HAVEN Act Slashes Tenant Rent Payments to 20% of Income, Adds 2 Million Vouchers, and Bans Source-of-Income Discrimination

The Housing Accessibility and Voucher Expansion Now Act, or the HAVEN Act, is a massive overhaul of how federal rental assistance works, focusing on making housing cheaper and more accessible for low-income Americans. If you or anyone you know relies on public housing or a Section 8 voucher, this bill represents a significant shift in financial pressure and access.

The Rent Check Just Got Smaller

The biggest financial headline here is tucked into Section 2: it lowers the required rental contribution for tenants in several major federal housing programs (including public housing and various subsidized housing programs) from 30% of their adjusted gross income down to 20%. Think about that for a second. For a family currently paying $500 a month in rent, this change could potentially free up $167 a month—money that could go toward groceries, childcare, or transportation. This isn't just about saving money; it’s about significantly reducing the cost burden for millions of households. The federal government will pick up the difference, which means Congress has to be ready to fund that larger subsidy gap going forward.

No More ‘Voucher Discrimination’

Section 4 takes a huge swing at housing discrimination by amending the Fair Housing Act to include "lawful source of income" as a protected class. This is a game-changer for people holding Section 8 vouchers, disability payments, or Social Security income. Currently, many landlords can legally refuse to rent to you simply because your income comes from a government source, even if you qualify financially. This provision makes that practice illegal nationwide. For a single mom with a voucher trying to move closer to a better job or school, this instantly opens up countless housing opportunities that were previously closed off.

The Voucher Program Gets a Turbocharge

If you’ve ever tried to get a Section 8 voucher, you know the waiting lists can be years long—if they’re open at all. Section 8 tackles this head-on with an unprecedented expansion. Over the four fiscal years from 2026 through 2029, the bill authorizes funding for 2 million new Housing Choice Vouchers. That's 500,000 new vouchers in the first year, and 500,000 each year after that until 2029. Crucially, the bill then mandates that five years after enactment, the Section 8 program must become an entitlement. This means that any family meeting the income eligibility requirements (80% of the area median income) will be guaranteed a voucher, ending the waiting list nightmare entirely. This is a massive commitment that fundamentally changes the nature of federal housing assistance.

Smarter Rent Calculations and Dedicated Navigators

Two other provisions focus on making the existing voucher program work better. Section 6 requires HUD to switch from using broad metropolitan areas to zip code-level data when setting Fair Market Rents (FMRs) starting in 2026. This is a smart move. In cities with wildly different neighborhood costs, using a zip code FMR means the voucher amount will more accurately reflect the actual cost of an apartment in a specific area, making it easier for voucher holders to afford housing in higher-opportunity neighborhoods.

Meanwhile, Section 5 sets aside $20 million annually for a new Housing Navigation Grant program. Public Housing Agencies (PHAs) can use this money to hire navigators or fund nonprofits to actively help families with vouchers search for housing and work with landlords. This acknowledges the reality that finding a landlord who accepts a voucher is often the hardest part of the process—it’s not enough to just have the money; you need help finding the door.

Streamlining the Bureaucracy

Finally, the bill addresses the frustrating speed of the system. Section 9 requires HUD to update its performance assessment program (SEMAP) to specifically measure and track how quickly PHAs approve applications—both for eligible families seeking housing and for landlords wanting to participate. If you’ve ever waited months for a simple approval signature, you know how vital this is. By adding speed metrics, the bill aims to reduce the red tape and administrative drag that often leaves apartments empty while families wait for paperwork to clear. This also helps landlords, making the program more attractive to them by promising faster approvals and payments.