Housing Assistance 2026 Guide

Quick answer: In 2026, the two largest federal housing programs are the Housing Choice Voucher (Section 8) and public housing, both run by local Public Housing Agencies (PHAs). With a voucher, your rent share is usually 30% of adjusted monthly income (it may be as high as 40%), and you apply only through your local PHA — never through HUD directly.

Key takeaways

• The Housing Choice Voucher is the federal government’s major rental assistance program, serving more than 2.3 million families through roughly 2,000 PHAs.
• Voucher rent share: usually 30% of adjusted monthly income, may be as high as 40%.
• FY2026 HUD income limits took effect May 1, 2026, and vary by county and metro area — no single national dollar limit.
• The federal Emergency Rental Assistance (ERA) program has ended; there are no federal ERA applications.
• Apply through your local PHA (directory: hud.gov/contactus/public-housing-contacts).

What federal housing assistance includes in 2026

Federal housing assistance is funded by HUD and delivered locally. Most help is one of two types: a rental subsidy you take to a private landlord (the Housing Choice Voucher) or government-owned apartments you rent directly (public housing). Separate supportive-housing programs — Section 202 for seniors and Section 811 for people with disabilities — have their own properties and rules.

The main programs at a glance

Program	Who it serves	How rent generally works
Housing Choice Voucher (Section 8)	Low-income renters using private-market housing	Usually 30% of adjusted monthly income, may be as high as 40%; PHA pays the rest up to a payment standard
Public housing	Low-income families, seniors, and people with disabilities in government-owned units	Highest of 30% adjusted income, 10% gross income, or welfare rent; minimum rent about $25–$50
Section 202	Seniors age 62 and older with low incomes	Income-based rent in supportive senior housing
Section 811	Low-income persons with disabilities	Income-based rent in supportive, accessible housing
Emergency rent help	Renters in crisis — state and local programs only in 2026	Varies by program; the federal ERA program has ended

Who qualifies in 2026

Eligibility depends mainly on income compared with your area’s median income (AMI). For public housing, “lower income” generally means at or below 80% of AMI and “very low income” at or below 50%; vouchers generally target extremely-low- and very-low-income households under HUD’s published limits. FY2026 income limits are effective May 1, 2026, and are area-based — look up your county and household size on HUD’s tool at huduser.gov rather than relying on any single national number.

Beyond income, you generally must be a U.S. citizen or eligible non-citizen, the head of household needs a Social Security number, and PHAs screen applicants; certain convictions can disqualify a household. Local preferences may also affect your place in line.

How rent is calculated

With a voucher, your family rent portion is usually 30% of adjusted monthly income, and may be as high as 40% when the unit’s rent exceeds the payment standard. The PHA pays the difference between your portion and the payment standard directly to your landlord. The payment standard reflects local rents by bedroom size — it is a subsidy limit, not a cap on what a landlord may charge.

In public housing, rent is generally the highest of: 30% of adjusted monthly income, 10% of gross monthly income, or the welfare rent where applicable. Agencies apply deductions ($480 per dependent; $400 for elderly or disabled families) and may set a minimum rent of about $25–$50, with hardship exemptions.

How to apply

You apply only through a local PHA — HUD does not take applications directly. Find your agency in HUD’s PHA directory (hud.gov/contactus/public-housing-contacts), check whether its waiting lists are open, and apply to more than one PHA if you can. Non-resident applicants may need to lease in the PHA’s jurisdiction for the first 12 months, and once a voucher is issued you typically have about 60–120 days to find a unit. See How to Apply for Housing Assistance and Section 8 Waiting Lists 2026.

Seniors and people with disabilities

Two supportive-housing programs are distinct and often confused. Section 202 (Supportive Housing for the Elderly) subsidizes rental housing for low-income seniors age 62 and older; Section 811 serves low-income persons with disabilities. Seniors can also use public housing, vouchers, and HUD’s Resource Locator at resources.hud.gov — see Senior Housing Assistance Programs and Disability Housing Assistance Programs.

Emergency rental assistance in 2026

The federal Emergency Rental Assistance program has ended: Treasury states the ERA2 period of performance ended September 30, 2025, and grantees may no longer use ERA2 funds to assist renters, so there are no federal ERA applications. If you are behind on rent, use the CFPB’s rental-assistance finder for state and local programs, or call 211. Also see Emergency Rental Assistance Programs, LIHEAP, and TANF.

Sources

• HUD — Housing Choice Vouchers
• HUD — HCV Information for Tenants
• HUD — Public Housing
• HUD — FY2026 Income Limits
• HUD — PHA Contact Directory
• U.S. Treasury — Emergency Rental Assistance
• CFPB — Find Help with Rent and Utilities

Last fact-check: July 29, 2026

Editorial status: Independent subject-matter review has not been completed.