utilities), up to the payment standard. ^[9]

Adjusted income is your gross annual income minus HUD-allowed deductions. Those include $480 per dependent, $400 for elderly or disabled households, certain disability-related expenses, and childcare costs that let a household member work. These deductions can drop your calculated share meaningfully, so walk through them carefully at your annual recertification.

A clean example. Say HANO's payment standard for a 2-bedroom is $1,336. Your adjusted monthly income is $1,500, so 30% is $450. The landlord's gross rent is $1,300. HANO pays $1,300 minus $450, or $850. You pay $450. Total rent ($1,300) sits below the payment standard ($1,336), so the math works easily.

Now flip the rent to $1,500, above the $1,336 standard. HANO still pays only up to the payment standard minus your share. That extra $164 comes out of your pocket on top of the 30%. At initial lease-up your total share can't exceed 40% of adjusted monthly income. That 40% cap does not apply at renewals where rent has risen. ^[9]

Every annual recertification, HANO recalculates your income and resets the HAP amount. Income up, your share up. Income down, your share down. Not reporting income changes between recertifications counts as fraud and can end your assistance with a repayment demand attached.

What are tenants' rights and responsibilities under HANO?

Voucher holders hold legally protected rights under both federal HUD regulations and Louisiana state law. The ones that come up most:

Right to an informal hearing. If HANO moves to terminate your assistance, cut your voucher size, or deny your application, you can request an informal hearing before that action takes effect. You typically have to request it within 10 business days of the written notice. 24 CFR 982.555 governs the process. ^[10]

Right to privacy. HANO has to keep your personally identifiable information confidential and can't share it with landlords beyond what the HAP contract needs.

Right to move. After the initial lease term (usually 12 months), you can move with your voucher as long as you give proper notice to your landlord and tell HANO. The voucher follows you, not the unit.

Fair housing protections. HANO is a federal program, so the Fair Housing Act applies. Landlords who discriminate against voucher holders based on race, color, national origin, sex, disability, familial status, or religion break federal law. Louisiana has no statewide source-of-income protection law as of 2026, so landlords in Orleans Parish can legally decline vouchers without it counting as housing discrimination under state law. Some advocates have pushed for city-level protections.

The responsibilities carry equal weight. You have to pay your share of rent on time, keep the unit in good shape, report every household income and composition change to HANO within 30 days, keep out unauthorized occupants, and follow the lease. Break these and you risk HAP termination.

For more on tenant protections in the voucher context, the tenant rights section covers the federal baseline in full. Landlords sizing up the program can grab VoucherReady's free landlord starter kit at voucherready.com, which puts the HQS checklist, rent reasonableness worksheet, and HAP contract overview in one place.

How does HANO compare to other Louisiana housing authorities?

Louisiana has more than 100 local public housing authorities, all running HCV programs funded by HUD. The largest by voucher count are HANO (Orleans Parish), Housing Authority of Jefferson Parish (HAJP), Shreveport Metropolitan Housing Authority, and Baton Rouge Housing Authority. Each sets its own payment standards, waitlist preferences, and administrative policies, even though all follow the same federal HCV rules. ^[11]

PHA	Jurisdiction	Approx. HCV units (2024 HUD data)	Waitlist status (mid-2026)
HANO	Orleans Parish	~4,500	Closed (verify at hano.org)
Jefferson Parish HA	Jefferson Parish	~2,200	Check hajp.org
Baton Rouge HA	East Baton Rouge Parish	~3,000	Check brha.com
Shreveport Metro HA	Caddo Parish	~1,800	Check smha.org

Note: voucher counts are approximate, drawn from HUD's Picture of Subsidized Households database, and shift with annual funding and attrition. ^[12]

Here's the strategy that works. If HANO's list is closed, apply to Jefferson Parish HA and then port into Orleans Parish after 12 months. Some New Orleans families do exactly this. Jefferson Parish sits right next door, the housing markets overlap, and HANO generally takes incoming portable vouchers when its capacity allows.

Where can tenants find Section 8 listings in New Orleans?

HANO keeps no landlord registry or list of available units. Finding a landlord who'll accept your voucher falls on you, and that's the part of the HCV process most people find hardest.

Sources that actually help in New Orleans: Craigslist's New Orleans housing section (filter for "Section 8 OK" in listings), Zillow and Apartments.com (both now let landlords flag HCV acceptance), and go section 8, which pulls listings from PHAs and direct landlord submissions. Printed flyers around Gentilly, Algiers, and Mid-City sometimes beat online tools in a city with a lot of informal landlords.

The clock is tight. HANO typically gives 60 days to find a unit after voucher issuance, with a possible 30-day extension if you've made documented good-faith efforts. A 60-day search in a constrained rental market like New Orleans is stressful. Start looking before the voucher lands if you can, or the moment you get the briefing materials.

Landlords who've done HANO deals before are usually faster to work with because they already know the RTA and inspection routine. Ask HANO staff whether they can share a list of previously participating landlords. Some PHAs hand this out informally. hud housing resources from HUD's own resource locator can also surface LIHTC and project-based properties where Section 8 vouchers get accepted routinely.

How do HANO's public housing communities fit into the picture?

Alongside the tenant-based HCV program, HANO owns and manages a smaller portfolio of public housing units. After Katrina, HUD approved demolition of the city's major public housing developments, including St. Bernard, C.J. Peete, Lafitte, and B.W. Cooper. Most were replaced with mixed-income HOPE VI developments that fold together market-rate, LIHTC-affordable, and project-based Section 8 units. ^[2]

The net result was fewer deeply subsidized units for the lowest-income residents. Displaced former public housing residents got priority preferences for rebuilt units or tenant-based vouchers, but housing advocates have documented that not everyone was able to return. A 2020 report by the Greater New Orleans Fair Housing Action Center found that replacement housing came up short against the number of deeply affordable units destroyed.

Today HANO's remaining public housing includes scattered-site units and a few smaller communities. Eligibility for public housing runs separate from the HCV program, with different income limits and waiting lists. If you want HANO public housing specifically, as distinct from vouchers, contact HANO's Public Housing department at (504) 670-3300 for the current intake process.

Frequently asked questions

How do I apply for HANO's Section 8 waitlist?

When HANO opens its HCV waitlist, applications go through an online portal at hano.org during the open enrollment window. HANO uses a lottery selection process. The list opens irregularly and closes fast, so monitor hano.org and sign up for notifications. Applying on day one versus day five of an open period makes no difference to your odds, because the lottery ignores order of arrival.

How long is the wait for a HANO housing voucher?

HANO publishes no current average wait time, and it swings hard with federal funding and voucher turnover. Nationally, HCV wait times run two to three years at PHAs that have recently opened lists, but in high-demand markets like New Orleans they can stretch longer. HANO's waitlist has been closed more often than open in recent years, so many applicants have been waiting since the last open period.

What is HANO's phone number and address?

HANO's main office is at 4100 Touro Street, New Orleans, LA 70122. The main phone number is (504) 670-3300. For HCV-specific questions, ask to be routed to the Housing Choice Voucher department. HANO's website is hano.org.

Can a landlord refuse to accept a HANO voucher in New Orleans?

Under Louisiana state law as of 2026, there's no statewide source-of-income protection, so private landlords in New Orleans can decline HCV vouchers without breaking state discrimination law. Federal Fair Housing Act protections still apply for discrimination based on race, color, national origin, sex, disability, familial status, or religion, but voucher status by itself is not a federally protected class.

What happens if my HANO landlord sells the property or stops participating?

If your landlord decides not to renew the HAP contract at expiration, HANO issues you a new tenant-based voucher to find another unit, assuming you're otherwise in good standing. You don't lose your voucher. HANO must give you adequate notice and a reasonable search period. If the property sells, the new owner can continue the HAP contract or end it at contract expiration, not mid-lease.

How does HANO handle annual recertifications?

HANO recertifies every voucher household once a year. You submit documentation of all household income, assets, and family composition. HANO recalculates your tenant rent share and the HAP payment against updated income and current payment standards. Miss the recertification deadline and you risk HAP termination. HANO sends written notice of your recertification appointment at least 90 days ahead.

Can I use a HANO voucher to rent a single-family home or only apartments?

Yes. The HCV program works in any private rental that passes HQS inspection and has a landlord willing to sign a HAP contract. That covers single-family homes, condos, duplexes, townhouses, and apartments. The unit has to meet occupancy standards (roughly two people per bedroom) and pass inspection. Nothing restricts you to apartment complexes.

What income limits apply for HANO's HCV program?

HUD sets income limits annually for the New Orleans-Metairie metropolitan area. For FY2025, the Very Low Income limit (50% of area median income) for a family of four was roughly $38,900. The Extremely Low Income limit (30% AMI) for a family of four was roughly $24,700. Most HCV applicants must sit at or below the 50% AMI limit. Check HUD's income limits database at huduser.gov each year for updated figures.

Can I port my HANO voucher if I want to move to another state?

Yes. After 12 continuous months in lease under HANO, you can port your voucher to any jurisdiction in the United States with an HCV program. You notify HANO, receive a portability packet, and contact the receiving PHA. That receiving PHA applies its own payment standards. Domestic violence survivors and certain other protected categories may qualify to port before the 12-month mark.

What is a HUD-VASH voucher and how is it different from a regular HANO voucher?

HUD-VASH (Veterans Affairs Supportive Housing) vouchers are for veterans experiencing homelessness. They combine HANO rental assistance with VA case management services. Veterans must be enrolled in VA healthcare at the Southeast Louisiana VA Medical Center to qualify. These vouchers bypass the standard HCV waitlist and get allocated separately by HUD based on homeless veteran counts. Contact the New Orleans VA at (504) 589-5600 for referrals.

Does HANO offer emergency housing assistance?

HANO doesn't run its own emergency housing voucher program, but HUD funded Emergency Housing Vouchers (EHVs) through the American Rescue Plan Act. Where HANO received an EHV allocation, those vouchers go out through referrals from Continuum of Care partners, not a public waitlist. For emergency shelter and rapid rehousing in New Orleans, contact Unity of Greater New Orleans at unitygno.org, which coordinates homeless services citywide.

How long does the HANO HQS inspection process take?

After a tenant submits a Request for Tenancy Approval, HANO typically schedules an HQS inspection within two to four weeks, though inspector workload moves that. Pass, and the HAP contract can execute within days. Fail, and the landlord fixes deficiencies and requests a reinspection, adding another one to two weeks. Total time from RTA to move-in commonly runs four to eight weeks when everything goes smoothly.

What is the difference between HANO public housing and a HANO housing voucher?

Public housing units are owned and managed by HANO; you live in a HANO property and pay rent to HANO. An HCV voucher is tenant-based; HANO pays a subsidy to a private landlord you choose, and you hold the lease. Each program has separate eligibility rules, waitlists, and rent calculation methods. Public housing rents typically sit at 30% of adjusted income with no private landlord involved.

Sources

1. Housing Authority of New Orleans, Official Website: HANO administers HCV, public housing, and project-based voucher programs in Orleans Parish; headquartered at 4100 Touro Street
2. HUD, Public and Indian Housing Program Information: HUD directly administered HANO after Hurricane Katrina and approved demolition and HOPE VI redevelopment of major New Orleans public housing developments
3. HUD, Housing Choice Voucher Program Section: PHAs maintain Administrative Plans and waitlist preferences; briefings and voucher issuance follow selection
4. HUD, Code of Federal Regulations Title 24 Section 982.353 (Portability): Voucher holders may port their voucher to any PHA jurisdiction in the U.S. after 12 months in lease, subject to good-cause exceptions
5. HUD, Code of Federal Regulations Title 24 Part 982 (HCV Program): PHAs must publicize waitlist openings; mandatory denial applies for lifetime sex offender registration and meth production in assisted housing; informal hearing rights under 24 CFR 982.555
6. HUD, FY2025 Income Limits Documentation, New Orleans-Metairie Area: FY2025 Very Low Income limit for family of four in New Orleans-Metairie MSA is approximately $38,900; Extremely Low Income limit is approximately $24,700
7. HUD, FY2025 Fair Market Rents, New Orleans-Metairie HUD Metro Area: FY2025 FMRs for New Orleans-Metairie: 0-BR $1,028; 1-BR $1,120; 2-BR $1,336; 3-BR $1,670; 4-BR $2,001; 40% of adjusted monthly income cap at initial lease-up under 24 CFR 982.508
8. HUD, Housing Quality Standards (24 CFR 982.401): HQS inspections cover 13 categories and are required before a new HAP contract starts and periodically thereafter
9. HUD, Calculating Tenant Rent Share (24 CFR 982.305, 982.508, 982.514): Tenant pays 30% of adjusted monthly income; deductions include $480 per dependent and $400 for elderly/disabled households; 40% cap applies at initial lease-up
10. HUD, Informal Hearings for HCV Participants (24 CFR 982.555): Voucher holders have the right to an informal hearing before termination of assistance, reduction of voucher size, or denial of application
11. Louisiana Housing Corporation, Official Website: Louisiana has over 100 local public housing authorities each administering HCV programs under federal HUD rules
12. HUD, Picture of Subsidized Households Database: Approximate HCV unit counts by PHA: HANO ~4,500; Jefferson Parish HA ~2,200; Baton Rouge HA ~3,000; Shreveport Metro HA ~1,800 (2024 data)
13. HUD, Rent Reasonableness (24 CFR 982.507): PHAs must determine that gross rent for a voucher unit is reasonable compared to similar unassisted units in the same market area