Section 8 Annual Recertification NYC: NYCHA, HPD and HCR
Quick answerIn New York City, as of October 2026, three agencies run Section 8 and each recertifies differently. NYCHA tenants recertify online about five months ahead. HPD mails a paper package 90 to 120 days ahead, due on the date printed on it. NYS HCR tenants use the MyHousing Portal. Each agency then sends the tenant and the landlord a notice with the new rent split. Miss the deadline and the agency starts termination, with warning notices first.
- 150 daysNYCHA's notice before your recertification date
- 90 to 120 dayshow far ahead HPD mails its package
- 30 daysHPD's return window, counted from receipt
- 10 business daysto report an income change to HCR
- 30 days' noticebefore a higher tenant share starts
- January 1, 2027HUD's new income rules are enforced
- NYCHAThe largest program. You recertify on the Self-Service Portal. Help: 718-707-7771.
- HPDYou complete a paper package and send it back by upload, email or fax. Help: 917-286-4300.
- NYS HCRYou recertify in the MyHousing Portal or with your case manager. Portal help: 833-791-2748.
Not sure which is yours? The City's checklist says to check the letterhead on any letter about your subsidy, or call HPD or NYCHA. The comparison of HPD, NYCHA and HCR Section 8 explains how the three programs differ.
What Is Annual Recertification?
Annual recertification is the yearly review in which your agency re-verifies your household's income, assets, expenses and members, then recalculates how the rent is split between you and the subsidy. Federal rules require it at least once a year (24 CFR 982.516).
Your share is the highest of four amounts (24 CFR 5.628):
- 30% of monthly adjusted income
- 10% of monthly income
- The housing portion of a public assistance grant
- The agency's minimum rent: $50 at NYCHA and HCR, $0 at HPD
ExampleA hypothetical family earns $30,000 a year and has one child. The federal dependent deduction is $480, so adjusted income is $29,520, or $2,460 a month. Thirty percent is $738. Ten percent of monthly income ($2,500) is $250. The family's share is $738, the higher figure.
If the rent plus utilities is above the agency's payment standard, you pay the difference on top. The review also applies the current payment standard and utility allowance, so your share can move in a year when your income did not.
When Is Recertification Due?
Your deadline is the date printed on the notice or package your agency sends, and each agency starts the clock at a different point.
| Agency | When the notice comes | Your deadline |
|---|---|---|
| NYCHA | 150 days before your annual recertification date | The return date on the Annual Recertification Notification |
| HPD | Generally at least 90 to 120 days before your recertification date | The date printed on the package, or 30 calendar days after you receive it |
| NYS HCR | The process begins 90 to 120 days before the effective date; the portal opens 120 days ahead | The deadline in your letter or the interview date |
What it means: use the printed date. HPD treats a package as received five calendar days after it is mailed.
Source: NYCHA Administrative Plan, section XVIII; HPD Administrative Plan, section 13.1; HCR Administrative Plan, section 11-I.C.
No agency publishes what to do if no notice arrives. If your date is inside the lead time above and nothing has come, call your agency.
How to Complete Recertification
How you recertify depends on the agency: NYCHA and HCR use an online portal, and HPD uses a package of forms you return.
NYCHA Section 8
NYCHA tenants recertify at selfserve.nycha.info: choose Manage Your Account, open the Annual Recertification tile, update every household member, then add documents. Without internet, call 718-707-7771 to ask for a paper packet.
The VoucherMatch NYCHA recertification walkthrough covers each screen, the documents and the warning notices.
HPD Section 8
HPD has no online recertification form: you fill in the Recertification Package and send it back.
- 1Find the due dateIt is on the cover, under "Complete Package Due On or Before".
- 2Fill in the Household SummaryList every member, all income, all assets and any real estate. Leaving assets blank declares that you have none.
- 3Collect signaturesEvery member 18 or older signs Form 1 and Form 10. The head of household signs the cover.
- 4Add the forms that applyForms 2 to 9 cover household changes, wages, assets, medical, disability, student and childcare items.
- 5Attach proofHPD's plan asks for documents dated within 60 days of the day you return the package.
- 6Send itUpload at the Document Upload Portal, send by encrypted email to DTRAI@hpd.nyc.gov, or fax to 212-863-5299.
What it means: keep a copy and proof of the day you sent it.
Source: HPD Recertification Package (revised March 2025) and Section 8 Forms page.
TipStill waiting on a pay stub or a bank letter? HPD's plan says it accepts a partially completed package while you are getting income documents, so send what you have by the due date.
HCR Section 8
HCR tenants in the five boroughs recertify online in the MyHousing Portal, which needs a NY.gov ID.
- 1Watch for the letterHCR sends a letter, and registered portal users also get an email.
- 2Open the wizardLog in, choose "Complete My Annual" under Actions, then "Get Started".
- 3Update and attachReview household members, income, assets and expenses, and attach photos or scans of documents.
- 4Sign and submitEvery adult signs on screen. After you submit, you cannot edit until the review is finished.
What it means: HCR's plan also lets an administrator require an interview or run the review by mail, so follow the method your own letter names.
Source: NYS HCR, MyHousing Resident Portal FAQ (March 2026).
Required Documents
Every agency wants proof of each figure you report, and the lists differ in small ways.
Income Documentation
| Income | What HPD's package asks for | What NYCHA's checklist asks for |
|---|---|---|
| Job | Two recent consecutive pay stubs, an employer letter, or Form 4 | At least two consecutive pay stubs, W-2 or employer verification |
| Self-employment or gig work | A complete signed copy of your most recent tax return | Federal and state tax returns, 1099s |
| Social Security or SSI | The amount only; HPD verifies it in HUD's income database | Award or benefit letter |
| Public assistance | Letter stating the benefit amount | Budget letter |
| Child support or alimony | Official documentation, or a letter from the payer | Provider statement or court order |
| Help from family or friends | Signed statement from the giver | Contributor statement |
What it means: no agency asks for two years of tax returns or four to eight weeks of stubs.
Source: HPD Recertification Package, "What is Income?"; NYCHA recertification checklist.
Asset Documentation
Report every asset, including those in a child's name. HPD's package lists these:
- Bank accounts: the most recent statement or a bank letter. NYCHA wants all pages.
- Online financial accounts: online wallets and money-transfer accounts where you keep cash
- Investments and retirement accounts: the most recent statement
- Real estate: property tax and mortgage statements, plus HPD's Real Estate Declaration
- Life insurance with cash value, trusts, annuities: proof of value
EBT, SNAP and WIC accounts are not assets, HPD says.
Expense Documentation (for deductions)
Deductions lower your adjusted income, and you get them only with proof.
- Medical expenses: available when the head, co-head or spouse is 62 or older or disabled. Send receipts, insurance statements or a pharmacy printout.
- Disability expenses: unreimbursed care or equipment that lets a household member work
- Childcare: for children 12 or younger, when the care lets a family member work, study or look for work. The provider signs HPD's Form 9.
Household Composition
You do not re-prove everyone's identity each year. HCR's plan says identity, age, Social Security numbers and citizenship are normally not re-verified annually.
- Form 2. Request to Add a Household Member
- Identity. photo ID, Social Security card and birth certificate
- Address. proof of most recent address
- Consent. a signed Form 1
- Income. proof of any income
For a child, HPD asks for a birth certificate, Social Security card and custody documents. Full-time students 18 or older need school verification.
Required Forms
The forms carry the same information at each agency under different names.
NYCHA
- Affidavit of Income. one for every household member
- Third-Party Verification consent. every member 18 or older
- Debts Owed to PHA. every member 18 or older, if not already on file
HPD
- Form 1. Authorization for the Release of Information, signed by every adult
- Forms 2 and 3. add or remove a household member
- Form 4. Verification of Wages
- Form 5. Verification of Assets
- Forms 6 and 7. unreimbursed medical and disability expenses
- Form 8. Verification of Student Status
- Form 9. Verification of Childcare Expenses
- Form 10. Debts Owed to Public Housing Agencies and Terminations, signed by every adult
What it means: a missing page can be downloaded there on its own.
Source: HPD Section 8 Forms page.
HUD issues no recertification packet of its own. HPD's Form 1 is HUD's consent form, HUD-9886-A.
What Happens After You Submit
The agency verifies what you reported, recalculates the split, and sends the same notice to you and your landlord.
| Agency | Name of the notice | What it shows |
|---|---|---|
| NYCHA | Voucher Payment Change Notification | Contract rent, your share, NYCHA's subsidy |
| HPD | Rent Breakdown Letter | New tenant share, new HPD payment, rent to owner, effective dates |
| NYS HCR | Notice of new family share | New payment, family share and tenant rent, each with its effective date |
What it means: your recertification is finished when this notice arrives, not when you press submit.
Source: NYCHA recertification checklist; HPD Administrative Plan, section 13.1; HCR Administrative Plan, section 11-III.C.
If Your Income Changed
A recertification changes the split, not the rent your landlord receives: higher income raises your share and lowers the subsidy by the same amount.
- Your share goes upHPD and NYCHA start it the first of the month after a full 30 days' notice. HCR starts it on your anniversary date with at least 30 days' notice.
- Your share goes downHPD and HCR start it on your anniversary date.
- You were lateAt HPD the change starts the month after your documents are complete. HCR backdates an increase to the scheduled date, and you owe the difference.
The guide to what happens when income goes up walks through the increase cases.
Interim Recertifications
An interim recertification adjusts your share between annual reviews, and federal rules let you ask for one after any change in income or household.
| Agency | What you must report, and when |
|---|---|
| NYCHA | Every change in income or household, within 30 days |
| HPD | Household changes within 30 days. Income increases wait for the next annual. Decreases can be reported any time. |
| NYS HCR | Every income change, and births or departures, within 10 business days |
What it means: report a pay cut at once. HPD backdates the lower share to the month after you reported it if your documents arrive within 90 days.
Source: NYCHA Administrative Plan, section XIX; HPD Administrative Plan, section 13.2; HCR Administrative Plan, sections 11-II.B and 11-II.C.
HPD tenants use the Reporting Decrease in Income form. HCR tenants use "Report a Change" in the portal. NYCHA tenants use the portal or 718-707-7771. See how to report an income change.
What If You Miss the Deadline?
A missed deadline starts a termination process with written warnings, and sending the missing items during a warning window is how you stop it.
| Agency | First notice | Final notice | Hearing deadline |
|---|---|---|---|
| NYCHA | Request for Additional Information, then a TW-1 warning: 15 days | T-1, then T-3 | 20 days from the T-1; 45 days from the T-3 |
| HPD | Pre-Termination Notice of Section 8 Non-Compliance: 15 days to send documents or ask for a conference | Notice of Section 8 Rent Subsidy Termination | 30 calendar days from the date on the notice |
| NYS HCR | A second notice with a new deadline | Notice of termination | 10 business days, in writing |
What it means: the dates on the notice in your hand control.
Source: HPD, Terminations and Appeals; NYC Continuum of Care, Recertification Termination Intervention Guide (NYCHA day counts); HCR Administrative Plan, sections 11-I.C and 16-III.
Watch outAn HPD termination takes effect the month after the notice.HPD terminations take effect on the last day of the month after the termination notice is sent. The City's guide says HPD may reinstate a subsidy if you ask within a year and meet its requirements.
For free legal help, call 311 and ask for the Tenant Helpline, or the Legal Aid Society at 212-577-3300. A separate guide to appealing a Section 8 termination covers the hearing.
What Landlords See and Do at Recertification
A landlord's part is small: the agency tells you the new split, and you collect the tenant's new share from the effective date on the notice.
- 1Nothing at the startThe notice and forms go to the tenant. HUD's consent form says private owners may not request or receive the income information it releases.
- 2The result noticeYou get the same notice as the tenant, with the new tenant share, the new subsidy and the effective date.
- 3The portal viewNYCHA shows tenant rent shares in the Owner Extranet. HPD's Owner Portal shows payment histories. HCR's portal shows payments and tenant information.
- 4A termination notice, if it comes to thatNYCHA sends owners a T-4L. HPD sends an Owner Termination notice with the date payments end.
What it means: the notice, not the tenant's word, is your record of what to charge.
Source: NYCHA owner page; HPD Owner Portal page; NYC Continuum of Care guide.
- Do not bill the tenant for the agency's shareHPD says owners may not hold tenants responsible for HPD's portion and should call 917-286-4300 about a payment problem. NYCHA says you may not sue a tenant for its subsidy portion.
- Charge only the stated shareHPD says an owner may never charge more than the amount on the latest Rent Breakdown Letter.
- Before court, tell NYCHAFor nonpayment of the tenant share, or a holdover after a subsidy ends, NYCHA requires Form 059.518 first, with proof you mailed it to the tenant.
- Ask for a rent increase separatelyRecertification does not raise the contract rent. HPD wants the request at least 60 days ahead. See requesting a Section 8 rent increase in NYC.
What Changes on January 1, 2027
HUD will enforce the rest of its HOTMA income and asset rule for reviews effective January 1, 2027 or later, and says agencies that start annuals 120 days ahead begin using it in September 2026 (Notice PIH 2026-15).
| Item | Old rule | HOTMA rule |
|---|---|---|
| Medical and disability expenses | Deduct the part above 3% of income | Above 10%, phased in at 5%, then 7.5%, for families who already had the deduction |
| Elderly or disabled household deduction | $400 | $525, adjusted yearly |
| Proving assets | Self-certify only up to $5,000 | Self-certify if net assets are $50,000 or less; verified every three years |
What it means: the new rules reach you at your first review dated 2027. The rule also bars assistance above $100,000 in net assets.
Source: 24 CFR 5.611, 5.618 and 982.516; NYCHA Administrative Plan, Appendix D; NYC Continuum of Care quick guide.
- NYS HCRIts plan applies the new provisions to every transaction effective January 1, 2027 or later.
- NYCHAIts plan says it will tell participants the date, and that it will not apply the asset limit to current residents.
- HPDNo date published. Its plan describes the 10% threshold, but its current Form 6 still says 3%.
HUD has enforced the HOTMA income and asset rule in stages. The dates below are the effective date of the review, not the day you hear about it.
| Change | What it does | Enforced from |
|---|---|---|
| Consent form HUD-9886-A | Signed once, then only when an adult joins or a member turns 18. Adds bank records. | February 1, 2025 |
| De minimis error rule | An income error of $30 a month or less is not a violation, but must be corrected. | July 1, 2025 |
| New income exclusions and definitions | Changes what counts as income. | July 1, 2025 |
| Prior-year income | The annual review uses the previous 12 months, adjusted for changes not already processed. | January 1, 2027 |
| Asset limit | No assistance above $105,574 in net assets (2026) or $109,797 (2027), or with a home the family could live in and sell. An agency may adopt a policy not to enforce it at recertification. | January 1, 2027 |
| Asset self-certification | The agency may accept a signed statement up to $52,787 (2026) or $54,898 (2027), with full verification every 3 years. | January 1, 2027 |
| Interim 10 percent rules | Thresholds for when an interim adjustment is required. | January 1, 2027 |
What it means: HUD's example is that agencies starting annuals 120 days ahead "will need to begin using HOTMA policies to collect and verify family income beginning in September 2026."
Source: Notice PIH 2026-15 (May 14, 2026), Appendix A; Notice PIH 2024-38; 24 CFR 5.609(c) and 5.618; HUD's 2026 and 2027 tables.
Watch outYour agency's plan, not the 2027 date, decides your 2026 review.The January 1, 2027 date does not cover Moving to Work agencies or agencies that use only HUD's Family Reporting Software. Their date is "to be communicated by HUD". An agency may also adopt the rules sooner, so the local plan decides what applies to a 2026 review.
Tips for Smooth Recertification
These four habits keep a file from stalling.
- Use the agency's own date. the printed return date, not your lease date
- Keep proof of sending. a fax confirmation, a sent email, or an upload receipt
- Keep your contact details current. HPD has a Contact Information and Language Update form on its forms page
- Answer every follow-up letter. HCR gives 10 business days for missing items, with extensions on request
Frequently Asked Questions
How long does Section 8 recertification take in NYC?
No agency publishes a processing time.
- It opens: 150 days ahead at NYCHA, 90 to 120 days ahead at HPD and HCR
- It ends: when the rent notice arrives
Can I recertify for Section 8 online?
Yes at NYCHA and HCR, partly at HPD.
- NYCHA: the Self-Service Portal
- HCR: the MyHousing Portal
- HPD: a paper package you can upload, email or fax
Where is the HPD recertification package PDF?
- Where: HPD's Section 8 Forms page, in English and Spanish
- Single forms: each numbered form is posted there separately
What is the Affidavit of Income?
It is NYCHA's core recertification form.
- Who completes it: one for every household member
- What else it holds: your return date, in Section A.4
- Other agencies: HPD and HCR do not use that name
Do I have to recertify if nothing changed?
- Yes: the review is required every year
- Unchanged expenses: HPD's package says to complete the expense forms anyway
What if a household member refuses to sign consent forms?
Watch outAn adult who refuses the consent form can end the household's assistance.Every adult must sign HUD's consent form, and the form says refusal can end the household's assistance. Under the newer rules adults sign once, not every year: HPD's plan and NYCHA's plan both say so.
What if I disagree with my new rent calculation?
- Your right: an informal hearing on how your income and share were calculated (24 CFR 982.555)
- Your deadline: printed on the notice
Contact Information
| Agency | Phone | Office or portal |
|---|---|---|
| NYCHA Section 8 | 718-707-7771, Monday to Friday, 8 am to 5 pm | selfserve.nycha.info; walk-in centers |
| HPD Section 8 | 917-286-4300 (Client Services) | 100 Gold Street, Manhattan, weekdays 9 am to 4 pm; DTRAI@hpd.nyc.gov |
| NYS HCR Section 8 | 212-480-6672 (Subsidy Services Bureau); 833-791-2748 (portal help, Monday to Friday, 8:30 am to 4:30 pm) | 25 Beaver Street, 2nd Floor, New York, NY 10004 |
What it means: HPD says email is the best way to reach its staff, and that Client Services returns calls when you leave a message.
Source: NYCHA Tenants FAQ; HPD About Section 8; NYS HCR Section 8 page.
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Resources
- HPD Recertification Package (PDF)
- HPD Section 8 Forms
- NYCHA: Reporting Changes to Income and Family Composition
- NYS HCR Section 8 Portals: guides and videos
- NYC Tenant Resource Portal
Next step: find the due date on your notice or package cover today, and write it where you will see it. Landlords: check that the share you are collecting matches the latest notice.
Looking for a new apartment with your Section 8 voucher? Browse available listings from landlords who accept vouchers. Landlord accepting Section 8? List your property and connect with voucher holders searching for housing.
Prepare the records your agency asks for
Keep copies of the income and account records you submit, along with the submission receipt.
United States
Apartment proof of income without pay stubsPrepare benefit letters and other income records when you do not have pay stubs; confirm what the receiving office accepts.
United States
Does Section 8 Check Your Bank Account? What It Can SeeUnderstand bank-account verification and why income, assets and the documents requested are separate questions.
How this article was checked
Last checked: October 4, 2026, against HPD's Housing Choice Voucher Administrative Plan (April 15, 2025) and its current Recertification Package, NYS HCR's Administrative Plan Version 2026-2 (October 1, 2026) and MyHousing Resident Portal FAQ, NYCHA's Administrative Plan (effective May 2026) and owner FAQ, HUD Notice PIH 2026-15, and 24 CFR 982.516, 5.611, 5.618 and 5.628.
Sources for this article (32)
- Housing Choice Voucher Administrative Plan (nyc.gov)
- Recertification Package (nyc.gov)
- Administrative Plan Version 2026-2 (hcr.ny.gov)
- Administrative Plan (nyc.gov)
- 24 CFR 982.516 (ecfr.gov)
- 24 CFR 5.628 (ecfr.gov)
- selfserve.nycha.info (selfserve.nycha.info)
- Document Upload Portal (a806-asap.nyc.gov)
- Section 8 Forms page (nyc.gov)
- MyHousing Portal (section8.hcr.ny.gov)
- MyHousing Resident Portal FAQ (hcr.ny.gov)
- recertification checklist (nyc.gov)
- Reporting Decrease in Income form (nyc.gov)
- Terminations and Appeals (nyc.gov)
- Recertification Termination Intervention Guide (nyc.gov)
- Owner Extranet (eapps.nycha.info)
- owner page (nyc.gov)
- Owner Portal page (nyc.gov)
- Notice PIH 2026-15 (hud.gov)
- 24 CFR 5.611 (ecfr.gov)
- 5.618 (ecfr.gov)
- Notice PIH 2024-38 (hud.gov)
- 24 CFR 5.609(c) (ecfr.gov)
- 2026 (huduser.gov)
- 2027 (huduser.gov)
- 24 CFR 982.555 (ecfr.gov)
- walk-in centers (nyc.gov)
- About Section 8 (nyc.gov)
- Section 8 page (hcr.ny.gov)
- NYCHA: Reporting Changes to Income and Family Composition (nyc.gov)
- NYS HCR Section 8 Portals: guides and videos (hcr.ny.gov)
- NYC Tenant Resource Portal (nyc.gov)
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