Section 8 in Providence, RI: Rent Limits and Housing Authorities
Providence-Warwick, RI-MA metro area. FY2027 Fair Market Rents, active voucher counts, the housing authorities that run the program here, and whether landlords can legally refuse a voucher. Every figure comes straight from HUD data.
Fair Market Rent by bedroom count
HUD rent benchmarks for FY2027, effective October 1, 2026. These are not adopted housing-authority payment standards or household subsidy amounts. The illustration shows 90% to 110% of FMR; ZIP-based schedules, approved exceptions and Moving to Work rules can differ.
| Bedrooms | FMR | Illustration: 90% to 110% of FMR |
|---|---|---|
| Efficiency (studio) | $1,423 | $1,281 to $1,565 |
| 1-bedroom | $1,509 | $1,358 to $1,660 |
| 2-bedroom | $1,879 | $1,691 to $2,067 |
| 3-bedroom | $2,302 | $2,072 to $2,532 |
| 4-bedroom | $2,615 | $2,354 to $2,877 |
The two-bedroom HUD benchmark for Providence is $1,879. Multiplying by 90% and 110% gives $1,691 to $2,067, not an approval range. Gross rent includes the applicable allowance for tenant-paid utilities. Your agency must calculate assistance using its adopted standard, your household and the proposed unit.
What changed from FY2026 to FY2027 in Providence
HUD's two-bedroom Fair Market Rent for the Providence-Warwick, RI-MA metro rose from $1,729 in FY2026 to $1,879 in FY2027, a change of +$150 a month (+8.7%). FY2027 figures took effect on October 1, 2026.
| Bedrooms | FY2026 | FY2027 | Change |
|---|---|---|---|
| Efficiency (studio) | $1,318 | $1,423 | +$105 (+8.0%) |
| 1-bedroom | $1,402 | $1,509 | +$107 (+7.6%) |
| 2-bedroom | $1,729 | $1,879 | +$150 (+8.7%) |
| 3-bedroom | $2,087 | $2,302 | +$215 (+10.3%) |
| 4-bedroom | $2,480 | $2,615 | +$135 (+5.4%) |
The FMR is not what the voucher pays. Each housing authority sets its own payment standard. The basic range is 90% to 110% of the applicable FMR or SAFMR, with exceptions and Moving to Work policies that may differ. A HUD effective date is not a household rent-change notice. Confirm the adopted schedule and its application to your lease or reexamination with your agency.
Already renting with a voucher in Providence? Under standard HCV rules, once the housing authority raises its payment standard, the higher amount must be used for your subsidy no later than the earliest of three dates: a rent increase that would raise your share, your next regular or interim reexamination, or one year after the increase took effect (24 CFR 982.505(c)(4)). Confirm any applicable Moving to Work policy with your agency.
Landlords: a higher FMR does not raise a contract rent by itself. You still request the increase from the housing authority, and the new rent has to pass its rent reasonableness review against comparable unassisted units.
Source: HUD Fair Market Rents, FY2026 and FY2027, huduser.gov.
Voucher demand in this metro
Aggregated from HUD Public Housing Authority data (FY2026). High utilization means most vouchers issued here are already placed in a unit, so landlords who accept vouchers fill vacancies from a deep, reliable applicant pool.
Housing authorities serving Providence
15 PHAs administer vouchers in this metro. Apply with (or contact) the PHA that covers the specific address.
- Status unknown
Housing Authority Providence
Providence , RI · RI001 · 2,674 HCV units
4017516400 - Status unknown
Fall River Housing Authority
Fall River , MA · MA006 · 2,477 HCV units
5086753500 - Status unknown
Rhode Island Housing
Providence , RI · RI901 · 2,010 HCV units
4014431614 - Status unknown
New Bedford Housing Authority
New Bedford , MA · MA007 · 1,932 HCV units
5089974800 - Status unknown
Taunton Housing Authority
Taunton , MA · MA017 · 1,165 HCV units
5088236308 - Status unknown
Housing Authority of the City of Pawtucket
Pawtucket , RI · RI002 · 800 HCV units
4017216000 - Status unknown
Woonsocket Housing Authority
Woonsocket , RI · RI003 · 740 HCV units
4017678000 - Status unknown
the Housing Authority of the City of Newport
Newport , RI · RI005 · 617 HCV units
4018470185 - Status unknown
Central Falls Housing Authority
Central Falls , RI · RI004 · 598 HCV units
4016488298 - Status unknown
East Providence Housing Authority
East Providence , RI · RI007 · 470 HCV units
4018656420 - Status unknown
Cumberland Housing Authority
Cumberland , RI · RI010 · 384 HCV units
4013342678 - Status unknown
Warwick Housing Authority
Warwick , RI · RI011 · 349 HCV units
4017328500 - Status unknown
East Greenwich Housing Authority
East Greenwich , RI · RI024 · 292 HCV units
4018852610 - Status unknown
Coventry Housing Authority
Coventry , RI · RI016 · 282 HCV units
4018284367 - Status unknown
Bristol Housing Authority
Bristol , RI · RI019 · 273 HCV units
4012534464
Can a landlord refuse Section 8 in Providence, RI?
No. Rhode Island law prohibits landlords from refusing a renter because they pay with a Section 8 voucher. That protection applies in Providence, RI. If you were turned away for having a voucher, that refusal may be illegal.
Rhode Island Fair Housing Practices Act, R.I. Gen. Laws §34-37 (amended 2021)
Lawful source of income added as a protected class in 2021. PRRAC Appendix B (March 2026).
View statute →Informational only, not legal advice. Laws change, so verify current status before acting on a rejection or making a leasing decision.
Counties in the Providence metro
County pages show the local voucher count, the housing authorities that serve it, and ZIP-level rent limits where HUD publishes them.
Frequently asked questions
- How much does Section 8 pay for a 2-bedroom in Providence?
- In the Providence-Warwick, RI-MA metro, the FY2027 two-bedroom Fair Market Rent is $1,879 per month. For illustration, 90% to 110% of that benchmark is roughly $1,691 to $2,067. This is not an adopted payment standard or subsidy quote. ZIP schedules, approved exceptions and Moving to Work rules may differ. Gross rent includes the applicable allowance for tenant-paid utilities.
- What are the FY2027 Fair Market Rents in Providence?
- HUD's FY2027 Fair Market Rents for the Providence-Warwick, RI-MA metro, by bedroom size: studio $1,423, 1-bedroom $1,509, 2-bedroom $1,879, 3-bedroom $2,302, 4-bedroom $2,615. These are HUD benchmarks, not household subsidy amounts. Confirm whether your agency uses ZIP-based standards and which schedule applies to your unit.
- Did Section 8 rent limits change in Providence for FY2027?
- The two-bedroom Fair Market Rent for the Providence-Warwick, RI-MA metro went from $1,729 in FY2026 to $1,879 in FY2027, an increase of $150 a month. FY2027 Fair Market Rents took effect on October 1, 2026. HUD's effective date does not automatically change a household's assistance. Ask your administering agency which adopted schedule and effective date apply to a new lease, move or reexamination.
- How do I apply for Section 8 in Providence?
- Section 8 in Providence is administered by Housing Authority Providence, Fall River Housing Authority, Rhode Island Housing and other local housing authorities. Each agency has its own application process, waiting lists and preferences. You may apply to more than one agency when eligible lists are open; a listing inquiry is not a voucher application. If you already have a voucher, confirm the receiving agency and any portability requirements for the proposed address.
Find Section 8 apartments in Providence
VoucherMatch connects voucher holders with landlords who accept Section 8, and it is free for renters. The administering housing authority must approve the actual unit, rent and household assistance calculation.
Rent limits from HUD FY2027 Fair Market Rent data. Investor running the numbers? The RentalCalcs voucher analyzer uses this same dataset.