Affordable Housing in Omaha, NE

This page collects the specific programs, agencies, phone numbers, and rules that apply in Omaha and Douglas County — not generic Section 8 advice. Nebraska adopted the Uniform Residential Landlord and Tenant Act (URLTA), which gives Omaha tenants stronger statutory protections than tenants in many neighboring states — including a 7-day notice for nonpayment, a 1-month deposit cap, and a 14-day deposit return rule. The named resources below are where to start.

Emergency Help Tonight in Omaha

If you need a safe place to sleep tonight or are facing an imminent eviction, these are the local resources to contact first:

• Siena/Francis House — Omaha's largest comprehensive emergency shelter, day services, and supportive housing campus. (402) 341-1821. sienafrancis.org
• Open Door Mission — large emergency shelter, soup kitchen, and recovery programs for men, women, and families. opendoormission.org
• Stephen Center — emergency shelter and addiction recovery programs for men, women, and families. Comprehensive HERO program. stephencenter.org
• Salvation Army Omaha — emergency shelter at the Western Divisional Headquarters and corps locations
• The Lighthouse / Compass Center — emergency shelter for youth and young adults experiencing homelessness
• Women's Center for Advancement (WCA) — domestic violence shelter and 24-hour crisis line: (402) 345-7273. Bilingual advocates
• Heartland Family Service — emergency shelter and DV/family services with Spanish-language staff
• Threshold Continuum of Care — Coordinated Entry — central intake operated through MACCH (Metro Area Continuum of Care for the Homeless). Call 211
• 211 Nebraska — free 24/7 information line for shelters, food, financial assistance, and social services

For a full walkthrough of finding shelter the first night, see our emergency housing tonight guide.

Section 8 in Omaha: OHA Status and How to Apply

Section 8 Housing Choice Vouchers in Omaha are administered by the Omaha Housing Authority (OHA). Douglas County Housing Authority serves Douglas County areas outside Omaha proper. Current status (checked September 9, 2026):

• The OHA HCV waitlist is closed as of September 9, 2026. The list changed from open to closed on March 27, 2026. When the waitlist is open, the estimated wait for assistance is 6 months to 2 years. Watch ohauthority.org/housing-vouchers/wait-list-information for the next opening
• OHA notes that Section 8 is not an emergency housing program — for tonight, use the shelter resources above
• Public Housing through OHA — separate program with its own site-specific waitlists
• Douglas County Housing Authority — separate authority for unincorporated Douglas County. douglascountyhousing.com
• Project-Based Voucher (PBV) lists at specific properties may be open
• Other special programs: HUD-VASH for veterans, Mainstream vouchers for non-elderly people with disabilities — separate referral processes
• Apply to neighboring authorities too: Council Bluffs Housing Authority (across the river in Iowa), Sarpy County Housing Agency, and the Nebraska Investment Finance Authority (NIFA, statewide) run separate lists
• Status check: call OHA at (402) 444-6900 if you've already applied and need to verify your position

For the national application process, see our step-by-step Section 8 guide and how to find your PHA.

Emergency Rental Assistance in Omaha (Named Programs)

If you're behind on rent or can't pay this month, these are the local programs currently operating in Omaha. Funding shifts month to month — always call to confirm current availability:

• Threshold Continuum of Care — Rental Assistance — network of organizations preventing homelessness in Omaha. Access through MACCH (Metro Area Continuum of Care for the Homeless). metroareacontinuumofcare.org
• City of Omaha Planning Housing & Community Development — local rental and homeownership programs. planninghcd.cityofomaha.org/for-renters
• ENCAP (Eastern Nebraska Community Action Partnership) — Community Action Agency offering rental, utility, and Head Start services. encapnebraska.org
• Legal Aid of Nebraska — Omaha office — free legal representation for low-income tenants facing eviction. (402) 348-1069. legalaidofnebraska.org
• Catholic Charities of the Archdiocese of Omaha — emergency financial assistance, food, immigration legal services. Spanish-language services available
• St. Vincent de Paul Society of Omaha — one-time emergency rental and utility help through local parish conferences
• Salvation Army Western Divisional Headquarters — eviction prevention and utility assistance
• Heart Ministry Center — emergency food, financial assistance, and case management for North Omaha residents
• Together Omaha — broad social safety net including rent and utility help
• Latino Center of the Midlands — bilingual case management and emergency assistance

The Nebraska state ERA has ended

The Nebraska Emergency Rental Assistance (ERA) program has closed — all federal pandemic funds are distributed. The Nebraska Investment Finance Authority (NIFA) administered the program. Current paths are Threshold CoC, City of Omaha programs, ENCAP, and the named nonprofits above. Don't waste time on closed NIFA ERA portals from 2021–2023.

Utility assistance: LIHEAP

Nebraska's LIHEAP is the Low Income Home Energy Assistance Program. Apply by calling (402) 595-1258 (Omaha) or 1-800-383-4278 toll-free. ENCAP also administers utility assistance in eastern Nebraska. OPPD has utility assistance and arrearage programs.

Tenant Rights in Nebraska

Nebraska adopted the Uniform Residential Landlord and Tenant Act (URLTA), giving Omaha tenants stronger statutory protections than tenants in many neighboring landlord-friendly states:

• Nebraska URLTA (Neb. Rev. Stat. §§76-1401 to 76-1449): applies to most residential rentals statewide. Establishes clear notice periods, deposit rules, habitability standards, and anti-retaliation protections
• 7-day notice for nonpayment (Neb. Rev. Stat. §76-1431). Among the shorter notice periods, but URLTA gives the tenant the right to pay the back rent within 7 days to stop the eviction
• 14-day notice for lease violations with a 14-day cure period
• 30-day notice to end month-to-month from either party
• Security deposit cap: Nebraska limits the deposit to 1 month's rent (plus a separate pet deposit allowed up to one-quarter of one month's rent). Must be returned with itemized deductions within 14 days of move-out (Neb. Rev. Stat. §76-1416). Tenant must provide a forwarding address
• Warranty of habitability: Neb. Rev. Stat. §76-1419 requires landlords to maintain habitable conditions, comply with codes, provide working plumbing and heating, and make necessary repairs after notice
• Retaliatory eviction is illegal under Neb. Rev. Stat. §76-1439 within 1 year of tenant complaints to officials, joining a tenants' association, or exercising legal rights
• Self-help eviction is illegal: Neb. Rev. Stat. §76-1430 strictly prohibits lockouts, utility shutoffs, and removal of belongings. Violations carry liability for actual damages plus up to 3 months' rent plus reasonable attorneys' fees
• No statewide source-of-income protection: Nebraska does not have a statewide law preventing landlords from refusing Section 8 vouchers. Omaha has not (yet) passed a local source-of-income protection ordinance. Finding a landlord who already accepts vouchers is part of the work — OHA can provide a list of participating landlords
• Fair housing: discrimination based on race, color, religion, sex, national origin, familial status, or disability is illegal under federal law and the Nebraska Fair Housing Act. The Nebraska Equal Opportunity Commission and the Omaha Human Rights and Relations Department handle complaints

For free legal help: Legal Aid of Nebraska — Omaha office at (402) 348-1069 represents low-income tenants. For state-level details, see our Nebraska housing resources. If you experience discrimination, see how to file a housing discrimination complaint.

Other Housing Programs in Omaha

• Public housing: OHA owns and manages public-housing communities across Omaha. Application is separate from Section 8 — site-specific lists vary in status
• LIHTC (Tax Credit): Omaha has substantial LIHTC inventory. Search HUD's LIHTC database for properties in Douglas County. See how to find LIHTC housing
• Omaha Affordable Housing Trust Fund — local funding for affordable housing development; new income-restricted apartments come online each year
• HUD-VASH (veterans): combines a voucher with VA case management. Omaha-area veterans are referred through the Omaha VA Medical Center. See how to apply for HUD-VASH
• Rapid Rehousing & Permanent Supportive Housing — coordinated through MACCH and the Threshold CoC. Access via 211
• Nebraska Investment Finance Authority (NIFA) programs — first-time homebuyer assistance, NIFA Loans, and statewide affordable housing development. nifa.org
• Holy Name Housing Corporation — North Omaha affordable housing development and rentals
• HUD-approved housing counseling: find a counselor through the HUD counselor locator — Family Housing Advisory Services and Omaha 100 cover the area

Next Steps

Not sure which program is right for you? Our Where to Start tool asks a few quick questions about your situation — emergency vs. long-term, family vs. individual, employed vs. on benefits — and routes you to the right combination of programs. It takes about two minutes.

If you received a 7-day notice in Omaha, you have the right under Nebraska URLTA to pay the back rent and stop the eviction. Apply for rent help through Threshold CoC or call ENCAP. If the case goes to court, contact Legal Aid of Nebraska at (402) 348-1069. Self-help eviction (lockouts, utility shutoffs) is illegal — your landlord can owe you 3 months' rent plus attorneys' fees.