Nebraska housing and borrowing

Gross rent includes contract rent and estimated tenant-paid utilities and fuel. Rental utility-payment duties and notice-to-vacate rules concern tenancy and housing costs without establishing a change in the statewide median. This connection does not establish causation. Actions after the measurement period cannot explain the earlier observed value.

Retained Nebraska evidence context: Median gross rent. This record’s connection to the topic does not establish an effect on the measured result.

Sec. 49. (1) When an act of domestic violence is perpetrated against a tenant or household member by someone who is not a cotenant or occupant of the same dwelling unit, the tenant may require the landlord to change the lock to the tenant's dwelling unit pursuant to section 50 of this act if the tenant or household member has: (a) Obtained a protective order, restraining order, or other similar relief which applies to the perpetrator of the act of domestic violence; or (b) Obtained certification confirming domestic violence as set forth in subdivision (5)(a)(iii) of section 76-1431. (2) To have a lock changed under this section, the tenant shall: (a) Provide the landlord a copy of the documentation described in subsection (1) of this section; and (b) Provide the landlord a written notice containing the request that the locks be changed immediately. (3) The landlord shall change the locks to the tenant's dwelling unit as provided in section 50 of this act within twenty-four hours after receiving the tenant's written request. Sec. 50. (1) A landlord required to change locks under section 48 or 49 of this act shall do so by either: (a) Replacing the entire locking mechanism with a locking mechanism of equal or better quality than the lock being replaced; or (b) If the lock is in good working condition: (i) Rekeying the lock; or (ii) In the case of a keyless electronic lock, resetting the entry code. (2)(a) If a landlord fails to change the locks as required by this section, the tenant: (i) May change the locks in a workmanlike manner with locks of similar or better quality than the original lock; (ii) Shall timely notify the landlord that the locks have been changed; and (iii) Shall, by a reasonable method agreed upon by the landlord and tenant, provide the landlord with a new key or the entry code by which to access the dwelling unit. (b) This subsection applies notwithstanding any provision in the rental agreement to the contrary. (3) A landlord who installs a new lock pursuant to this section may retain a copy of the key or entry code that opens the new lock. (4) The landlord may require the tenant to pay for the actual and reasonable cost incurred by the landlord in changing the locks under this section.

Gross rent includes contract rent and estimated tenant-paid utilities and fuel. Rental utility-payment duties and notice-to-vacate rules concern tenancy and housing costs without establishing a change in the statewide median. This connection does not establish causation. Actions after the measurement period cannot explain the earlier observed value.

Retained Nebraska evidence context: Median gross rent. This record’s connection to the topic does not establish an effect on the measured result.

4.Guidelines on State and local zoning frameworks(a)EstablishmentNot later than 3 years after the date of enactment of this section, the Assistant Secretary shall publish documents outlining guidelines and best practices to support production of adequate housing to meet the needs of communities and provide housing opportunities for individuals at every income level across communities with respect to—(1)State zoning frameworks; and(2)local zoning frameworks.(b)Consultation; public commentDuring the 2 year period beginning on the date of enactment of this section, in developing the guidelines and best practices required under the previous subsection, the Assistant Secretary shall—(1)publish draft guidelines in the Federal Register for public comment; and(2)establish a task force for the purpose of providing consultation to draft guidelines published under the previous clause, the members of which shall include—(A)planners and architects;(B)advocates with experience in affordable housing, community development efforts, and fair housing;(C)housing developers, including affordable and market-rate housing developers, manufactured housing developers, and other business interests;(D)community engagement experts and community members impacted by zoning decisions;(E)public housing authorities and transit authorities;(F)members of local zoning and planning boards and local and regional transportation planning organizations;(G)State officials responsible for housing or land use, including members of State zoning boards of appeals; (H)academic researchers; and(I)home builders.

Gross rent includes contract rent and estimated tenant-paid utilities and fuel. Rental utility-payment duties and notice-to-vacate rules concern tenancy and housing costs without establishing a change in the statewide median. This connection does not establish causation. Actions after the measurement period cannot explain the earlier observed value.

Retained Nebraska evidence context: Median gross rent. This record’s connection to the topic does not establish an effect on the measured result.

Sec. 2. Section 76-1413, Reissue Revised Statutes of Nebraska, is amended to read: 76-1413 (1) A person has notice of a fact if: (a) Such person has actual knowledge of it; (b) Such person has received a notice or notification of it; or (c) From all facts and circumstances known to such person at the time in question, such person has reason to know that it exists. A person knows or has knowledge of a fact if such person has actual knowledge of it. (2) A person notifies or gives a notice or notification to another by taking steps reasonably calculated to inform the other in ordinary course whether or not the other actually comes to know of it. A person receives a notice or notification when: (a) It comes to such person's attention; (b) In the case of the landlord, it is: (i) Delivered at the place of business of the landlord through which the rental agreement was made or at any place held out by the landlord as the place for receipt of the communication; or (ii) Delivered by electronic means; or (c) In the case of the tenant, it is: (i) Delivered in hand to the tenant; (ii) Mailed to the tenant at the place held out by the tenant as the place for receipt of the communication, or in the absence of such designation, to the tenant's last-known place of residence; or (iii) Delivered by electronic means. (3) Notice, knowledge, or a notice or notification received by an organization is effective for a particular transaction from the time it is brought to the attention of the individual conducting that transaction, and in any event from the time it would have been brought to such individual's attention if the organization had exercised reasonable diligence. (4) For purposes of this section, delivered by electronic means includes: (a) Delivery to an electronic mail address at which a tenant or landlord has consented to receive notices or documents; and (b) Posting on an electronic network or site accessible via the Internet, mobile application, computer, mobile device, tablet, or any other electronic device, together with separate notice of the posting, which shall be provided by electronic mail to the address at which the tenant or landlord has consented to receive notices or documents or by any other delivery method that has been consented to by the tenant or landlord. (5) Subject to the requirements of this section, any notice to a tenant or landlord or any other document required under applicable law regarding a rental agreement or that is to serve as evidence of action regarding a rental agreement may be delivered, stored, and presented by electronic means so long as it meets the requirements of the Uniform Electronic Transactions Act. (6) Delivery of a notice or document by electronic means in accordance with this section shall be considered equivalent to any delivery method required under applicable law, including delivery by first-class mail, registered mail, certified mail, certificate of mailing, or a commercial mail delivery service. In any instance in which proof of receipt is required for a mailing, the electronic delivery method used shall provide for verification or acknowledgment of receipt. (7) A notice or document may be delivered by electronic means by a landlord to a tenant under this section if: (a) The tenant has affirmatively consented to such method of delivery and has not withdrawn the consent; (b) The tenant, before giving consent, is provided with a clear and conspicuous statement informing the tenant of: (i) The right of the tenant to withdraw consent to have a notice or document delivered by electronic means at any time without the imposition of any conditions or consequences; (ii) The transactions and types of notices and documents to which the tenant's consent would apply; (iii) The right of a tenant to have a notice or document delivered in paper form by mail and the means, after consent is given, by which a tenant may obtain a paper copy of a notice or document delivered by electronic means; and (iv) The procedure a tenant shall follow to withdraw consent to have a notice or document delivered by electronic means or to update the tenant's electronic mail address; (c) The tenant: (i) Before giving consent, is provided with a statement of the hardware and software requirements for access to and retention of a notice or document delivered by electronic means; and (ii) Consents electronically, or confirms consent electronically, in a manner that reasonably demonstrates that the tenant can access information in the electronic form that will be used for notices or documents delivered by electronic means as to which the tenant has given consent; and (d) After the tenant consents, if there is a change in the hardware or software requirements needed to access or retain a notice or document delivered by electronic means and such change creates a material risk that the tenant will not be able to access or retain a subsequent notice or document to which the consent applies, the landlord: (i) Provides the tenant with a statement that describes: (A) The revised hardware and software requirements for access to and retention of a notice or document delivered by electronic means; and (B) The right of the tenant to withdraw consent without the imposition of any condition or consequence; and (ii) Complies with subdivision (7)(b) of this section. (8) A notice or document may be delivered by electronic means by a tenant to a landlord under this section if the landlord has consented to delivery by electronic means with respect to such tenant. (9) A landlord shall not, as part of a rental agreement or as a condition of entering into or renewing a rental agreement, require a tenant to accept delivery by electronic means. (10) This section does not affect any requirement related to the content or timing of any notice or document required under applicable law. (11)(a) If any provision of the Uniform Residential Landlord and Tenant Act or any other applicable law requiring a notice or document to be provided to a tenant or landlord expressly requires verification or acknowledgment of receipt of the notice or document, the notice or document may be delivered by electronic means only if the method used provides for verification or acknowledgment of receipt. (b)(i) For a notice or document sent by a landlord to a tenant, if verification or acknowledgment of receipt is not obtained, the notice or document shall be sent to the tenant by mail as prescribed by the Uniform Residential Landlord and Tenant Act. If two or more electronic communications to the tenant are returned as undeliverable during a thirty-day period, all future communications shall be sent to the tenant by first-class or other mail as prescribed by law unless and until the tenant consents electronically, or confirms electronically, in a manner that reasonably demonstrates that the tenant can access information in the electronic form that will be used for notices or documents delivered by electronic means as to which the tenant has given consent. (ii) For a notice or document sent by a tenant to a landlord, if verification or acknowledgment of receipt is not obtained, the tenant shall send the notice or document by any other means prescribed by law. (12) A withdrawal of consent by a tenant or landlord does not affect the legal effectiveness, validity, or enforceability of a notice or document delivered by electronic means to the tenant or landlord before the withdrawal of consent is effective. A withdrawal of consent by a tenant or landlord is effective within a reasonable period of time after receipt of the withdrawal by the other party. Failure by a landlord to comply with subdivision (7)(d) of this section may be treated, at the election of the tenant, as a withdrawal of consent for purposes of this section. (13) The changes made to this section by this legislative bill do not apply to a notice or document delivered by electronic means before the effective date of this act to a tenant or landlord who, before such date, consented to receive notices or documents by electronic means. (14) If the consent of a tenant to receive certain notices or documents by delivery by electronic means is on file with a landlord before the effective date of this act, and pursuant to this section a landlord intends to deliver by electronic means additional notices or documents to such tenant, then prior to delivering such additional notices or documents by electronic means, the landlord shall provide the tenant with a statement that describes: (a) The notices or documents that will be delivered by electronic means that were not previously delivered electronically; and (b) The tenant's right to withdraw consent to have notices or documents delivered by electronic means without the imposition of any condition or consequence. (15) A landlord or tenant shall deliver a notice or document by any other delivery method permitted by law other than electronic means if: (a) The landlord or tenant attempts to deliver the notice or document by electronic means and has a reasonable basis for believing that the notice or document has not been received by the other party; or (b) The landlord or tenant becomes aware that the electronic mail address provided by the other party is no longer valid. (16) This section shall not be construed to modify, limit, or supersede the federal Electronic Signatures in Global and National Commerce Act, 15 U.S.C. 7001 et seq., as such act existed on January 1, 2025.

Gross rent includes contract rent and estimated tenant-paid utilities and fuel. Rental utility-payment duties and notice-to-vacate rules concern tenancy and housing costs without establishing a change in the statewide median. This connection does not establish causation. Actions after the measurement period cannot explain the earlier observed value.

Retained Nebraska evidence context: Median gross rent. This record’s connection to the topic does not establish an effect on the measured result.

Section 1. (1) For purposes of this section: (a) Local government means any city, village, or county or any agency or subdivision of a city, village, or county; and (b) Ordinance means any local law, including, but not limited to, any ordinance, resolution, rule, or regulation. (2) Except as expressly permitted by other state law or by subsection (3) of this section, a local government shall not have the power to enact or enforce any ordinance which would have the effect of imposing rent controls on private property. (3) This section does not apply to an ordinance that: (a) Is adopted for the purposes of increasing the supply of affordable housing and that does so through land-use or inclusionary housing requirements; or (b) Provides for a program that a private property owner voluntarily and contractually agrees to participate in and that restricts rent and rent increases. (4) This section applies notwithstanding the provisions of any home rule charter. (5) Any ordinance in violation of this section is null and void.

Gross rent includes contract rent and estimated tenant-paid utilities and fuel. Rental utility-payment duties and notice-to-vacate rules concern tenancy and housing costs without establishing a change in the statewide median. This connection does not establish causation. Actions after the measurement period cannot explain the earlier observed value.

Retained Nebraska evidence context: Median gross rent. This record’s connection to the topic does not establish an effect on the measured result.

2.GAO study on workforce housing (a)In generalNot later than 1 year after the date of the enactment of this Act, the Comptroller General of the United States shall conduct a study and submit to the Congress a report that— (1)identifies obstacles middle-income households face when looking to secure affordable housing; (2)identifies geographic areas where housing is the most unaffordable and unavailable for middle-income households; (3)includes a list of Federal housing programs, including Federal tax credits, grants, and loan programs, that are not available to middle-income households due to their income status, including Federal housing programs designed to promote affordability; (4)recommends income and other parameters to establish a clear and consistent Federal definition for the term workforce housing for use when describing the segment of housing that could be made available to such middle-income households in Federal housing programs if funding commensurate with the additional eligibility were to be made available; and (5)analyzes how to modify or newly develop new Federal housing programs and incentives to include workforce housing if funding commensurate with the additional eligibility were to be made available. (b) Middle-Income household defined In this section, the term middle-income household means a household with an income above 80 percent but that does not exceed 120 percent of the median family income of the area, as determined by the Secretary with adjustments for smaller and larger families.

The fact measures average daily population physically present in NDCS facilities, not city or county jail inmates or people supervised in community placements. Work release and reentry concern possible placement pathways without proving a change in the measured population. This connection does not establish causation. Actions after the measurement period cannot explain the earlier observed value.

Retained Nebraska evidence context: Average daily state-correctional population. This record’s connection to the topic does not establish an effect on the measured result.

Sec. 3. For purposes of the Community Work Release and Reentry Centers Act: (1) Advisory board means the Reentry Continuity Advisory Board established in section 17 of this act; (2) Board means the Board of Parole; (3) Committed offender has the same meaning as in section 83-170; (4) Community work release and reentry center or center means a residential home, halfway house, or other facility operated by a private provider pursuant to an agreement in writing either with the division or the department for providing housing and supervision of committed offenders placed in the center by the division for work release and for vocational training, education, programming, or behavioral health or mental health treatment; (5) Department means the Department of Correctional Services; (6) Division means the Division of Parole Supervision; (7) Individualized release plan means a detailed written plan outlining a committed offender's future vocational goals, training, employment, and needed treatment services following the committed offender's release from a community work release and reentry center; (8) Private provider means a partnership, corporation, association, joint venture, organization, or similar entity which is operated on a nonprofit basis and which, under a contract with either the division or the department, has agreed to operate a community work release and reentry center pursuant to the act; (9) Probation administration means the Office of Probation Administration; (10) Reentering person means an individual who is subject to supervision by the division or probation administration, not including juvenile probation, or who was recently in the custody of the department or a county jail and was released with no supervision; (11) Reentry housing means temporary housing for reentering persons, generally in the first year following a period of incarceration; and (12)(a) Reentry housing facility means a facility which is owned or operated by a private organization, whether nonprofit or for-profit, that receives direct payment from the board, division, probation administration, or department to provide reentry housing. (b) Reentry housing facility includes, but is not limited to, a community work release and reentry center. (c) Reentry housing facility does not include a health care facility as defined in section 71-413. Sec. 4. (1) The division may place a parole-eligible committed offender at a community work release and reentry center as provided in the Community Work Release and Reentry Centers Act. (2) Any parole-eligible committed offender placed at a community work release and reentry center pursuant to the act: (a) Shall be under the continuing jurisdiction and authority of the department and board as if the committed offender was selected for release on ordinary parole status as provided for in section 83-192; and (b) May be subsequently released by the board on ordinary parole status as provided for in section 83-192. (3) The department may place a committed offender whose sentence includes a term of post-release supervision and who is within three years of his or her release date at a community work release and reentry center as provided in the act. Any such committed offender placed at a center shall be under the continuing jurisdiction and authority of the department. Sec. 5. (1) The division and the department may exercise all powers and perform all duties necessary and proper for carrying out their responsibilities under the Community Work Release and Reentry Centers Act. (2) The division and the department may use designated funds provided by the Legislature to enter into agreements with private providers for the development and operation of community work release and reentry centers to be established at various locations throughout the state. Any such agreement shall require a private provider to: (a) Establish a contract with public or private employers to provide employment for committed offenders placed at the center; (b) Assist any committed offender placed at the center to obtain and maintain employment in the community; (c) Provide vocational training, education, programming, and treatment for issues related to the criminogenic needs of any committed offender placed at the center; and (d) Otherwise direct and supervise the activities and behavior of any committed offender placed at the center as provided in the act. (3) In an agreement under this section, the division or the department may include contractual requirements that obligate the private provider to offer to any committed offender placed at the center: (a) Specialized educational or vocational training; and (b) Other programming that will address the mental health, behavioral health, or substance abuse treatment needs of such committed offender. (4) An agreement under this section shall require the community work release and reentry center to establish programs, rules, and enforcement systems: (a) Regarding the behavior of committed offenders; (b) To ensure that committed offenders seek and retain continuous employment; (c) For the treatment of committed offenders for substance abuse; (d) To ensure that committed offenders only leave the center for purposes of work or for other specified and approved activities, including, but not limited to, job interviews, medical appointments, treatment, and outings to visit family; (e) To ensure that committed offenders consistently participate in all necessary therapy, programming, treatment, vocational training, and educational classes; and (f) To ensure that committed offenders maintain their scheduled work hours. Sec. 6. The division and the department shall set standards for the appropriate staffing levels of community work release and reentry centers. The division and the department shall require each center to: (1) Be under the supervision and control of a designated center director approved by the division or the department; (2) Be adequately staffed twenty-four hours per day, including on weekends and holidays; and (3) Assign an individual counselor to each committed offender assigned to the center. Sec. 7. (1) The division and the department shall require each community work release and reentry center to establish an individualized release plan for each committed offender assigned to the center. The staff of a center shall assist the division and the department in making reasonable advance preparations for the release of such committed offenders. (2) If a parole-eligible committed offender is released from a center, the offender shall be subject to parole conditions set by the board and under the supervision of a district parole officer assigned by the division pursuant to section 83-1,104. The individualized release plan for a parole-eligible committed offender shall be developed in coordination with the assigned district parole officer. (3) If a committed offender whose sentence includes a term of post-release supervision is released from a center, the offender shall be subject to the conditions of his or her order of post-release supervision and under the supervision of a district probation officer. The individualized release plan for such an offender shall be developed in coordination with the assigned district probation officer. Sec. 8. (1) The division and the department shall set requirements for the maintenance of the individual records of committed offenders assigned to a community work release and reentry center. (2) The division and the department shall require each community work release and reentry center to make periodic reports to the division and the department on the performance of each committed offender assigned to the center.