How Much Section 8 Pays in Denver (2026)

Denver DHA's adopted schedule is different from HUD's ZIP comparisons

DHA's combined payment-standard and utility document lists the following voucher payment standards effective January 1, 2026:

The adopted two-bedroom entry is $2,089. The five HUD ZIP benchmarks below describe local rent variation; they are not five different DHA adopted standards. A higher HUD estimate for 80238 does not, by itself, increase a Denver DHA household's allowance for rent. Aurora Housing Authority and Maiker Housing Partners are separate administrators, so a move elsewhere in the metro also requires checking which agency's rules apply.

Use the Estimated Contract Rent document at the right stage

DHA says voucher recipients receive an Estimated Contract Rent, or ECR, document. This gives a household-specific starting point for the rent search when the unit's bedroom count matches the voucher size. It is more useful for shortlisting than subtracting a guessed utility bill from a HUD table.

Ask DHA to revisit the estimate when a proposed home has different utility responsibilities, building type or bedroom count. Bring the ECR to the discussion with the owner, but distinguish an estimate from final rent and unit approval. If the owner asks how much DHA will pay them, the answer still requires the unit-specific calculation: total contract rent is normally made up of both assistance and the tenant's approved rent portion. See DHA's voucher and ECR guidance.

FY2026 HUD rent benchmarks in five Denver ZIP codes

These are HUD Small Area Fair Market Rents, not adopted agency payment standards. FY2026 covers October 1, 2025 through September 30, 2026. Figures are monthly gross rent benchmarks, which include an allowance for tenant-paid utilities.

Which local schedule should you use?

The official DHA 2026 payment-standard and utility schedule lists $1,643 for a studio, $1,754 for one bedroom, $2,089 for two bedrooms, $2,734 for three bedrooms and $3,049 for four bedrooms.

DHA’s voucher guidance says voucher recipients receive an Estimated Contract Rent document. Use that household-specific estimate in your search. Aurora Housing Authority and Maiker Housing Partners have their own processes; a Denver metro label does not make DHA’s schedule applicable to their vouchers.

How utilities change the apartment you can afford

Denver DHA separates its allowance schedule by structure type: detached houses; several smaller multifamily types, including duplexes and townhouses; and high-rises of five or more stories. The heating system and tenant-paid services also matter.

Ask the landlord for the building type, heating fuel and each utility responsibility before you request a calculation. Do not take a utility figure from a single-family row and apply it to a high-rise apartment. DHA’s linked document contains both the utility components and the payment standards so you can keep the effective dates together.

A Denver example using the $2,089 DHA standard

Use DHA’s adopted two-bedroom standard of $2,089 in this illustration. Assume the agency has determined $600 Total Tenant Payment and a $150 utility allowance for a proposed $1,900 apartment. The allowance, rent and household payment here are illustrative; DHA must calculate them for the actual unit.

This shows why a payment standard is not the landlord’s check. If gross rent exceeds the applicable standard, the household may face an additional contribution; the agency must assess any applicable initial-lease limit and affordability requirements. Rent reasonableness and inspection also apply. Do not use a separate side payment to bypass the approved rent. See HUD’s tenant guidance for the approval process.

Work through Denver's utility schedule without mixing columns

DHA's 2026 document separates detached houses, smaller multifamily structures and high-rise buildings of five or more stories. The heating system and the utilities assigned to the tenant matter. Start on the page for the actual structure, then identify the correct bedroom column and only the applicable utility rows.

For a two-bedroom detached unit, the schedule shows $62 for natural-gas heating, $15 for natural-gas water heating, $4 for a gas range and $70 for the mixed-fuel electric line. Those four selected entries total $151. This is a partial worksheet demonstration, not a complete allowance for every detached house. Water, sewer, trash, appliance or other applicable items may change the total, and the agency must determine which rows apply.

Two Denver units at the same advertised rent

Assume an applicable two-bedroom standard of $2,089, a $600 TTP and $2,000 adjusted monthly income. Both owners ask $1,950, but the agency-confirmed utility allowances in this illustration differ.

A new lease and an existing Denver subsidy are different questions

Someone shopping with a newly issued voucher needs the schedule and estimate that DHA will use for the proposed tenancy. Someone remaining in a current unit needs their own notice and reexamination effective date. A new HUD fiscal-year table, an agency schedule revision and a change in the tenant's monthly rent are separate events.

For an existing lease, compare the old and new notices line by line: standard, voucher size, utility allowance, adjusted income, TTP and effective date. Ask DHA to explain the specific input that changed. Do not tell an owner to increase the rent simply because a HUD ZIP benchmark increased, and do not assume a lower published figure immediately reduces an existing household's assistance.

If you are waiting for assistance rather than holding a voucher, start with Denver's application and lottery guide. A lottery entry is not an ECR or a rent commitment. Once DHA issues a voucher, use Denver apartment listings with the current ECR and a record of utility responsibilities for each unit.

FY2027 preview: changes effective October 1, 2026

HUD’s FY2027 benchmark year begins October 1, 2026. It is future data as of this September 23 review. A new HUD figure does not automatically change your agency’s adopted standard, your tenant share or your landlord’s approved rent.

Before you submit an apartment for approval

• Confirm the agency and program on your voucher, its bedroom size and search expiration date.
• Ask the owner for the exact address, unit number, rent, building type and utility responsibilities.
• Request the agency’s affordability calculation using that unit, rather than multiplying a HUD figure by a percentage yourself.
• Make sure the owner will complete the tenancy paperwork and provide access for inspection. Keep copies and submission receipts.
• Confirm the approved lease start, tenant rent and assistance payment before treating the move as final.

If you do not yet have a voucher, start with Denver waitlists, housing authorities and how to apply. Searching listings does not place you on an agency waiting list.

Local payment questions

Why is a Denver ZIP figure higher than my ECR?

The ZIP figure is a HUD benchmark. The ECR reflects DHA's adopted rules and household inputs. Compare the document types and effective dates before assuming either number is a mistake.

Can I use the detached-house utility total for a high-rise apartment?

No. DHA supplies different structure categories. Give your caseworker the building type and utilities rather than selecting whichever worksheet produces the most favorable result.

Continue your Denver search

Browse Section 8 apartments in Denver by location and bedroom count, or return to the local application guide for agency contacts. Owners with an available unit can list their property.