HUD Tweaks Voucher Rents in Seven Areas for 2026
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 mean some renters and landlords will see new payment standards starting May 21, 2026. If you use or manage vouchers, get ready for these fresh rent numbers that help keep housing affordable and fair!
Analyzed Economic Effects
5 provisions identified: 3 benefits, 0 costs, 2 mixed.
FMRs Revised for Seven Areas
HUD revised the FY 2026 Fair Market Rents for seven areas, with the new values effective May 21, 2026. Examples include Los Angeles-Long Beach-Glendale, CA (0BR $2,079; 1BR $2,328; 2BR $2,903; 3BR $3,681; 4BR $4,098), Napa, CA MSA (0BR $2,286; 1BR $2,526; 2BR $3,315; 3BR $4,222; 4BR $4,942), and others listed for San Luis Obispo-Paso Robles, Asheville, Transylvania County (NC), Albany (OR), and Corvallis (OR). If you use or manage Housing Choice Vouchers or related programs, your voucher payment standards and landlord HAP payments in these areas will follow these new FMRs starting May 21, 2026.
Payment Standard Flexibility for PHAs
PHAs may set voucher payment standards between 90% and 110% of the applicable FMR as part of normal operations, may request exception payment standards that exceed 110%, and may group ZIP Codes into one payment standard area for Small Area FMRs so long as the payment standard remains within 90%–110% of the applicable SAFMR. Also, PHAs are not required to reduce payment standards for in-place tenants when FMRs decline.
10% Cap on Annual FMR Decreases
HUD continues the regulatory protection that no area's FMR may decrease by more than 10 percent in a single year; this rule was applied in Connecticut geographic changes to minimize disruption to program operations.
Criteria for Mandatory SAFMR Designation
HUD uses specific numeric criteria to determine metropolitan areas subject to mandatory Small Area FMRs (SAFMRs): total vouchers >= 2,500; at least 20% of the standard-quality rental stock in ZIP Codes where SAFMR > 110% of the metropolitan FMR; voucher concentration measures of at least 25% and 155% as described in the notice; and a metropolitan vacancy rate above 4%. HUD evaluates new data every five years and updates mandatory SAFMR designations accordingly.
PHAs May Fund Local Rent Surveys
HUD reminded public housing agencies (PHAs) that paying for local rent surveys is an eligible expense that may be paid from ongoing Housing Choice Voucher administrative fees or the HCV administrative fee reserve account, which PHAs can use when requesting FMR reevaluations.
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