Subsidized housing includes public housing and Section 8. Tenants who live in subsidized housing pay rent based on their income. They must report any changes in income. This might lead to changes in their rent. This article explains how the process works.
When do I have to report a change in income?
You should report any change in your income as quickly as possible, in writing. Different programs have different rules about when you have to report and what happens when your rent changes.
Section 8
If you have a Section 8 voucher, you must report the income change to the local housing authority. The local housing authority will decide your new rent. They will give you a Housing Assistance Payment (HAP) contract amendment. This amendment will include
- the total rent amount;
- the amount the housing authority will pay;
- the amount the tenant will pay;
- any utility allowance; and
- the date the new rent takes effect.
Project-based subsidies and public housing
If you have a project-based subsidy or live in public housing, report the change in income to the property manager. The property manager will decide your new rent. They will give you a lease amendment. The lease amendment will include
- the new rent;
- any utility allowance; and
- the date the new rent takes effect.
How long do I have before the new rent takes effect?
Your housing authority or property manager should tell you date the new rent takes effect. This is usually 30 days after the new income is earned. The date does not depend on when you reported the new income. If your income goes down, your new rent takes effect the month after you report it. Either way, it is best to report the change as early as possible.
What if I don't think they calculated my new rent correctly?
Section 8 vouchers
If you have a Section 8 voucher, you can request a hearing to challenge the new rent calculation. You must request the hearing within 30 days from the date of the HAP contract amendment. If you request a hearing in time, the housing authority will schedule a hearing. You have to pay the new rent amount until a change is made at a hearing.
Public housing
If you live in public housing, you can challenge a new rent calculation by filing an informal grievance with the property manager. Grievance forms should be available in the property manager’s office. You do not have to pay the new rent amount until the hearing. But if you lose the hearing, you will have to pay the difference between what you paid and what you would've paid under the new rent amount.
Project-based Section 8
If you live in a project-based Section 8 unit, read the lease amendment notice for information on how to challenge the new rent calculation. Often you can just call the property manager.
Are there other things that could change my rent?
If you have a Section 8 voucher, you might have to pay more rent if:
- your landlord is given an increase in the total monthly rent; or
- your household size decreases.
If either of these things happen, you must pay the increased rent or move to another apartment.
What if they don't change my rent on the date they're supposed to?
Hopefully the housing authority or property manager will process the rent change before the date it's supposed to take effect. If not, it is a big problem. If your income went down, this could mean that your rent stays the same, but you don't have enough money to pay for it. This is bad, especially if you have a Section 8 voucher. You could face an eviction case for not paying rent. You should talk to a lawyer as quickly as possible.
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