Reno Housing Authority: how Section 8 works in Washoe County

Last updated 2026-07-10

What is the Reno Housing Authority and what does it do?

The Housing Authority of the City of Reno, commonly called HACR, is the public housing agency (PHA) responsible for federal rental assistance in Reno and the broader Washoe County area. It works under a cooperative agreement with HUD and runs two main programs: the Housing Choice Voucher (HCV) program, which most people call Section 8, and a small inventory of public housing units it owns directly. ^[1]

HACR is not Nevada's state housing division. It is a local agency governed by its own board of commissioners and funded mostly through annual HUD appropriations. The main office sits at 1525 E. Ninth Street, Reno, NV 89512. The main phone number is (775) 329-3630.

Want a broader primer on how these agencies work nationwide before you get into Reno-specific rules? The housing authority overview is a good starting point. For Reno specifically, everything below applies to the HACR jurisdiction, which covers most of Washoe County but not Sparks. Sparks has its own housing authority.

Is the Reno Section 8 waitlist open right now?

As of mid-2025, HACR's Housing Choice Voucher waitlist is closed. The agency last opened it for a limited application window in 2022 and quickly collected far more applications than it could serve. That is the normal pattern here. Openings are rare, brief, and heavily publicized, and then the list closes again for years. ^[2]

When the list does open, HACR announces it through local media, its own website (renohousingsolutions.com), and the Nevada 211 system. Applications during an open period are accepted online. The agency then uses a lottery or a date-and-time system to rank applicants, not first-come-first-served in real time. This matters. Refreshing the website obsessively on day one buys you nothing if they run a lottery.

Tracking openings across Nevada and the rest of the country? The open Section 8 waiting lists tracker is updated regularly and is one of the more reliable ways to catch a window before it closes.

For people already on the list: HACR's average wait has historically run two to five years, though that figure moves with annual HUD funding and how many vouchers turn over as current holders exit. Nobody has clean public data on the current median wait. The closest HUD offers is its Picture of Subsidized Households database, which shows Reno-area voucher counts but not queue depth. ^[3]

Who qualifies for a Reno Housing Choice Voucher?

To qualify for an HACR voucher, you need to meet four main criteria.

First, income. Your household's gross annual income must be at or below 50 percent of the Washoe County Area Median Income (AMI). HUD sets these limits annually. For fiscal year 2025, the 50 percent AMI limit for a family of four in the Reno-Sparks HUD Metro FMR Area is approximately $47,550, though you should verify the current figure directly from HUD's income limits database since it updates each spring. ^[4] By law, at least 75 percent of new vouchers each year must go to households at or below 30 percent AMI ("extremely low income"), so sitting at 50 percent does not guarantee fast placement. ^[5]

Second, citizenship or eligible immigration status. At least one household member must be a U.S. citizen or eligible non-citizen as defined under 24 CFR 5.506. Mixed-status families can still apply, and assistance is prorated for the eligible members. ^[12]

Third, criminal history. HACR screens applicants and household members. Certain convictions, particularly drug-related felonies tied to methamphetamine production in assisted housing and lifetime sex offender registration, are mandatory denials under federal law. HACR's written policy governs discretionary denials for other offenses. Request a copy of their Admissions and Continued Occupancy Policy (ACOP) to see exactly what they review.

Fourth, no prior termination for cause from a federal housing program. If you were evicted from public housing or had a voucher terminated for fraud or serious lease violations, you're generally ineligible until a set period passes.

Residency in Reno or Washoe County is not required to apply to HACR. But if you live outside the jurisdiction when you reach the top of the list, some local preference rules may not apply to you.

What are HACR's current payment standards and Fair Market Rents?

Payment standards are the maximum monthly subsidy HACR will pay toward rent and utilities for a given unit size. PHAs set payment standards between 90 and 110 percent of HUD's published Fair Market Rents (FMRs) for the area, though they can ask HUD for approval to go higher in high-cost markets. ^[5]

HUD's FY2025 Fair Market Rents for the Reno-Sparks, NV HUD Metro FMR Area are listed below. HACR's actual payment standards may differ slightly depending on the percentage the agency chose. Always confirm the current payment standard directly with HACR, since they can update it mid-year when HUD authorizes exception rents. ^[6]

Bedroom size	FY2025 HUD FMR (Reno-Sparks)
Efficiency (Studio)	~$1,108
1-Bedroom	~$1,279
2-Bedroom	~$1,621
3-Bedroom	~$2,189
4-Bedroom	~$2,468

These numbers matter a lot to landlords weighing whether the math works, and to tenants trying to figure out which neighborhoods are reachable on a voucher. Reno's rental market has run expensive relative to these FMRs in recent years, which is one reason voucher holders sometimes struggle to find units before their search deadline expires.

A tenant's share of rent is the difference between actual rent and the payment standard, plus any utility costs a utility allowance doesn't cover. If rent is at or below the payment standard, the tenant typically pays 30 percent of adjusted gross income toward rent and utilities. Tenants cannot pay more than 40 percent of adjusted gross income at initial lease-up. ^[5]

For a deeper look at how payment standards work nationally, the housing section 8 program explainer walks through the math with examples.

How does the HACR voucher application process work?

When the waitlist opens, the process runs like this.

You submit an application online through HACR's portal during the open window. The application collects basic household composition, income, and contact information. HACR may assign a preference point if you meet certain categories: current Washoe County resident, working in the county, veteran, displaced by a government action, or homeless as defined by HUD.

After the window closes, HACR runs a lottery or date-ordered ranking and places eligible applicants on the waitlist. You get a confirmation number. From that point, it can be months or years before your name comes up.

When your number is called, HACR sends a letter or email asking you to attend a briefing. At the briefing, you receive your voucher, a list of HACR-approved landlords or listings, a copy of the HUD-required tenants' rights notice, and your voucher term (typically 60 to 120 days to find a unit, with possible extensions). ^[1]

Then you find a unit, the landlord completes a Request for Tenancy Approval (RTA), HACR inspects the unit under HUD Housing Quality Standards (HQS), and if everything passes, HACR executes a Housing Assistance Payments (HAP) contract with the landlord. Your first HAP payment usually takes two to four weeks from lease signing, which landlords should budget for.

One practical tip: HACR lets tenants port their voucher to another jurisdiction after one year of participation (or sooner in some circumstances). Get a Reno voucher but want to move elsewhere? Porting is an option. See the housing choice voucher program guide for how portability works.

How do HACR housing inspections work?

Every unit rented under an HACR voucher must pass an inspection under HUD's Housing Quality Standards (HQS) before payments begin, then pass annual reinspections while the tenancy continues. ^[5]

HQS covers 13 performance areas: 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 conditions, sanitary conditions, and smoke and carbon monoxide detector requirements. The unit must be in "decent, safe, and sanitary" condition as defined in 24 CFR 982.401.

The statutory standard, restated by HUD in the HCV regulations, is that assisted housing "must be decent, safe, and sanitary." That language comes from the U.S. Housing Act of 1937. ^[11]

If the unit fails, HACR gives the landlord a list of required repairs and a deadline, typically 30 days for non-emergency items and 24 hours for health and safety emergencies like no heat in winter or a gas leak. If repairs aren't made by the deadline, HACR won't issue a HAP contract and the tenant has to find another unit.

Landlords new to this: common failure items in Reno-area inspections are missing or dead smoke detectors, inoperable windows that are required egress, peeling exterior paint on pre-1978 homes (lead paint rules), and missing cover plates on electrical outlets. Fix those before the inspector arrives and you save everyone time.

What do Reno landlords need to know about accepting Section 8?

Nevada has no statewide source-of-income (SOI) discrimination ban as of mid-2025, meaning Reno landlords are generally not legally required to accept vouchers. Worth saying plainly, because many tenants don't know it, and it partly explains why voucher holders in Reno sometimes struggle to find willing landlords in competitive submarkets. ^[7]

That said, plenty of Reno landlords do participate, and the economics can work well depending on the property. HACR pays its share directly to the landlord by EFT each month. Payments arrive reliably as long as the tenant stays in good standing and the unit passes inspection. The landlord still enforces the lease for the tenant's share and handles standard property management.

The HAP contract is the key document. It sets the monthly HAP payment, the total contract rent, and HACR's obligations. Landlords can terminate with proper notice. HACR can terminate if the landlord materially breaches the contract. The HAP contract does not stop a landlord from evicting a tenant for cause, but the landlord must notify HACR at the same time.

Landlords who want to list units where voucher holders actively search often use go section 8 and similar platforms in this market, though HACR does not require it. HACR also keeps its own referral list of landlords willing to accept vouchers.

Building a rental portfolio partly around voucher tenants? The economics hinge on how HACR's payment standard compares to market rent for your unit size and neighborhood. In Reno's tighter submarkets (Midtown, South Meadows), market rents have often run past HACR payment standards, making voucher participation less attractive. In more affordable submarkets (North Valleys, parts of Sparks adjacent to HACR's jurisdiction), the math is closer.

VoucherReady's landlord kit includes a checklist of the most common HQS inspection failure points and a HAP contract explainer, which can cut down the learning curve on your first Section 8 tenancy.

How does HACR handle portability and moves within Washoe County?

If you already hold a voucher and want to move within HACR's jurisdiction (Reno and most of Washoe County outside Sparks), it's an intra-jurisdiction move. You notify HACR, request a new voucher or move authorization, find a new unit, and go through inspection again. HACR gives you a new search period, typically 60 to 90 days.

Want to move your HACR voucher to another city or county? That's porting. You're eligible after 12 months of continuous assistance unless you're moving to be closer to a job or because of family circumstances, in which case earlier porting may be possible. ^[5] HACR acts as the "initial PHA" and sends your paperwork to the "receiving PHA" in the new location. The receiving PHA then applies its own payment standards and inspection requirements.

Porting in the other direction works too. Hold a voucher from another jurisdiction and want to move to Reno? You can request to port to HACR. HACR can absorb the voucher (take over full administration) or bill your original PHA. In recent years, HACR's absorption capacity has been limited by its own funding constraints, so incoming ports are not guaranteed.

Moving within Washoe County but from HACR's area into Sparks takes a bit of coordination, because Sparks has its own housing authority. That's technically a port even though it's just across the city line.

What other rental assistance programs does HACR administer?

Beyond the standard HCV program, HACR runs or has run several related programs worth knowing about.

HACR-owned public housing. The agency owns and manages a small number of public housing units directly. These are different from vouchers. You live in an HACR-owned property at a rent tied to your income, rather than using a subsidy in the private market. Waitlists for public housing are separate from the HCV waitlist.

HUD-VASH vouchers. HACR receives a dedicated allocation of Veterans Affairs Supportive Housing (HUD-VASH) vouchers for homeless veterans in Washoe County. These come with wraparound services from the VA Reno Medical Center. Eligible veterans should contact both HACR and the VA at the same time. ^[8]

Project-based vouchers (PBVs). HACR has attached some vouchers to specific affordable housing developments in Reno. Unlike tenant-based vouchers, PBVs stay with the unit, not the person. If you move out, you lose the subsidy unless you've lived there long enough to receive a tenant-based voucher.

Seniors and people with disabilities looking beyond HACR's waitlist: the low income senior housing guide covers HUD Section 202 properties and other age-restricted affordable housing in Nevada that has separate waitlists and may have shorter waits than the general HCV list. The low income housing tax credit program also produces affordable units in Reno that don't require a voucher at all, with income-based rents and their own application processes.

How do I contact HACR and find Section 8 houses for rent in Reno?

HACR's main contact information:

• Address: 1525 E. Ninth Street, Reno, NV 89512
• Phone: (775) 329-3630
• Website: renohousingsolutions.com
• Office hours: Monday through Friday, 8 a.m. to 5 p.m. (verify current hours before visiting, as they've shifted periodically)

To find available rentals that accept vouchers, HACR's own referral list is the most direct starting point. Beyond that, section 8 houses for rent search platforms and local Craigslist housing listings filtered by "Section 8 accepted" are common in Reno. Facebook Marketplace has gotten more active for this in the Reno market too.

One honest note: in a tight rental market like Reno's since 2020, some listings claiming to accept vouchers have already been rented by the time you call. A short turnaround from inquiry to viewing matters. Have your voucher paperwork and identification ready before you start searching so you can move fast when a landlord responds.

On the HACR waitlist and your address, phone number, or household composition changes? You must notify HACR in writing right away. Missing a letter from HACR because you moved without updating your address is one of the most common reasons people lose their place on the list.

For general information on the section 8 program nationally and how it fits into the broader rental assistance landscape, those guides cover context that HACR's local materials often skip.

What are HACR's tenant rights and obligations under the voucher program?

Voucher holders have specific rights under federal law that apply regardless of what a landlord or local PHA policy says.

You have the right to request an informal hearing if HACR terminates your assistance, reduces your voucher amount, or denies your request for a move. This right is protected under 24 CFR 982.555. You have 10 days from the adverse action notice to request the hearing. Don't miss that window.

You have the right to choose any private housing that meets HQS and where the rent is reasonable, within HACR's jurisdiction or anywhere in the U.S. through portability. HACR cannot restrict you to specific neighborhoods or properties.

Landlords cannot discriminate against you on the basis of race, color, national origin, religion, sex, disability, or familial status under the Fair Housing Act. Disability-related accommodations from HACR itself are also available. For example, if you have a mobility impairment, you can request that HACR prioritize accessible units or extend your search deadline. ^[9]

Your obligations include keeping the unit in good condition, paying your share of rent on time, not subletting without HACR approval, not allowing unauthorized household members to move in, and complying with lease terms. Break these and you can lose the voucher. HACR conducts annual recertifications where you must report current income, household composition, and any changes. Missing a recertification appointment without notice can also end your assistance.

If a landlord tries to charge you side payments above the lease rent, that is a lease violation and a HAP contract violation. Report it to HACR.

Frequently asked questions

Is the HACR Section 8 waitlist open in 2025?

No. As of mid-2025, HACR's Housing Choice Voucher waitlist is closed. The last opening was in 2022. HACR announces new openings on its website (renohousingsolutions.com) and through Nevada 211. Sign up for notifications if you can, because openings are brief and can fill within days.

How long is the wait for Section 8 in Reno?

Historical wait times at HACR have run from two to five years, depending on annual HUD funding and voucher turnover. There is no public real-time data on current queue depth. Once you get a confirmation number after applying during an open window, contact HACR annually to confirm your place on the list and update your contact information.

What is the income limit for Section 8 in Reno for 2025?

For FY2025, the 50 percent AMI limit for a family of four in the Reno-Sparks HUD Metro FMR Area is approximately $47,550. Income limits vary by household size and HUD adjusts them each spring. The 30 percent AMI (extremely low income) threshold for a family of four is roughly $28,550. Verify current figures at HUD's income limits database (huduser.gov).

Does Reno have a source-of-income protection law for voucher holders?

No. Nevada has no statewide source-of-income anti-discrimination law as of mid-2025, so Reno landlords are not required by state or local law to accept Housing Choice Vouchers. Some landlords choose to participate, others do not. Federal Fair Housing Act protections still apply on the basis of race, disability, familial status, and other protected classes.

How much does HACR pay landlords (payment standard) for different unit sizes?

HACR's payment standards are set between 90 and 110 percent of HUD's Fair Market Rents. HUD's FY2025 FMRs for Reno-Sparks run from roughly $1,108 for a studio to $2,468 for a four-bedroom unit. HACR's actual payment standards may differ slightly. Contact HACR directly or check renohousingsolutions.com for current figures.

Can I use a Reno Housing Authority voucher outside of Reno?

Yes. After 12 months of continuous assistance (or sooner under certain circumstances), you can port your HACR voucher to another city or county anywhere in the U.S. You notify HACR, which sends paperwork to the receiving housing authority. The receiving PHA applies its own payment standards. You can also move within Washoe County with a standard intra-jurisdiction move authorization.

What is the difference between HACR and the Sparks housing authority?

HACR covers Reno and most of Washoe County. The City of Sparks has a separate housing authority, the Housing Authority of the City of Sparks, with its own waitlist and payment standards. Moving from an HACR-covered address to Sparks requires a portability transfer between the two agencies, even though they are neighboring cities.

What happens at the HACR voucher briefing?

When your name comes up on the waitlist, HACR schedules a briefing. You receive your voucher paperwork, a search packet with tips and a landlord referral list, a copy of HUD-required tenant rights materials, and your voucher term (typically 60 to 120 days to find a unit). Missing your briefing appointment without notice can result in your application being canceled.

How do I find landlords in Reno who accept Section 8?

HACR keeps a referral list of willing landlords. Beyond that, platforms like GoSection8, Craigslist, and Facebook Marketplace get used in Reno. Search for listings noting 'Section 8 accepted' or 'HCV accepted.' Move quickly when you find a match. Reno's rental market is competitive and voucher-friendly units are in short supply relative to waitlisted households.

What does an HACR HQS inspection look for?

HACR inspects units under HUD's Housing Quality Standards across 13 categories, including structural integrity, electrical systems, smoke and carbon monoxide detectors, heating, sanitation, and lead-based paint on pre-1978 homes. Common failure points in Reno include missing smoke detectors, inoperable egress windows, and peeling exterior paint on older properties. Failed items must be repaired before HAP payments begin.

Does HACR have housing for veterans?

Yes. HACR administers HUD-VASH (Veterans Affairs Supportive Housing) vouchers for homeless veterans in Washoe County. These vouchers come with case management services through the VA Reno Medical Center. Eligible veterans should contact both HACR and the VA's Healthcare for Homeless Veterans program at the same time to get onto the HUD-VASH waitlist.

What happens if my landlord sells the property while I'm on Section 8?

The HAP contract runs with the tenancy, not the building owner. If your landlord sells, the new owner inherits the HAP contract and must honor the lease terms until its natural end. The new owner can decline to renew at the end of the lease, but cannot terminate mid-lease solely because of the sale. Notify HACR when ownership changes so payment routing is updated.

Can I appeal if HACR denies my application or terminates my voucher?

Yes. Under 24 CFR 982.554 and 982.555, you have the right to request an informal review (for denials) or informal hearing (for terminations) from HACR. You typically have 10 days from the notice date to request it. Bring documentation supporting your case. If you believe HACR violated its own policies, you can also file a complaint with HUD's local field office.

Sources

1. HUD, Housing Choice Voucher Program (Section 8): HUD authorizes local PHAs to administer the Housing Choice Voucher program, including briefings, voucher terms, and HAP contracts
2. HUD, Notice PIH 2012-34: Waiting List Procedures: PHAs must follow HUD notice procedures when opening and closing waitlists, including public announcement requirements
3. HUD, Picture of Subsidized Households database: HUD's Picture of Subsidized Households tracks annual voucher counts by PHA but does not publish waitlist queue depth
4. HUD, FY2025 Income Limits Documentation System: FY2025 50 percent AMI income limit for a family of four in the Reno-Sparks HUD Metro FMR Area is approximately $47,550
5. HUD, 24 CFR Part 982 – Section 8 Tenant-Based Assistance: Housing Choice Voucher Program: Covers payment standard rules (90-110% of FMR), tenant rent contribution (30% of adjusted income), HQS inspection standards, portability after 12 months, and informal hearing rights under 24 CFR 982.401, 982.503, 982.555
6. HUD, FY2025 Fair Market Rents for Reno-Sparks, NV HUD Metro FMR Area: FY2025 FMRs for Reno-Sparks range from approximately $1,108 (studio) to $2,468 (4-bedroom)
7. National Housing Law Project, Source of Income Discrimination State Law Chart: Nevada does not have a statewide source-of-income anti-discrimination law as of 2025, leaving landlord voucher acceptance voluntary
8. HUD, HUD-VASH Program: HUD-VASH combines HUD rental assistance with VA case management and clinical services for homeless veterans
9. HUD, Fair Housing Act Overview: The Fair Housing Act prohibits discrimination on the basis of race, color, national origin, religion, sex, disability, and familial status; PHAs must provide reasonable accommodations for persons with disabilities
10. U.S. Housing Act of 1937, as amended, 42 U.S.C. Chapter 8: Statutory authority for the Housing Choice Voucher program and the requirement that housing assisted under it be decent, safe, and sanitary
11. HUD, 24 CFR Part 5 – General HUD Program Requirements; Waivers: Citizenship and eligible immigration status requirements for HCV participation, including mixed-status family proration rules under 24 CFR 5.506