HAVEN Act Aims to Cut Rent Share to 20% for Federally Assisted Housing, Massively Expand Vouchers Starting 2026

The HAVEN Act is looking to make some big moves in federal housing assistance, primarily by lowering the share of income families in these programs pay for rent from 30% down to 20%. This bill, officially the "Housing Accessibility and Voucher Expansion Now Act," aims to ease financial burdens for folks in programs like public housing and those using Housing Choice Vouchers. It also plans to significantly beef up the number of vouchers available and strengthen protections against housing discrimination.

Your Rent Bill Might Get a Break

One of the most direct impacts of the HAVEN Act could be more money in your pocket if you're in certain federal housing programs. Section 2 of the bill changes the rent calculation: instead of paying 30% of your monthly adjusted income towards rent, you'd pay 20%. For example, if your household's adjusted monthly income is $1,500, your rent contribution could drop from $450 down to $300. This adjustment applies to several major programs, including traditional public housing (under Section 3(a)(1)(A) of the U.S. Housing Act of 1937), the Housing Choice Voucher program (Section 8(o)(2)(A)(i)), and assistance programs for the elderly and persons with disabilities (Section 202(c)(3) of the Housing Act of 1959 and Section 811(d)(3) of the Cranston-Gonzalez National Affordable Housing Act, respectively). The Department of Housing and Urban Development (HUD) is also tasked with trying to ensure these changes don't inadvertently reduce the total number of people receiving assistance.

More Help on the Way: Vouchers and Funding Boost

The Act doesn't just aim to make existing assistance more affordable; it seeks to expand its reach. Section 8 outlines a major expansion of the Housing Choice Voucher program. Starting in fiscal year 2026, an additional 500,000 incremental vouchers are slated for allocation. This is followed by another 1.5 million vouchers from 2027 through 2029 (500,000 each year). The long-term goal, as stated in the bill, is that five years after enactment, any family eligible for tenant-based rental assistance under Section 8(o) would be entitled to it, provided they remain eligible. An "eligible household" is defined as one with an income not exceeding 80% of the area median income. To support this expansion and ongoing programs, Section 3 extends funding authorizations for key housing acts, like the U.S. Housing Act of 1937, through fiscal year 2026 and for each year thereafter.

Fairer Housing, Easier Searches

Two other significant changes aim to tackle discrimination and the practical challenge of finding a home with a voucher. First, Section 4 amends the Fair Housing Act to include "lawful source of income" as a protected category. This means landlords generally couldn't refuse to rent to someone just because their income includes a housing voucher, child support, or other forms of legal income. This would apply to the sale, rental, and financing of housing. Second, recognizing that having a voucher doesn't always mean easily finding a place, Section 5 establishes a housing navigation grant program. No later than one year after enactment, HUD would award grants to public housing agencies (PHAs) – the local bodies that administer federal housing programs. These PHAs (or non-profits they subgrant to) must use the funds, authorized at $20 million for FY2026 and annually thereafter, to help families find suitable housing or to engage with property owners to increase acceptance of vouchers.

Behind the Scenes: Smarter Systems for Housing Aid

Several provisions aim to fine-tune how housing assistance works. Section 6 mandates that, starting in fiscal year 2026, HUD must establish Fair Market Rents (FMRs) by zip code areas for the Housing Choice Voucher Program. This is a shift from often broader geographical calculations and is intended to make voucher payment standards more accurately reflect actual rental costs in specific neighborhoods. While this could make vouchers more effective, it will also require a more detailed approach from HUD. Additionally, Section 9 directs HUD to update its Section 8 Management Assessment Program (SEMAP) – the system used to evaluate PHA performance – within one year. The new rule must consider how quickly PHAs approve eligible families and landlords, potentially incentivizing faster processing. Finally, Section 7 expands eligibility for technical assistance related to public housing projects to include applicants for admission, not just organizations.