HUD Tweaks Rent Caps for Voucher Families Nationwide
Published Date: 4/21/2026
Notice
Summary
HUD updated the fair market rents for seven areas in 2026 based on new rent surveys, affecting Housing Choice Voucher and other housing programs. These changes take effect May 21, 2026, and could impact how much rent assistance families get. If you live in or work with these areas, expect some rent limits to go up or down, helping keep housing affordable and fair.
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Analyzed Economic Effects
3 provisions identified: 2 benefits, 0 costs, 1 mixed.
Revised FMRs in Seven Areas
If you use or administer Housing Choice Vouchers in one of seven affected areas, HUD updated the FY 2026 Fair Market Rents effective May 21, 2026. The revised 2026 FMRs are: Los Angeles-Long Beach-Glendale, CA — $2,079 (0BR), $2,328 (1BR), $2,903 (2BR), $3,681 (3BR), $4,098 (4BR); Napa, CA MSA — $2,286, $2,526, $3,315, $4,222, $4,942; San Luis Obispo-Paso Robles, CA MSA — $1,842, $2,036, $2,671, $3,584, $4,105; Asheville, NC HUD Metro FMR Area — $1,436, $1,674, $1,835, $2,231, $3,078; Transylvania County, NC — $1,032, $1,039, $1,363, $1,634, $2,048; Albany, OR MSA — $1,169, $1,396, $1,695, $2,294, $2,662; Corvallis, OR MSA — $1,350, $1,451, $1,824, $2,537, $2,862.
10% Cap on Yearly FMR Drops
If you receive housing assistance tied to FMRs, HUD limits any single-year decrease in an area's FMR to no more than 10 percent. This limit is intended to reduce sudden cuts to voucher payment limits when geographic definitions or market data change.
PHA Payment Standard Flexibility
If your local public housing agency (PHA) runs a voucher program, it may set payment standards between 90 and 110 percent of the applicable FMR for normal operations, and HUD regulations allow exception payment standards that exceed 110 percent in designated areas. PHAs may also group ZIP Codes under Small Area FMRs and are not required to lower the payment standard for in-place tenants when an area's FMR declines.
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