HOW THE PROGRAM WORKS
NBHA’s Housing Choice Voucher Program (HCV), formerly Section 8, offers the opportunity for low-income families to choose affordable rental housing within the City of New Braunfels and Comal County. The program grants families the ability to obtain housing outside areas of high poverty concentrations, offering families a chance for a better quality of life. The HCV program is unique in that it provides tenant-based assistance rather than unit-based assistance, allowing the family to move without losing assistance.
How do applicants qualify?
Applicants are determined eligible based on their annual income. NBHA serves three different types of low-income families: low-income, very low-income, and extremely low-income.
Low-income families are families whose annual income does not go above 80 percent of the median income for the area. Very low-income families are families whose annual income does not go above 50 percent of the median income for the area. Extremely low-income families are families whose annual income does not go above 30 percent of the median income for the area. The median income for Comal County is $74,100
To determine if the family is income-eligible, NBHA compares the annual income of the family to the income limit for the family’s size. The chart below illustrates the income limits adjusted for family size.
FY2022 Income Limits Click Here
Voucher 2022 Payment Standards Click Here
2024 Utility Allowance Click Here
How does the HCV Program Work?
- After completing the application, the applicant is placed on the waiting list.Due to limited funding and voucher availability, applicants should expect to remain on the waiting list for approximately three to five years.
- When the applicant’s name comes up on the waiting list, he or she will attend an appointment to determine eligibility for the program.
- Once the applicant is determined eligible, he or she will be given a voucher and required to locate a unit.
- Once the family has located a unit, they must submit all required documents for approval and the unit must pass an initial inspection.
- If the unit passes inspection and the owner and family settle on terms of the lease, NBHA will begin making housing assistance payments.
- The family will stay in the program as long as they fulfill their obligations, provide all necessary information to NBHA, and ensure their units are up to housing quality standards.
For more information on the application process, including access to the application, please go to the Application Process page.
Who Participates in the HCV Program?
Department of Housing and Urban Development (HUD)
HUD’s responsibilities include the following:
- Develop regulations, handbooks, notices and other guidance to communicate HCV housing program legislation passed by Congress
- Distribute HCV program funds to NBHA
- Provide technical assistance to NBHA in interpreting HCV program requirements
- Monitor NBHA's compliance with HCV program requirements and NBHA’s performance
New Braunfels Housing Authority
NBHA’s responsibilities include the following:
- Establish local policies
- Maintain waiting list and review applications to determine whether applicants are eligible for the program
- Issue vouchers to selected families
- Conduct outreach to owners
- Approve the rental unit, owner and tenancy
- Make housing assistance payments to owner in a timely manner
- Ensure that families and their rental units continue to qualify under the program
- Ensure that owners and families comply with program rules
- Comply with all fair housing and equal opportunity requirements, HUD regulations and requirements, the Annual Contributions Contract, HUD-approved applications for funding, NBHA’s Administrative Plan, and other federal, state and local laws
Owner of Rental Unit
The owner’s responsibilities include the following:
- Screen families who apply for tenancy
- Comply with the terms of the Housing Assistance Payments contract
- Comply with all applicable fair housing laws
- Maintain the housing unit by making necessary repairs in a timely manner
- Collect rent due from the assisted family
Family Participating in the HCV Program
The family’s responsibilities include the following:
- Provide NBHA with complete and accurate information
- Make best efforts to find a place to live that qualifies for the program
- Attend all appointments scheduled by NBHA
- Allow NBHA to inspect the unit at reasonable times and after reasonable notice
- Take responsibility for care of the housing unit
- Comply with the terms of the lease with the owner
- Comply with the family obligations of the voucher
- Do not commit serious or repeated violations of the lease
- Do not engage in drug-related or violent criminal activity
- Notify NBHA and the owner before moving or terminating the lease
- Use the assisted unit only for residence
- Promptly notify NBHA of any changes in family composition
- Do not commit fraud, bribery, or any other corrupt or criminal act in connection with any housing program
For more information on family responsibilities, please visit the Family Obligation pag
