Secretary Scott Turner announced streamlined and simplified guidance for nonpayment of rent in HUD-subsidized housing.
This action eliminates a COVID-era standard, undoing burdensome and costly rules promulgated by the Biden administration that required public housing agencies (PHAs) and property owners receiving HUD funding to provide 30-day written notification for nonpayment of rent prior to eviction.
With this action, HUD is restoring a clear and unified policy for PHAs and property owners receiving project-based rental assistance (PBRA) to strengthen the functioning of taxpayer-funded housing assistance programs.
“Biden’s big government COVID-19 policies were issued under the assumption that bureaucrats know better than state and local leaders on how to manage their affordable housing programs, so they simply took away their ability to choose. The COVID-19 pandemic is long over, and HUD regulations will now reflect that reality. Today, we are giving HUD-subsidized property managers the flexibility to enforce policies that best serve their constituencies. This deregulatory action advances HUD’s mission of cutting red tape, promoting local flexibility, and increasing housing affordability by recognizing the case-specific needs that exist across rural, tribal, and urban communities,” said Secretary Turner.
More than two million households receiving HUD assistance will be affected by this rule, which will be effective 30 days after publication in the Federal Register.
“For more than five years now, federal intrusion into the highly localized eviction process has only exacerbated myriad housing challenges in communities nationwide—particularly as affordability remains one of the defining issues of our time. Today’s announcement by the U.S. Department of Housing and Urban Development (HUD) is an important step in restoring normalcy and balance to housing operations, replacing a misguided federal 30-day notice requirement for federally backed housing with streamlined, simplified, and consistent guidance. The National Apartment Association (NAA) applauds Secretary Turner for his steadfast leadership and looks forward to our continued work together on our shared goals of boosting housing supply, lowering costs, and easing affordability challenges long-term,” said Bob Pinnegar, President & CEO of the National Apartment Association (NAA).
“The National Leased Housing Association (NLHA) is pleased that Secretary Turner has heard our concerns and is rescinding the 30-day notice to evict requirement for assisted housing providers. The measure has caused undue delays in legitimate eviction actions and created confusion for residents,” said Denise Muha, COO of the National Leased Housing Association (NLHA).
“MHI commends HUD for taking steps to streamline eviction guidance and remove outdated COVID-era regulations. Rental housing providers—whether in HUD-assisted properties or other communities—play a vital role in housing America. Policies that reduce administrative burdens and restore clarity are essential to ensuring these providers can continue offering safe, affordable homes. We support HUD’s efforts to strengthen housing programs and encourage continued collaboration with the private sector to expand access and affordability nationwide,” said Lesli Gooch, CEO of the Manufactured Housing Institute (MHI).
“On behalf of the National Affordable Housing Management Association (NAHMA) and our members, we commend HUD Secretary Turner for his leadership in issuing updated, streamlined guidance for non-payment of rent in HUD-assisted housing. This is an important step toward balancing the needs of residents in financial hardship with the operational realities of affordable housing providers. Previously, NAHMA and our partners raised concerns that HUD’s 30-day notification requirement—though well-intentioned—placed significant strain on property owners, often compounding arrearages, preventing normal lease enforcement, and threatening the financial stability of affordable housing communities. Left unchanged, it risked discouraging private sector participation, raising operating costs, and reducing the supply of affordable housing. HUD’s revised approach reflects a pragmatic commitment to protect tenants while ensuring sustainable property operations. NAHMA looks forward to continued collaboration on regulatory reform to reduce operating costs, strengthen communities, improve the lives of residents, and meet the affordable housing needs across the nation,” said Kris Cook, CAE, CEO of the National Affordable Housing Management Association (NAHMA).
“NMHC appreciates the Administration helping reduce housing costs and renter confusion with this new guidance. Elevated expenses across the board—from insurance to taxes—continue to impact rental housing operations nationwide. Eliminating outdated and costly COVID-era standards is a step forward in reducing compliance complexity and allowing for stronger and more streamlined operations. Evictions are a last resort for owners, and this guidance rightly returns this set of laws to the state level where it can be appropriately regulated, providing a clear and unified policy for housing providers,” said Sharon Wilson Géno, President of the National Multifamily Housing Council (NMHC).
“NAHRO supports HUD’s decision to revoke the 30-Day Notification Requirement Prior to Termination of Lease for Nonpayment of Rent rule. PHAs and multifamily property owners prioritize keeping families housed, and evictions are always a last resort. To ensure this, PHAs operate under strong state and federal protections that give residents ample opportunity to pay rent or pursue grievance procedures. In practice, the 30-day requirement often conflicted with state law, created confusion, and led to extended notice periods that strained agency resources. Revoking this rule restores clarity, aligns federal policy with state law, and helps agencies better balance resident protections with the long-term sustainability of affordable housing,” said Mark Thiele, CEO of the National Association of Housing and Redevelopment Officials (NAHRO).
“We appreciate HUD’s attention to this issue, which has a direct and significant impact on all types of housing providers. The proposed rule rolling back the CARES Act 30-day Notice to Vacate requirement for PHA and PBRA properties – along with support for the Respect State Housing Laws Act, which would extend similar relief to other covered properties – reflects an understanding of the real-world consequences of prolonged notice periods. Extended notice requirements can leave small housing providers without rental income for months at a time, severely limiting their ability to meet ongoing obligations such as maintenance, mortgage payments, insurance, and property taxes,” said Tyler Craddock, Chief Advocacy Officer of the National Association of Residential Property Managers (NARPM).
“CLPHA appreciates HUD’s action to revoke the federal regulations that required PHAs to provide 30 days’ notice prior to termination for nonpayment. While research shows that PHAs make every effort to avoid terminating residents, the 30-day notice requirement creates unnecessary administrative burdens and additional liabilities for PHAs. Revoking this requirement restores state and local authority over eviction notification procedures and returns to the standard notification requirements that existed prior to the implementation of those regulations,” said La Shelle Dozier, Chief Executive Officer of the Council of Large Public Housing Authorities (CLPHA).
In addition to this rule, HUD has also rescinded 17 COVID-era notices to further reduce regulatory burden and paperwork for partners and stakeholders of our programs. These actions make clear that COVID is over at HUD and de-regulation is a top priority so more Americans can receive the housing they need.