NYC Section 8 Payment Standards 2026: NYCHA, HPD and HCR
New York City has different Section 8 payment standards for NYCHA, HPD and HCR vouchers. For a two-bedroom new rental, NYCHA lists $2,997; HPD lists $3,027 outside its exception ZIP codes. Start with the agency on your voucher, then check the transaction and utility allowance. HCR voucher holders should request their applicable amount from HCR. The comparison below identifies the source to use for each agency.
Last checked: October 4, 2026, against NYCHA's Voucher Payment Standards and Utility Standards page, NYCHA's FY 2026 exception payment standard schedule, HPD's Subsidy and Payment Standards page and ZIP code schedule, HCR's Subsidy Services Bureau page and Administrative Plan 2026-2, HUD's FY2026 and FY2027 Fair Market Rent files, the FY2027 Federal Register notice, and 24 CFR 982.503, 982.505, 982.507 and 982.508.
- $2,997NYCHA two-bedroom standard for new rentals and transfers
- $3,027HPD two-bedroom standard outside exception ZIP codes
- July 1, 2026NYCHA stopped using exception ZIP codes
- October 1, 2026HUD's FY2027 Fair Market Rents took effect
- Not publishedHCR's New York City schedule
- Compare agenciesUse the NYCHA, HPD and HCR comparison table below to choose the right administrator and transaction.
- NYCHA voucherGo straight to the NYCHA bedroom-size table or its utility allowance lookup.
- HPD voucher or PDF searchUse the HPD payment standards and official ZIP schedule. NYCHA's ZIP-code change does not replace HPD's schedule.
- HCR voucherFollow the HCR confirmation steps before using a dollar amount.
Which schedule is in force right now
Start with the agency named on the voucher. The three agencies that run Section 8 in the city set their own amounts on their own calendars.
| Agency and transaction | Effective | Studio | 1 BR | 2 BR | 3 BR | 4 BR | ZIP code exceptions |
|---|---|---|---|---|---|---|---|
| NYCHA, new rental or transfer | Jan 1, 2026 | $2,604 | $2,734 | $2,997 | $3,753 | $4,077 | Ended July 1, 2026 |
| NYCHA, annual recertification | Jan 1, 2026 | $2,646 | $2,762 | $3,058 | $3,811 | $4,111 | Not stated by NYCHA |
| HPD, outside exception ZIP codes | Jan 1, 2024 | $2,624 | $2,696 | $3,027 | $3,777 | $4,070 | Still used, by ZIP code |
| HCR (state), New York City | Not published | n/a | n/a | n/a | n/a | n/a | Not published |
What it means: a two-bedroom new lease is measured against $2,997 with a NYCHA voucher and $3,027 with an HPD voucher, and an HPD voucher can go higher in an exception ZIP code.
Sources: NYCHA Voucher Payment Standards and Utility Standards; HPD Subsidy and Payment Standards and its ZIP code schedule; HCR Subsidy Services Bureau. All read October 4, 2026.
TipFor an HCR voucher, get the figure from HCR in writing before you price the unit.
- January 1, 2024HPD's payment standards take effect. This is still the schedule HPD posts.
- January 1, 2026NYCHA's two 2026 schedules, for new rentals and transfers and for annual recertification, take effect, along with its utility allowances.
- February 1, 2026HPD's own utility allowance schedule takes effect.
- July 1, 2026NYCHA stops using exception payment standard ZIP codes for new rentals and transfers. HPD still uses them.
- October 1, 2026HUD's FY2027 Fair Market Rents take effect. HCR's Administrative Plan carries the same date.
- October 4, 2026Neither NYCHA nor HPD has posted a schedule based on the new Fair Market Rents or announced a date.
Sources: NYCHA Voucher Payment Standards and Utility Standards; HPD Subsidy and Payment Standards; HCR Administrative Plan; Federal Register notice, 91 FR 56156. All read October 4, 2026.
What Are Payment Standards?
A payment standard is the most an agency will pay in subsidy for a unit of a given size, before the tenant's payment is subtracted. Federal rules call it "the maximum monthly subsidy payment" (24 CFR 982.505).
Key pointA payment standard is a cap on subsidy, not a cap on rent and not a promise of what the owner will receive.
HUD publishes a Fair Market Rent (FMR) for each area every year. Each agency then adopts its own schedule, and without special approval the amounts must fall between 90% and 110% of the FMR (24 CFR 982.503). All five boroughs sit in one FMR area, which is why NYCHA and HPD start from the same HUD number and still end up with different standards.
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Three other limits apply to every lease, and each is checked separately:
- Gross rent. The contract rent plus the agency's utility allowance for any utilities the tenant pays. Gross rent is the figure compared with the payment standard.
- Rent reasonableness. The agency will not approve a rent above what comparable unsubsidized units charge, whatever the payment standard is (24 CFR 982.507).
- The 40% cap. When a family first leases a unit and the gross rent is above the payment standard, the family's share cannot exceed 40% of its adjusted monthly income (24 CFR 982.508).
The standard also follows the apartment, not only the voucher. If a tenant rents a unit with fewer bedrooms than the voucher lists, NYCHA uses the standard for the unit's actual size (NYCHA Payment Standards FAQ).
For how the agencies differ beyond payment standards, see HPD vs NYCHA Section 8: Understanding the Differences.
NYCHA payment standards: new rentals and recertifications are different
NYCHA's official page lists two schedules, both effective January 1, 2026. Use the new-rental column for a new rental or transfer and the annual-recertification column for that review. These figures are included here for comparison with HPD and HCR.
| Bedroom Size | New rental or transfer | Annual recertification |
|---|---|---|
| Studio | $2,604 | $2,646 |
| 1 | $2,734 | $2,762 |
| 2 | $2,997 | $3,058 |
| 3 | $3,753 | $3,811 |
| 4 | $4,077 | $4,111 |
| 5 | $4,689 | $4,728 |
| 6 | $5,301 | $5,345 |
| 7 | $5,913 | $5,962 |
| 8 | $6,524 | $6,579 |
What it means: if you are signing a new lease or the tenant is transferring, use the left column; the right column matters only for a household staying where it is.
Source: NYCHA voucher payment standards and utility allowances, effective January 1, 2026, checked October 4, 2026. These are still the only schedules NYCHA has posted.
NYCHA does not say on the page why the two differ.
- Recertification amountsEqual 110% of HUD's 2025 FMR (VoucherMatch arithmetic from HUD's figures).
- New-rental amountsEqual about 103% of the 2026 FMR (VoucherMatch arithmetic from HUD's figures).
- Federal ruleThat pattern fits the rule that lets an agency keep the older, higher standard for families who remain in their unit after a decrease (24 CFR 982.505(c)(3)).
NYCHA exception payment standards changed July 1, 2026
NYCHA stopped using Exception Payment Standard (EPS) ZIP codes on July 1, 2026. Its notice says it "will apply the standard voucher payment standards below across all ZIP codes for all new rentals and transfers." The change covers the tenant-based Housing Choice Voucher program and all special purpose vouchers, including VASH, Non-Elderly Disabled, Family Unification Program and Stability vouchers (NYCHA notice).
The notice does not list ZIP codes because it ends the exception in all of them.
- 283 ZIP codesCovered by NYCHA's FY 2026 exception schedule for new rentals and transfers.
- 199 ZIP codesCarried amounts above the citywide standard.
- Top tierIncluded 10001, 10003 and 10011, at $3,914 for a studio, $4,109 for one bedroom and $4,501 for two.
- NowA new two-bedroom lease in one of those ZIP codes is measured against $2,997.
Watch outNYCHA still posts the ended exception schedule with no label.That PDF is still on NYCHA's website with no label saying it was discontinued, and NYCHA's FAQ page has not been updated either. Do not price a new NYCHA lease from them.
NYCHA's notice addresses new rentals and transfers. It does not say how a household already living in a former exception ZIP code is treated at recertification, so that tenant or owner should ask NYCHA about the specific case. HPD is a separate administrator and still uses exception standards.
HPD and HCR Payment Standards
HPD still posts the schedule its page calls "effective January 1, 2024" and still uses exception ZIP codes, and no New York City payment standard schedule was found on HCR's website.
HPD payment standards 2026: official PDF and ZIP lookup
Searching for an HPD payment standards 2026 PDF? The official HPD page still labels its posted payment standards effective January 1, 2024. Use its linked schedule and the apartment ZIP code; a search year is not an effective date.
- Outside exception ZIP codes$1,967 for an SRO, $2,624 for a studio, $2,696 for one bedroom, $3,027 for two, $3,777 for three and $4,070 for four.
- Exception ZIP codesSet by ZIP code. HPD's schedule lists 138 ZIP codes, 101 of them above the standard amount, up to $3,938 for a studio, $4,048 for one bedroom and $4,543 for two.
- Look up a ZIP codeOn HPD's Subsidy and Payment Standards page or in its full ZIP code schedule.
- Utility allowancesHPD has its own schedule, effective February 1, 2026. Several lines differ from NYCHA's, including electric heat and electric hot water, and HPD lists water and sewage allowances. Use HPD's table for an HPD voucher.
HCR vouchers: confirm the NYC schedule
The HCR bureau page reviewed for this guide does not provide a NYC payment-standard table. Request the current bedroom-size amount, its effective date and the applicable utility allowance from HCR; do not substitute a NYCHA or HPD figure.
- ProgramNew York State Homes and Community Renewal runs its own Section 8 program in the five boroughs through its Subsidy Services Bureau.
- Administrative PlanHCR's Administrative Plan, dated October 1, 2026, says it reviews payment standards each year when HUD publishes new FMRs and that effective dates "will be determined at time of update."
- Current amountCall the bureau at (212) 480-6672 (HCR Subsidy Services Bureau).
Did anything change on October 1, 2026?
HUD's numbers changed. The agencies' standards did not. HUD's FY2027 Fair Market Rents took effect October 1, 2026 (Federal Register notice, 91 FR 56156).
View the data table
| Bedroom size | NYCHA new rental or transfer | HPD outside exception ZIP codes | HUD FY2027 FMR |
|---|---|---|---|
| Studio | $2,604 | $2,624 | $2,593 |
| 1 | $2,734 | $2,696 | $2,729 |
| 2 | $2,997 | $3,027 | $2,971 |
| 3 | $3,753 | $3,777 | $3,760 |
| 4 | $4,077 | $4,070 | $4,121 |
What it means: as of October 4 neither NYCHA nor HPD had posted a schedule based on the new Fair Market Rents or announced a date.
Sources: NYCHA Voucher Payment Standards and Utility Standards; HPD Subsidy and Payment Standards; HUD Fair Market Rents data files, New York, NY HUD Metro FMR Area, FY2027. All read October 4, 2026. The earlier Fair Market Rents are in the table below.
| Bedroom size | FY2025 FMR | FY2026 FMR | FY2027 FMR | NYCHA new-rental standard | Standard as share of FY2027 FMR |
|---|---|---|---|---|---|
| Studio | $2,406 | $2,529 | $2,593 | $2,604 | 100.4% |
| 1 | $2,511 | $2,655 | $2,729 | $2,734 | 100.2% |
| 2 | $2,780 | $2,910 | $2,971 | $2,997 | 100.9% |
| 3 | $3,465 | $3,644 | $3,760 | $3,753 | 99.8% |
| 4 | $3,738 | $3,959 | $4,121 | $4,077 | 98.9% |
What it means: NYCHA's current standards sit at about 99% to 101% of the new FMR, and HPD's at about 99% to 102%, so the federal rule does not force either agency to act.
Source: HUD Fair Market Rents data files for FY2026 and FY2027 and HUD's FY2026 New York summary; FY2027 effective October 1, 2026. The last column is VoucherMatch's arithmetic.
- The rule: An agency must revise its schedule within three months of a new FMR only if its amounts would otherwise fall outside the 90% to 110% range (24 CFR 982.503(c)(3)).
- The decision: Whether and when NYCHA and HPD adopt new amounts is their decision, and neither has said.
- The precedent: NYCHA's last schedule took effect on January 1.
Key pointA rising FMR does not guarantee a rising payment standard, and the table explains the surprise of 2026. HUD's two-bedroom FMR rose from $2,780 to $2,910, yet NYCHA's two-bedroom standard for new leases is $2,997, below the $3,058 it still uses at recertification. The new-lease figure is about 103% of the 2026 FMR; the recertification figure is 110% of the 2025 FMR.
Background on the HUD figures is in the NYC Fair Market Rent guide.
How Utility Allowances Work
When the tenant pays a utility, the agency adds its utility allowance for that utility to the contract rent to get the gross rent, and the gross rent is what gets compared with the payment standard. The practical effect is that the allowance comes off the top of what the standard can cover.
The tables below are NYCHA examples. Line-by-line NYCHA amounts, including oil heat and heat pump allowances, are in Section 8 utility allowances in NYC. HPD publishes its own utility allowance schedule; HCR voucher holders should request theirs from HCR.
NYCHA Utility Allowances (Effective January 1, 2026):
Cooking Gas + Electric (no electric stove):
| Bedrooms | 0 | 1 | 2 | 3 | 4 | 5+ |
|---|---|---|---|---|---|---|
| Cooking Gas | $29 | $33 | $39 | $45 | $51 | $57 |
| Electric | $96 | $108 | $142 | $176 | $210 | $244 |
| Total | $125 | $141 | $181 | $221 | $261 | $301 |
What it means: use this table when the tenant pays the cooking gas and electric bills and the stove is gas.
Source: NYCHA Voucher Payment Standards and Utility Standards, monthly, effective January 1, 2026.
Gas Heat and Hot Water:
| Bedrooms | 0 | 1 | 2 | 3 | 4 | 5+ |
|---|---|---|---|---|---|---|
| Gas Hot Water Only | $22 | $26 | $38 | $49 | $61 | $72 |
| Gas Heat Only | $73 | $86 | $100 | $110 | $122 | $134 |
| Total | $95 | $112 | $138 | $159 | $183 | $206 |
Source: same NYCHA page, monthly, effective January 1, 2026. An earlier version of this article showed 2025 figures in this table; these are the amounts on NYCHA's page now.
Electric Heat and Hot Water:
| Bedrooms | 0 | 1 | 2 | 3 | 4 | 5+ |
|---|---|---|---|---|---|---|
| Electric Hot Water Only | $37 | $44 | $56 | $68 | $80 | $93 |
| Electric Heat Only | $52 | $62 | $82 | $103 | $123 | $144 |
| Total | $89 | $106 | $138 | $171 | $203 | $237 |
What it means: NYCHA notes these figures do not include cooking or electricity for lights and appliances.
Source: same NYCHA page, monthly, effective January 1, 2026. NYCHA's page also lists oil, electric range and heat pump allowances.
NYCHA says its allowances are updated every year, and the current schedule took effect on January 1. For which allowance applies to which lease, see Section 8 utility allowances in NYC.
Worked example: a two-bedroom NYCHA lease at three rents
This example uses NYCHA's real two-bedroom standard for new rentals ($2,997) and its real cooking gas and electric allowance ($181). The rents and the household are hypothetical: an adjusted monthly income of $3,000, so the tenant's base payment is $900 (30%) and the 40% cap is $1,200.
- 1Gross rentAdd the $181 cooking gas and electric allowance to the rent. A $3,000 rent is a gross rent of $3,181.
- 2Payment standardCompare the gross rent with the $2,997 two-bedroom standard. Here it is $184 over.
- 3Subsidy (HAP)The lower of the payment standard minus the tenant's base payment ($2,997 - $900 = $2,097) or the gross rent minus that payment. Here it is $2,097.
- 4Family shareThe gross rent minus the subsidy: $3,181 - $2,097 = $1,084.
- 540% capBecause the gross rent is above the standard, the family share cannot exceed $1,200. $1,084 passes. At a $3,200 rent the share would be $1,284, so NYCHA cannot approve the tenancy at initial lease-up.
- 6Tenant pays owner$903 of the $3,000 rent.
Source: 24 CFR 982.505(b) and 24 CFR 982.508; payment standard and allowance from NYCHA's schedule effective January 1, 2026. All three example rents are in the table below.
| Line | Rent $2,800 | Rent $3,000 | Rent $3,200 |
|---|---|---|---|
| Gross rent (rent + $181) | $2,981 | $3,181 | $3,381 |
| Payment standard | $2,997 | $2,997 | $2,997 |
| Subsidy (HAP) | $2,081 | $2,097 | $2,097 |
| Family share (gross rent - HAP) | $900 | $1,084 | $1,284 |
| 40% cap on family share | Does not apply | $1,200 | $1,200 |
| Tenant pays owner | $719 | $903 | Not approvable |
| Result | Approvable | Approvable | Over the cap |
What it means: for this household the highest rent that passes is $3,116 (gross rent of $3,297, which is the $2,997 standard plus the $300 between the tenant's base payment and the cap).
Source: 24 CFR 982.505(b) and 24 CFR 982.508.
- Subsidy rule: The subsidy is the lower of the payment standard minus the tenant's base payment ($2,997 - $900 = $2,097) or the gross rent minus that payment.
- At $2,800: The gross rent is under the standard, so the subsidy is $2,981 - $900 = $2,081 and the 40% test never comes up.
- At $3,000: The gross rent is $184 over the standard, the family absorbs that, and its share of $1,084 is still under $1,200.
- At $3,200: The share would be $1,284, so NYCHA cannot approve the tenancy at initial lease-up.
Watch outRent reasonableness is a separate test that can lower the ceiling.A household with a lower income has less room. All three columns also assume the rent passes rent reasonableness, which is a separate test: if NYCHA finds the reasonable rent is $2,900, then $2,900 is the ceiling.
If the owner pays all utilities, there is no allowance and the contract rent is the gross rent. The highest two-bedroom contract rent that stays within NYCHA's standard is then $2,997, compared with $2,816 when the tenant pays cooking gas and electric.
The tenant's base payment is not always exactly 30% of income. It is the highest of 30% of adjusted monthly income, 10% of monthly income, a welfare rent amount, or the agency's minimum rent (24 CFR 5.628).
The practical maximum rent for a 2026 search
The highest rent that fits under NYCHA's new-rental standard with nothing extra from you is the standard minus your utility allowance. Filter listings by the column that matches the lease, not by the headline standard.
View the data table
| Voucher size | Owner pays all utilities | You pay cooking gas and electric | You also pay gas heat and hot water |
|---|---|---|---|
| Studio | $2,604 | $2,479 | $2,384 |
| 1 bedroom | $2,734 | $2,593 | $2,481 |
| 2 bedrooms | $2,997 | $2,816 | $2,678 |
| 3 bedrooms | $3,753 | $3,532 | $3,373 |
| 4 bedrooms | $4,077 | $3,816 | $3,633 |
What it means: a two-bedroom at $2,900 fits if the owner pays utilities and is $84 over if you pay cooking gas and electric.
Source: VoucherMatch arithmetic from NYCHA's 2026 new-rental standards and utility allowances on the same NYCHA page.
A rent above these figures is still possible if your share passes the 40% test. You can filter Section 8 apartments by borough, bedrooms and rent.
The practical maximum rent for a 2026 search
The highest rent that fits under NYCHA's new-rental standard with nothing extra from you is the standard minus your utility allowance. Filter listings by the column that matches the lease, not by the headline standard.
View the data table
| Voucher size | Owner pays all utilities | You pay cooking gas and electric | You also pay gas heat and hot water |
|---|---|---|---|
| Studio | $2,604 | $2,479 | $2,384 |
| 1 bedroom | $2,734 | $2,593 | $2,481 |
| 2 bedrooms | $2,997 | $2,816 | $2,678 |
| 3 bedrooms | $3,753 | $3,532 | $3,373 |
| 4 bedrooms | $4,077 | $3,816 | $3,633 |
What it means: a two-bedroom at $2,900 fits if the owner pays utilities and is $84 over if you pay cooking gas and electric.
Source: VoucherMatch arithmetic from NYCHA's 2026 new-rental standards and utility allowances on the same NYCHA page.
A rent above these figures is still possible if your share passes the 40% test. You can filter Section 8 apartments by borough, bedrooms and rent.
Estimate your own rent share: Open the Section 8 rent calculator. Enter the apartment’s ZIP or county, then choose your voucher size. Use your own household income, asking rent, agency payment standard and utility allowance. HUD FMR/SAFMR figures are benchmarks, not an adopted payment standard or approval of an apartment.
The Rent Reasonableness Requirement
A high payment standard does not entitle the owner to a high rent. Before approving a new lease or any increase, the agency must find that the rent is not more than rents for comparable unassisted units, and the rent can never exceed the reasonable rent it last determined (24 CFR 982.507).
NYCHA uses an outside vendor, AffordableHousing.com, for every evaluation. According to NYCHA's Rent Reasonableness FAQ, the vendor looks for the most similar unsubsidized units within a quarter mile, and NYCHA staff make the final determination. The comparison considers:
- Unit size and type
- Age of the building
- Location
- Property amenities and services
- Utilities included in rent
If the proposed rent is above the reasonable range, NYCHA will not approve it. The owner then has two options:
- Accept the reasonable rent, which requires an amended lease with the tenant's initials
- Upload rent comparables to AffordableHousing.com and ask NYCHA to run the analysis again
Watch outAnswer NYCHA within 30 days, or it cancels the request.Tell NYCHA which you choose by emailing LRInfo@nycha.nyc.gov. If NYCHA gets no response within 30 days it cancels the request, and you must resubmit through the Owner Extranet. New comparables do not guarantee a different result.
Rent reasonableness applies to new leases, transfers, and rent increase requests. HPD runs the same test for its vouchers and accepts comparables on its HPD Rent Comparable Form (HPD).
How to Request a Rent Increase
Both NYCHA and HPD allow one rent increase request a year, filed at least 60 days before the date it would take effect. The forms differ.
- 1Submit the formSend a completed "Landlord Request for Lease Renewal Approval" form at least 60 days before the effective date of the new lease.
- 2Attach the documentsInclude the supporting documents listed on the back of the form. They vary by unit type, and rent-stabilized units need different documents than market-rate units.
- 3EvaluationNYCHA runs a rent reasonableness evaluation. It will not process the request until all documents are in.
- 4Written decisionNYCHA notifies you in writing. If approved, you and the tenant are told the new tenant share, NYCHA's share and the effective date. If the rent is found unreasonable, you can accept the reasonable rent or submit comparables.
Source: NYCHA lease renewal process.
- HPD form and timing. HPD takes rent change requests at the end of the initial HAP contract, on its Rent Increase/Decrease Request Form with the signed renewal lease
- Late HPD requests. An HPD request received late, if approved, takes effect on the 1st or 15th of the month that is 60 days after HPD received it
- No reminders from HPD. HPD does not remind owners of lease expirations; requesting the renewal is the owner's job
- Local rent laws. All increases must comply with local rent laws. NYCHA names the Housing Stability and Tenant Protection Act and the Good Cause Eviction Law
For rent-stabilized units, Section 610 of the Private Housing Finance Law (signed December 15, 2022) allows owners with Section 8 tenants to collect up to the full rental subsidy amount, even if it is above the legal rent, subject to rent reasonableness. NYCHA requires an amended regulatory agreement or an approval letter from the lead agency, such as HPD or HCR, and the request must come with the rental package or the lease renewal.
Submit NYCHA requests through the NYCHA Owner Extranet. The full procedure is in How to Request a Section 8 Rent Increase in NYC.
What If the Tenant's Portion Goes Unpaid?
The subsidy and the tenant's portion are separate debts. The family is responsible for its whole share, and the agency cannot use program funds to cover it (24 CFR 982.515).
Watch outA late or missing agency payment is not grounds to end the tenancy.You cannot end the tenancy because the agency's payment is late or missing: the family is not responsible for the subsidy portion, and a missed housing assistance payment is not a lease violation (24 CFR 982.310(b)).
If a tenant falls behind on that portion, you have remedies. See What to Do When Your Section 8 Tenant Isn't Paying Their Portion for the steps.
Payment Standards vs. CityFHEPS
CityFHEPS is a city-funded voucher with its own rules, but its 2026 maximums are the same dollar amounts as NYCHA's new-rental schedule.
| Unit Size | CityFHEPS Maximum (Effective April 2026) |
|---|---|
| Studio | $2,604 |
| 1 Bedroom | $2,734 |
| 2 Bedroom | $2,997 |
| 3 Bedroom | $3,753 |
| 4 Bedroom | $4,077 |
| 5 Bedroom | $4,689 |
What it means: these are maximum rents when all utilities are included in the lease.
Source: DSS CityFHEPS Payment Standards, form DSS-8r, dated January 14, 2026; 2026 amounts effective April 1, 2026. Packages submitted on or after March 1, 2026, or with a lease starting April 1, 2026 or later, must use the 2026 amounts.
Since July 1, with NYCHA's exception ZIP codes gone, the two programs use the same figures for a new lease. More detail is in CityFHEPS Payment Standards 2026 and the CityFHEPS Landlord Requirements Guide.
How Payment Standards Affect Your Listing Strategy
Price the gross rent, not the contract rent. A unit whose rent plus the tenant's utility allowance is at or below the standard can be approved for any household with that voucher size, as long as the rent is reasonable. Above the standard, each applicant has to clear the 40% cap on their own income, so fewer households qualify.
- Compare the two ways to handle utilities. In the example above, a two-bedroom with tenant-paid cooking gas and electric tops out at $2,816 within NYCHA's standard, and the same unit with utilities included tops out at $2,997. Whether the extra $181 covers your utility cost is the calculation to make.
- Check the administrator and transaction. For a new NYCHA rental or transfer after July 1, 2026, use the standard schedule across ZIPs and ignore older EPS amounts. For an HPD voucher, look up the ZIP code, because HPD's exception amounts are still in use. For HCR, call.
- Factor in inspections. The unit must pass the agency's inspection before the lease is approved (24 CFR 982.305). The Section 8 Inspection Checklist for NYC covers what inspectors look for.
Annual Changes and Recertification Impact
HUD publishes Fair Market Rents by fiscal year, effective each October 1. An agency adopts and applies its own payment schedule afterward. NYCHA's 2026 schedules and its utility allowances both took effect January 1, 2026.
What happens to a household already under lease depends on which way the standard moved (24 CFR 982.505(c)):
- If the standard goes up, the agency must start using the higher amount no later than the earliest of three dates: a rent increase that would raise the family's share, the family's next regular or interim reexamination, or one year after the increase took effect. An agency may apply it sooner.
- If the standard goes down, the agency may keep using the old, higher amount for as long as the family stays in the unit. If it chooses to reduce, it cannot do so until two years after the decrease took effect, and only after 12 months' written notice to the family.
NYCHA's separate, higher recertification column in 2026 is consistent with the second rule, though NYCHA does not cite it on its page. HCR's Administrative Plan states that it will not reduce the standard for families under an existing contract. For a household that moves, the new-rental schedule applies.
Key pointA higher standard does not raise the owner's rent. It changes how much subsidy is available if the gross rent is above the standard, which can lower the tenant's portion.
For the recertification process itself, see Section 8 Annual Recertification in NYC.
Frequently Asked Questions
- Can I charge more than the payment standard? Yes, if the agency finds the rent reasonable. The tenant pays the amount over the standard, and at initial lease-up the tenant's total share cannot exceed 40% of adjusted monthly income. The worked example above shows where that line falls.
- When do new payment standards take effect for existing tenants? An increase applies by the next reexamination or within a year, whichever comes first. A decrease may not apply at all while the family stays in the unit.
- Did NYC payment standards go up on October 1, 2026? No. HUD's Fair Market Rents changed that day. NYCHA and HPD had not posted new standards as of October 4, 2026, and the federal rule does not require them to.
- What is the difference between payment standard and contract rent? The payment standard is the maximum subsidy the agency can pay. The contract rent is what you charge. Your subsidy payment is the contract rent minus the tenant's portion.
- Why did my HAP payment decrease even though I did not change the rent? If the tenant's income rose, their portion went up and the subsidy went down by the same amount. The contract rent is unchanged; only the split moved.
- Can I refuse to renew if I want to raise rent above the reasonable amount? The rent paid under the voucher can never exceed the agency's reasonable rent. NYCHA also requires every renewal and increase to comply with the Housing Stability and Tenant Protection Act and the Good Cause Eviction Law, so check which of those covers your unit before deciding.
- Do payment standards apply to project-based vouchers? Project-based rents are set differently. The rent cannot exceed the lowest of an agency-set amount up to 110% of FMR (or an applicable exception payment standard) minus any utility allowance, the reasonable rent, or the rent the owner requests (24 CFR 983.301).
Contact Information
- NYCHACustomer Contact Center: 718-707-7771, Monday through Friday, 8 a.m. to 5 p.m. Owner Extranet: eapps.nycha.info/Owners. Payment Standards FAQ (not yet updated for the July 2026 EPS change). Rent Reasonableness FAQ.
- HPDHelp for owners: 917-286-4300. Subsidy and Payment Standards.
- HCRSubsidy Services Bureau, 25 Beaver Street, 2nd Floor, Manhattan: 212-480-6672.
TipBefore you set a rent, confirm two things with the tenant: which agency issued the voucher and whether this is a new lease or a renewal. Those two answers pick the row in the first table.
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Sources for this article (23)
- NYCHA Voucher Payment Standards and Utility Standards (nyc.gov)
- HPD Subsidy and Payment Standards (nyc.gov)
- ZIP code schedule (nyc.gov)
- HCR Subsidy Services Bureau (hcr.ny.gov)
- HCR Administrative Plan (hcr.ny.gov)
- Federal Register notice, 91 FR 56156 (govinfo.gov)
- 24 CFR 982.505 (ecfr.gov)
- 24 CFR 982.503 (ecfr.gov)
- 24 CFR 982.507 (ecfr.gov)
- 24 CFR 982.508 (ecfr.gov)
- NYCHA Payment Standards FAQ (nyc.gov)
- FY 2026 exception schedule for new rentals and transfers (nyc.gov)
- HUD Fair Market Rents data files (huduser.gov)
- HUD's FY2026 New York summary (huduser.gov)
- 24 CFR 5.628 (ecfr.gov)
- NYCHA's Rent Reasonableness FAQ (nyc.gov)
- NYCHA lease renewal process (nyc.gov)
- NYCHA Owner Extranet (eapps.nycha.info)
- 24 CFR 982.515 (ecfr.gov)
- 24 CFR 982.310(b) (ecfr.gov)
- DSS CityFHEPS Payment Standards, form DSS-8r (nyc.gov)
- 24 CFR 982.305 (ecfr.gov)
- 24 CFR 983.301 (ecfr.gov)
VoucherMatch Editorial Team
Every rule, date and dollar amount in this article is checked against the agency document it comes from, and the sources are listed above. How VoucherMatch articles are researched and corrected
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