What the New Braunfels Housing Authority does

The New Braunfels Housing Authority (NBHA) is a local government agency that manages public housing and rental information programs in New Braunfels, Texas. It does not build or own most of the housing stock in the city — instead, it administers federal funds that help low-income residents afford rent, and it operates a smaller number of public housing units directly.

The Authority's main role is to distribute Section 8 vouchers (also called Housing Choice Vouchers) to people who meet income limits, then work with private landlords who agree to accept those vouchers. It also runs a public housing program where NBHA owns the buildings and sets the rent based on tenant income. Both programs require you to live within Guadalupe County and meet federal income thresholds.

NBHA is separate from the City of New Braunfels government, though it receives some local support. It answers to a board of commissioners and must follow federal Department of Housing and Urban Development (HUD) rules. If you need housing information in New Braunfels, NBHA is the agency that determines whether you meet the rules and manages your voucher or lease.

Key Takeaways

  • The New Braunfels Housing Authority administers Section 8 vouchers and public housing using federal funds, not city money.
  • You must live in Guadalupe County and meet federal income limits, which change yearly and depend on household size.
  • NBHA maintains a waiting list for both vouchers and public housing units, and the wait time varies depending on current demand.
  • Once you receive a voucher, you find your own apartment and the landlord must agree to accept the voucher before you can move in.
  • NBHA staff inspect units, collect rent information from landlords, and handle lease disputes or violations.

How to contact the New Braunfels Housing Authority

The NBHA main office is located at 1400 Common Street, New Braunfels, TX 78130. You can reach them by phone at (830) 625-9511 during business hours, Monday through Friday. The office handles inquiries about waiting lists, voucher status, lease questions, and maintenance requests for public housing residents.

When you call or visit, have your household income information, Social Security numbers for all household members, and any previous lease or eviction history ready. NBHA staff will ask about your current housing situation and whether you are looking for a voucher or public housing. If you are already on the waiting list, they can tell you your position and estimated wait time.

You can also visit the NBHA office in person to pick up process materials or ask questions face-to-face. Some people prefer this route because staff can walk you through the paperwork on the spot and answer questions about what documents you will need to bring back.

Income limits and who can receive information

NBHA programs are reserved for households earning below 80 percent of the area median income (AMI) for Guadalupe County. The exact dollar amount changes each year and depends on your household size. A single person has a different limit than a family of four, and NBHA counts all income sources — wages, Social Security, child support, unemployment benefits, and others.

You must also be a U.S. citizen or have may be able to access immigration status. NBHA will ask for proof of citizenship or a green card, and they verify this with federal databases. If any household member does not have may be able to access status, the entire household may be denied, though some programs allow mixed-status households under specific rules.

Background checks are standard. NBHA will look at your criminal history, eviction records, and whether you owe money to previous landlords or housing programs. A single criminal conviction or eviction does not automatically disqualify you, but NBHA has discretion to deny based on the severity and how recent the incident was.

Section 8 vouchers: how they work in New Braunfels

A Section 8 voucher is a monthly payment from NBHA to your landlord, covering part of your rent. You pay the difference out of your own pocket. The voucher amount is based on the local "fair market rent" for your area and your household size, not on what your specific apartment actually costs. If your apartment is cheaper than the voucher amount, you pay less. If it is more expensive, you pay the difference.

Once you receive a voucher, you have a set amount of time (usually 60 days, but NBHA can extend this) to find an apartment. The landlord must agree to accept the voucher and sign a lease with NBHA. Not all landlords participate — some prefer to rent only to people paying full market rent. You are responsible for finding a willing landlord, though NBHA maintains a list of participating properties.

NBHA inspects the apartment before you move in to make sure it meets housing quality standards. The inspection checks for working plumbing, heat, electricity, safe stairs, and absence of lead paint or mold. If the unit fails, the landlord must fix the problems before you can move in. After you move in, NBHA inspects again every two years.

Public housing units managed by NBHA

NBHA owns and operates a smaller number of public housing apartments in New Braunfels. These are different from Section 8 vouchers because NBHA is your landlord, not a private property owner. Your rent is set at 30 percent of your household income, so it changes if your income changes. NBHA handles maintenance and repairs directly.

Public housing units are older on average than private apartments, but they are inspected regularly and maintained to the same housing quality standards as Section 8 units. The main advantage is that your rent is always affordable relative to your income. The main disadvantage is that you have less choice about location and unit type — you get what NBHA has available.

Public housing has its own waiting list, separate from the Section 8 voucher list. Wait times can be several years depending on how many units are available and how many people are ahead of you. NBHA will tell you your position when you explore.

The waiting list and how long it takes

Both Section 8 vouchers and public housing have waiting lists. NBHA does not always keep these lists open — when demand is very high, they close the list and reopen it later. You can call NBHA to ask whether the list is currently open and how long the current wait is.

Wait times vary widely. Some people receive a voucher within a few months; others wait two years or longer. Public housing wait times are typically longer because there are fewer units. NBHA prioritizes based on date of process (first come, first served) and sometimes gives priority to people with disabilities, veterans, or families with very low income.

While you are on the waiting list, your circumstances may change — your income might go up, you might move out of the county, or you might no longer need information. Tell NBHA if your situation changes, because they may remove you from the list or move you to a different category. If you are called and you do not respond within the timeframe NBHA gives you, you may lose your spot.

What happens after you are approved

If you receive a Section 8 voucher, NBHA gives you a packet of paperwork explaining the program rules, your rights, and your responsibilities. You must attend an orientation session (sometimes called a "voucher briefing") where NBHA staff explain how to find an apartment, what landlords can and cannot do, and what happens if you or the landlord violates the lease.

You then have a set time to find an apartment. You search on your own, negotiate with the landlord, and once you have a lease agreement, you bring it to NBHA for approval. NBHA checks that the rent is reasonable for the area and that the lease terms are legal. If everything looks good, NBHA signs the lease as a third party and begins paying the landlord.

If you receive public housing, NBHA assigns you a unit based on availability and your household size. You sign a lease directly with NBHA as your landlord. Your rent is recalculated each year based on your income, so you may pay more or less depending on whether your earnings changed.

Common reasons people are denied or removed

NBHA can deny you at the time of process if your income is above the limit, you do not have may be able to access immigration status, or your background check shows a disqualifying criminal conviction or pattern of evictions. They can also deny you if you owe money to NBHA or another housing program, or if you have a history of damaging rental property.

After you are approved and receiving information, NBHA can remove you if your income rises above the program limit (though there is usually a grace period), if you commit fraud (such as hiding income or household members), or if you violate the lease (such as having unauthorized occupants, running a business from the unit, or not maintaining the property). NBHA must give you written notice and a chance to respond before terminating your information.

If you are removed from the program, you lose the voucher or the public housing unit. You will owe full market rent to your landlord if you stay in the apartment. NBHA will tell you in writing what the violation was and whether you can reapply in the future.

Frequently Asked Questions

How do I know if I make too much money for NBHA information?

NBHA counts all household income — wages, Social Security, child support, unemployment, and others — and compares it to the area median income limit for your household size. The limit changes yearly. Call NBHA at (830) 625-9511 and tell them your household size and approximate income; they can tell you whether you are likely to be within the limit without formally explore.

Can I use my Section 8 voucher if I move out of New Braunfels?

No. Section 8 vouchers are tied to the local housing authority that issued them. If you move to a different city or county, you lose the voucher. You would need to explore to the housing authority in your new location. Some people can "port" a voucher to a nearby area under specific circumstances, but NBHA staff can explain whether that is possible for your situation.

What if my landlord is not making repairs in my public housing unit?

Call NBHA's maintenance line or visit the office to file a work order. NBHA is responsible for repairs in public housing units because they are the landlord. If NBHA does not respond in a reasonable time, you can file a complaint with HUD or contact a local legal aid organization. Do not withhold rent without legal information, as that can result in eviction.

Can I be removed from the waiting list if I do not respond quickly?

Yes. When NBHA calls you to say a voucher or unit is available, they give you a important date to respond — usually a few days. If you miss that important date, NBHA may remove you from the list and you will have to reapply. Keep your phone number current with NBHA and check your mail regularly if you are on the waiting list.

What if I disagree with NBHA's decision to deny or remove me?

NBHA must give you written notice explaining the reason. You have the right to request a hearing before an independent hearing officer to challenge the decision. The notice will explain how to request a hearing and the important date to do so. You can bring documents, witnesses, or a representative to the hearing to argue your case.