CityFHEPS Payment Standards 2026: Maximum Rent by Bedroom Size

CityFHEPS payment standards determine the maximum rent the program will cover for apartments in New York City. These rates are tied to Section 8 levels, which means they adjust when HUD updates Fair Market Rent.

If you have a CityFHEPS voucher and you're trying to figure out what you can afford, or if you're a landlord wondering whether your rent qualifies, these are the numbers that matter.

2026 CityFHEPS Maximum Rent Amounts (Effective April 1, 2026)

These amounts assume all utilities are included in the rent. If the tenant pays some utilities separately (gas, electric, etc.), the maximum rent is reduced by a utility allowance.

Note that the 2026 amounts are slightly lower than the 2025 schedule. HUD's FY2026 Fair Market Rents for New York City actually rose about 5% (a 2-bedroom went from $2,780 to $2,910), but the 2026 payment standards are set at about 103% of FMR, down from about 110% in 2025, so the maximums came out slightly lower. This is unusual, standards rose every year from 2021 through 2025, and it matters for both sides: an apartment that fit under the 2025 cap may sit just above the 2026 one.

Which schedule applies to you? DSS publishes payment standard guidelines on the DSS-8r document explaining when the 2025 amounts and 2025 utility allowances still apply versus the 2026 amounts. Broadly, cases already in motion under the old schedule can keep it, while new approvals use the new one. If you're mid-search with a shopping letter issued before April 2026, confirm with your HRA worker which schedule your case uses before ruling an apartment in or out.

For reference, the 2025 amounts were: SRO $1,985, studio $2,646, 1 BR $2,762, 2 BR $3,058, 3 BR $3,811, 4 BR $4,111, 5 BR $4,728, 6 BR $5,345.

How Family Size Affects Bedroom Size

CityFHEPS uses a formula: one bedroom for every two people. So a household of three qualifies for a 2-bedroom, a household of five qualifies for a 3-bedroom, and so on.

Your shopping letter will show the maximum bedroom size you qualify for. You can rent smaller if you want, but you can't get a payment standard for a larger unit than your household size allows.

If you find an apartment with more bedrooms than your shopping letter shows, you can still rent it, but HRA will only pay up to the standard for your approved bedroom size. The difference would come out of your pocket, which usually doesn't work financially.

What "All Utilities Included" Means

The payment standards above assume heat, hot water, electricity, and cooking gas are all included in the rent. If the tenant pays any utilities directly, DSS subtracts a utility allowance from the maximum rent.

For example, if you're looking at a 2-bedroom and the tenant pays cooking gas and electric, the 2026 allowance for that combination is $181, so the maximum rent drops from $2,997 to $2,816.

Landlords fill out a form indicating which utilities are included. DSS calculates the adjustment automatically. As a tenant, you don't have to do anything special, but you should understand that apartments where you pay utilities have a lower effective maximum rent.

CityFHEPS vs Section 8 Payment Standards

They're the same now. CityFHEPS payment standards are pegged to the Section 8 levels set by NYCHA, which are based on HUD's Fair Market Rent. This wasn't always the case. Before 2021, CityFHEPS rates were much lower, which made it nearly impossible to find apartments in most NYC neighborhoods.

The City Council passed legislation to align CityFHEPS with Section 8, which significantly expanded where voucher holders can realistically search.

The main differences between the programs now aren't about money but about eligibility, administration, and portability. We cover all of this in our CityFHEPS vs Section 8 guide.

Rent Reasonableness Still Applies

Even if an apartment is priced at or below the payment standard, it still has to pass a rent reasonableness test. DSS compares the rent to similar unassisted units in the area. If the rent seems high for the neighborhood, they can reject it.

In practice, if you're at or below the payment standard and the apartment is comparable to others nearby, you'll probably be fine. But don't assume that being under the cap guarantees approval.

CityFHEPS Room Rental Limits

If you're renting a room (not a full apartment), a separate, lower room-rental standard applies instead of the payment standards above; under prior DSS guidance it has been $1,100 per month with heat, hot water, and electricity included. Confirm the current room standard with your HRA worker before committing to a room rental.

SRO units (Single Room Occupancy) have their own standard at $1,953 for 2026, which is higher than a regular room but lower than a studio apartment.

CityFHEPS Utility Allowances 2026

Here's the 2026 DSS utility allowance schedule that gets subtracted from the payment standard when tenants pay their own utilities:

Cooking Gas + Electric (no electric stove):

Gas Heat + Hot Water: $95 / $112 / $138 / $159 / $183 / $206 (studio through 5+ BR)

Oil Heat + Hot Water: $119 / $139 / $169 / $199 / $229 / $258

Electric Heat + Hot Water: $89 / $106 / $138 / $171 / $203 / $237

Electric with Cooking Range: $111 / $126 / $167 / $209 / $251 / $293

Other combinations have their own allowances. The full 2025 and 2026 schedules are on the DSS-8r document, and DSS notes which year's schedule applies to a given case.

Using CityFHEPS Outside NYC

CityFHEPS can be used anywhere in New York State, not just the five boroughs. But the payment standards are different outside the city, generally lower to reflect lower rents upstate.

If you're considering moving outside NYC, check the statewide payment standards on the DSS website before you start looking. The numbers in this post only apply within the five boroughs.

This is one key difference from Section 8, which is portable nationwide. If you might need to move out of state eventually, that's worth considering when choosing between programs.

CityFHEPS Payment Standards for Landlords

If you're a landlord considering a CityFHEPS tenant, these payment standards tell you whether your rent is in range. A 2-bedroom at $2,900 with utilities included works fine under the 2026 standard. A 2-bedroom at $3,200 doesn't, unless the tenant can cover the gap (most can't).

Pay attention to the 2025-to-2026 drop if you had a unit priced against the old caps: a 2-bedroom at $3,050 fit under the 2025 standard of $3,058 but sits above the 2026 standard of $2,997 for new approvals.

CityFHEPS tenants pay about 30% of their income toward rent. The voucher covers the rest up to the payment standard. You'll receive the CityFHEPS portion directly from DSS each month.

Payments typically arrive within the month rent is due, though timing can vary. It's not always the first of the month like clockwork, but it's reliable income backed by the city.

Before a CityFHEPS tenant can move in, the unit needs to pass an inspection similar to Section 8's HQS standards. If you're new to voucher programs, our Section 8 inspection checklist covers what inspectors look for (the requirements are nearly identical). We also have a free Pre-Inspection Checklist tool you can use to walk through your unit before the official inspection.

New to renting to voucher holders? Our guide on how to become a Section 8 landlord in NYC covers the process step by step. Most of it applies to CityFHEPS as well, with some differences in which agency you're working with.

When CityFHEPS Rates Change

Payment standards update when HUD releases new Fair Market Rent numbers. The current rates took effect April 1, 2026, replacing the schedule that had been in place since July 1, 2025. We'll update this page when new rates are announced.

You can also check the official source directly at the NYC HRA CityFHEPS documents page.

Frequently Asked Questions

What is the CityFHEPS maximum rent for a one-bedroom in 2026? $2,734 per month with all utilities included, effective April 1, 2026. A studio is $2,604, a two-bedroom $2,997, a three-bedroom $3,753, and a four-bedroom $4,077.

Did CityFHEPS rents go down in 2026? Yes. The April 2026 schedule is lower than the 2025 schedule. HUD's Fair Market Rents rose, but the 2026 standards are set at about 103% of FMR instead of about 110%. Cases already in motion under the 2025 schedule can generally keep it. Confirm with your HRA worker which schedule your case uses.

What if I pay my own electric and gas? A utility allowance is subtracted from the maximum. For a two-bedroom where the tenant pays cooking gas and electric, the 2026 allowance is $181, so the approvable rent is $2,816.

Can I rent an apartment above the CityFHEPS maximum and pay the difference? No. CityFHEPS cannot approve a rent above the maximum for your household size, and side payments to the landlord are a program violation.

Do the same amounts apply to FHEPS and HASA? HASA follows the same schedule. See how much HASA pays for rent in 2026 and FHEPS vs CityFHEPS for how those programs differ.

Where can I see apartments priced under these limits? Browse CityFHEPS apartments by borough. Each borough page shows current asking rents next to the maximum for each apartment size.

---

Looking for housing that accepts CityFHEPS? Browse listings on VoucherMatch where every landlord welcomes voucher holders.

Are you a landlord? List your property for free and connect with qualified CityFHEPS tenants today.

---

Data source: NYC DSS CityFHEPS Payment Standards (DSS-8r (E), dated 01/14/2026), 2026 amounts effective April 1, 2026.