What the Nevada Rural Housing Authority does

The Nevada Rural Housing Authority (NRHA) is a state agency that finances and manages rental housing for people with low to moderate incomes in rural parts of Nevada. It does not operate like a typical housing authority that issues vouchers — instead, it owns or finances specific apartment complexes and single-family homes, and you rent directly from those properties. The NRHA focuses on areas outside Las Vegas and Reno where private rental markets are thin and financing is hard to find.

The agency works through two main channels: it finances new construction or rehabilitation of rental housing using federal and state money, and it manages those properties long-term. When you rent from an NRHA property, your rent is set based on your income, usually at 30 percent of what you earn. You do not receive a voucher to take elsewhere — you are renting a specific unit in a specific NRHA-owned or NRHA-financed building.

Key Takeaways

  • NRHA properties are located in rural Nevada counties, not in Las Vegas or Reno, and rent is typically set at 30 percent of your household income.
  • You must have a household income below the area median income limit for your county, which varies by location and household size.
  • The NRHA maintains a waiting list for most properties, and wait times range from a few months to over a year depending on the location and unit type.
  • You will need proof of income, a Social Security number or tax ID, and a background check; criminal history does not automatically disqualify you but is reviewed on a case-by-case basis.
  • Contact the NRHA directly or call 211 Nevada to find out which rural properties currently have openings or active waiting lists.

Income limits and who can rent from NRHA properties

To rent from an NRHA property, your household income must fall below the area median income (AMI) limit set for your county. These limits vary significantly by location — a rural county in northern Nevada has a different limit than one in the south. The NRHA uses income limits published by the U.S. Department of Housing and Urban Development (HUD) and adjusts them for family size.

For example, a single person in one county might have a limit of $35,000 per year, while a family of four in the same county might have a limit of $56,000. You will need to provide recent pay stubs, tax returns, or a letter from your employer showing your income. If you receive benefits like Social Security, unemployment, or child support, those count as income too. The NRHA will calculate your total household income and compare it to the limit for your county and household size.

There is no minimum income requirement — you can earn very little and still rent from NRHA. However, you must be able to afford rent at 30 percent of your income, which means the NRHA will not rent to you if your income is so low that even 30 percent of it does not cover basic utilities and other costs. Contact the NRHA office serving your county to learn the exact income limit for your situation.

How rent is calculated and what you pay

NRHA rent is income-based, not market-rate. Your monthly rent is typically set at 30 percent of your gross household income. If your household earns $1,500 per month, your rent would be $450. If you earn $2,000 per month, your rent would be $600. This means your rent changes if your income changes — you report income changes to the property manager, and your rent is recalculated.

You are responsible for utilities unless the lease states otherwise. Some NRHA properties include water and trash in the rent; others do not. Ask the property manager which utilities you pay and which are included before you sign. You may also be charged a small process fee (usually $25 to $50) and a security deposit, though the deposit is often waived or reduced for households with very low income.

Because rent is income-based, your monthly payment can go down if your income drops — for instance, if you lose work hours or retire. It can also go up if your income rises. The NRHA will ask you to report changes within 30 days, and rent adjustments usually take effect the following month.

Waiting lists and how to get on one

Most NRHA properties maintain waiting lists because demand exceeds available units. Wait times vary widely depending on the property, the county, and the type of unit you need. A rural property in a less populated county might have a wait of three to six months, while a property in a more desirable location could have a wait of one to two years or longer.

To get on a waiting list, contact the NRHA property directly or call the main NRHA office. You will need to provide your name, phone number, income information, and the type of unit you are looking for (one-bedroom, two-bedroom, etc.). Some properties allow you to explore online; others require you to visit in person or mail in a paper process. Ask the property manager what their process is.

Once you are on the list, the NRHA will contact you when a unit becomes available. You will then complete a full process, provide documentation of income and identity, and undergo a background check. If you are approved, you will sign a lease and move in. If the property has no current openings, ask if you can be added to a future list or if there are other NRHA properties in your area with shorter waits.

Documents you will need to provide

When you explore to rent from an NRHA property, you will need to bring or mail several documents. The exact list varies by property, but typically includes:

  • A valid photo ID (driver's license, passport, or state ID card)
  • Proof of Social Security number or Individual Tax ID Number (ITIN)
  • Recent pay stubs (usually the last two months) or a letter from your employer
  • Recent tax returns (usually the last two years) if you are self-employed
  • Proof of benefits (Social Security statement, unemployment letter, child support order) if you receive any
  • A signed lease from your current or most recent rental (to verify rental history)
  • References from previous landlords or employers

If you do not have all these documents, ask the property manager which ones are required and which are optional. Some NRHA properties will work with you if you are homeless or have no rental history — they may ask for references from social workers, case managers, or community organizations instead.

Background checks and criminal history

The NRHA conducts a background check on all applicants. This includes a criminal history search, credit check, and eviction history search. A criminal record does not automatically disqualify you — the NRHA reviews each case individually and considers the nature of the offense, how long ago it occurred, and what you have done since.

Violent felonies, sex offenses, and drug manufacturing convictions are more likely to result in denial. Misdemeanors, older felonies, and convictions for which you have completed probation or rehabilitation are reviewed more flexibly. If you have a criminal history, be honest about it on your process — the NRHA will find out anyway, and dishonesty is grounds for when ready denial.

If you are denied because of your background, ask the property manager for the specific reason in writing. You have the right to dispute inaccurate information on your background report. Contact the background check company directly to correct errors before you explore to another NRHA property.

Finding NRHA properties and contacting the office

The Nevada Rural Housing Authority serves rural counties throughout the state. To find properties in your area, contact the NRHA main office or call 211 Nevada, which maintains a database of affordable housing programs and can tell you which NRHA properties are currently accepting applications.

The NRHA website lists properties by county and provides contact information for each one. You can also visit the property in person to ask about availability and pick up an process. If you are unsure which county you live in or which NRHA office serves your area, call 211 and they will direct you to the right place.

Response times vary — some NRHA offices respond to inquiries within a few days, others may take one to two weeks. If you do not hear back within two weeks, follow up with a phone call. Many rural NRHA offices are small and may have limited staff, so patience and persistence help.

Frequently Asked Questions

Can I live in an NRHA property if I have an eviction on my record?

An eviction does not automatically disqualify you, but it will be reviewed carefully. The NRHA considers why you were evicted, how long ago it happened, and whether you have stable housing and income now. If you were evicted for non-payment and have since resolved your financial situation, you have a better chance of approval than if the eviction was recent or for lease violations.

What happens if my income goes up after I move in?

Your rent will increase to 30 percent of your new income. You must report income changes to the property manager within 30 days. The rent adjustment usually takes effect the following month. If your income rises significantly, you may eventually earn above the area median income limit, at which point you would no longer be able to renew your lease, though the NRHA typically gives you time to find other housing.

How long does the approval process take?

From the time you submit a complete process to the time you receive a decision, approval typically takes two to four weeks. Background checks and income verification can add time. Once approved, you may move in within one to two weeks if the unit is ready. Total time from first contact to move-in can range from one month to several months depending on waiting list length.

Do I need a co-signer or guarantor?

Most NRHA properties do not require a co-signer because rent is income-based and the agency is willing to work with people with low or unstable income. However, some properties may ask for a co-signer if you have no income history or a very poor credit record. Ask the property manager whether a co-signer is required for your situation.

Can I transfer to a different NRHA property if I move?

You can explore to a different NRHA property, but you will go through the full process process again, including background check and income verification. You will also join that property's waiting list. There is no automatic transfer between NRHA properties, though your approval at one property may speed up the process at another.