US Code

Public Law 119-73 (01/23/2026)

12 U.S.C. § 1701s

Rent supplement payments for qualified lower income families

(a)

Authorization; maximum term; maximum aggregate amount

The Secretary of Housing and Urban Development (hereinafter referred to as the “Secretary”) is authorized to make, and contract to make, annual payments to a “housing owner” on behalf of “qualified tenants”, as those terms are defined herein, in such amounts and under such circumstances as are prescribed in or pursuant to this section. In no case shall a contract provide for such payments with respect to any housing for a period exceeding forty years. The aggregate amount of the contracts to make such payments shall not exceed amounts approved in appropriation Acts, and payments pursuant to such contracts shall not exceed $150,000,000 per annum prior to , which maximum dollar amount shall be increased by $40,000,000, on , by $100,000,000 on , and by $40,000,000 on .

(b)

“Housing owner” defined; limitation on payments to housing owner

12 U.S.C. 1715lProvided12 U.S.C. 1715lAs used in this section, the term “housing owner” means a private nonprofit corporation or other private nonprofit legal entity, a limited dividend corporation or other limited dividend legal entity, or a cooperative housing corporation, which is a mortgagor under section 221(d)(3) of the National Housing Act [(d)(3)] and which, after , has been approved for mortgage insurance thereunder and has been approved for receiving the benefits of this section: , That, except as provided in subsection (j), no payments under this section may be made with respect to any property financed with a mortgage receiving the benefits of the interest rate provided for in the proviso in section 221(d)(5) of that Act [(d)(5)]. Such term also includes a private nonprofit corporation or other private nonprofit legal entity, a limited dividend corporation or other limited dividend legal entity, or a cooperative housing corporation, which is the owner of a rental or cooperative housing project financed under a State or local program providing assistance through loans, loan insurance, or tax abatement and which may involve either new or existing construction and which is approved for receiving the benefits of this section. Subject to the limitations provided in subsection (j), the term “housing owner” also has the meaning prescribed in such subsection. Nothing in this section shall be construed as preventing payments to a housing owner with respect to projects in which all or part of the dwelling units do not contain kitchen facilities; but of the total amount of contracts to make annual payments approved in appropriation Acts pursuant to subsection (a) after , not more than 10 per centum in the aggregate shall be made with respect to such projects.

(c)

Definitions

As used in this section, the term—
(1)
section 1437f of title 42 “qualified tenant” means any individual or family having an income which would qualify such individual or family for assistance under , except that such term shall also include any individual or family who was receiving assistance under this section on the day preceding , so long as such individual or family continues to meet the conditions for such assistance which were in effect on such day; and
(2)
“income” means income from all sources of each member of the household, as determined in accordance with criteria prescribed by the Secretary. In determining amounts to be excluded from income, the Secretary may, in the Secretary’s discretion, take into account the number of minor children in the household and such other factors as the Secretary may determine are appropriate.
The terms “qualified tenant” and “tenant” include a member of a cooperative who satisfies the foregoing requirements and who, upon resale of his membership to the cooperative, will not be reimbursed for any equity increment accumulated through payments under this section. With respect to members of a cooperative, the terms “rental” and “rental charges” mean the charges under the occupancy agreements between such members and the cooperative.
(d)

Annual payment amount

The amount of the annual payment with respect to any dwelling unit shall be the lesser of (1) 70 per centum of the fair market rent, or (2) the amount by which the fair market rental for such unit exceeds 30 per centum of the tenant’s adjusted income.

(e)

Criteria and procedure for determining eligibility and rental charges; recertification of income; agreements for services required in selection of tenants; delegation of authority to issue certificates

(1)
For purposes of carrying out the provisions of this section, the Secretary shall establish criteria and procedures for determining the eligibility of occupants and rental charges, including criteria and procedures with respect to periodic review of tenant incomes and periodic adjustment of rental charges.
(2)
Procedures adopted by the Secretary hereunder shall provide for recertifications of the incomes of occupants no less frequently than annually for the purpose of adjusting rental charges and annual payments on the basis of occupants’ incomes, but in no event shall rental charges adjusted under this section for any dwelling exceed the fair market rental of the dwelling.
(3)
The Secretary may enter into agreements, or authorize housing owners to enter into agreements, with public or private agencies for services required in the selection of qualified tenants, including those who may be approved, on the basis of the probability of future increases in their incomes, as lessees under an option to purchase (which will give such approved qualified tenants an exclusive right to purchase at a price established or determined as provided in the option) dwellings, and in the establishment of rentals. The Secretary is authorized (without limiting his authority under any other provision of law) to delegate to any such public or private agency his authority to issue certificates pursuant to this subsection.
(4)
No payments under this section may be made with respect to any property for which the costs of operation (including wages and salaries) are determined by the Secretary to be greater than similar costs of operation of similar housing in the community where the property is situated.
(f)

Omitted

(g)

Authority of Secretary

12 U.S.C. 1715lsection 1701q of this title12 U.S.C. 1707section 1437c(c) of title 42The Secretary is authorized to make such rules and regulations, to enter into such agreements, and to adopt such procedures as he may deem necessary or desirable to carry out the provisions of this section. Nothing contained in this section shall affect the authority of the Secretary of Housing and Urban Development with respect to any housing assisted under this section, section 221(d)(3), section 231(c)(3), or section 236 of the National Housing Act [(d)(3), 1715v(c)(3), 1715z–1], or , including the authority to prescribe occupancy requirements under other provisions of law or to determine the portion of such housing which may be occupied by qualified tenants. To ensure that qualified tenants occupying that number of units with respect to which assistance was being provided under this section immediately prior to , receive the benefit of assistance contracted for under this section, the Secretary shall offer annually to amend contracts entered into with owners of projects assisted under this section but not subject to mortgages insured under title II of the National Housing Act [ et seq.] to provide sufficient payments to cover 100 percent of the necessary rent increases and changes in the incomes of qualified tenants, subject to the availability of authority for such purpose under . The Secretary shall take such actions as may be necessary to ensure that payments, including payments that reflect necessary rent increases and changes in the incomes of tenants, are made on a timely basis for all units covered by contracts entered into under this section.

(h)

Authorization of appropriations

There are authorized to be appropriated such sums as may be necessary to carry out the provisions of this section, including, but not limited to, such sums as may be necessary to make annual payments as prescribed in this section, pay for services provided under (or pursuant to agreements entered into under) subsection (e), and provide administrative expenses.

(i)

Omitted

(j)

Additional definition of housing owner; restrictions on payments

(1)
For the purpose of assisting housing under this section on an experimental basis, subject to the limitations of this subsection, the term “housing owner” (in addition to the meaning prescribed in subsection (b)) includes—
(A)
12 U.S.C. 1715l a private nonprofit corporation or other private nonprofit legal entity, a limited dividend corporation or other limited dividend legal entity, or a cooperative housing corporation, which is a mortgagor under a mortgage which receives the benefits of the interest rate provided for in the proviso in section 221(d)(5) of the National Housing Act [(d)(5)] and which, after , has been approved for mortgage insurance under section 221(d)(3) of the National Housing Act and has been approved for receiving the benefits of this section;
(B)
12 U.S.C. 1715v(c)(3) a private nonprofit corporation or other private nonprofit legal entity which is a mortgagor under a mortgage insured under section 231(c)(3) of the National Housing Act [] and which, after , has obtained final endorsement of such mortgage for mortgage insurance and has been approved for receiving the benefits of this section;
(C)
section 1701q of this titleProvided a private nonprofit corporation, a public body or agency, or a cooperative housing corporation, which is a borrower under and has been approved for receiving the benefits of this section: , That, with respect to properties financed with loans under such section made on or before , payments shall not be made with respect to more than 20 per centum of the dwelling units in any property so financed; and
(D)
12 U.S.C. 1715z–1Provided a private nonprofit corporation or other private nonprofit legal entity, a limited dividend corporation or other limited dividend legal entity, or a cooperative housing corporation, which is assisted under section 236 of the National Housing Act [] and which has been approved for receiving the benefits of this section: , That payments shall not be made with respect to more than 20 per centum of the dwelling units in any property so financed, except that the foregoing limitation may be increased to 40 per centum of the dwelling units in any such property if the Secretary determines that such increase is necessary and desirable in order to provide additional housing for individuals and families meeting the requirements of subsection (c).
(2)
Of the amounts approved in appropriation Acts pursuant to subsection (a) for payments under this section in any year, not more than 5 per centum in the aggregate shall be paid with respect to properties of housing owners as defined in paragraph (1)(A) of this subsection, and not more than 5 per centum in the aggregate shall be paid with respect to properties of housing owners as defined in paragraphs (1)(B) and (1)(C) of this subsection.
(k)

Pub. L. 105–276, title V, § 514(d)112 Stat. 2548 Repealed. , ,

(l)

Additional available assistance authority

section 1437c(c) of title 42section 1437f of title 4212 U.S.C. 170112 U.S.C. 1715z–1(f)(2)Notwithstanding the provisions of subsection (a) and any other provision of law, the Secretary may utilize additional authority under made available by appropriation Acts on or after , to supplement assistance authority available under this section. The Secretary shall utilize, to the extent necessary after , any authority under this section that is recaptured either as the result of the conversion of housing projects covered by assistance under this section to contracts for assistance under or otherwise (1) for the purpose of making assistance payments, including amendments as provided in subsection (g), with respect to housing projects assisted under this section, but not subject to mortgages insured under the National Housing Act [ et seq.], that remain covered by assistance under this section; and (2) if not required to provide assistance under this section, and notwithstanding any other provision of law, for the purpose of contracting for assistance payments under section 236(f)(2) of the National Housing Act [].

(m)

Payments for benefit of certain projects having mortgages made by State or local housing finance or government agencies

The Secretary shall, not later than 45 days after receipt of an application by the mortgagee, provide interest reduction and rental assistance payments for the benefit of projects assisted under this section whose mortgages were made by State or local housing finance agencies or State or local government agencies for a term equal to the remaining mortgage term to maturity on projects assisted under this section to the extent of—
(1)
unexpended balances of amounts of authority as set forth in certain letter agreements between the Department of Housing and Urban Development and such State or local housing finance agencies or State or local government agencies, and
(2)
existing allocation under section 236 contracts on projects whose mortgages were made by State or local housing finance agencies or State or local government agencies which are not being funded, to the extent of such excess allocation, for any purposes permitted under the provisions of this section.
An application shall be eligible for assistance under the previous sentence only if the mortgagee submits the application within 548 days after , along with a certification of the mortgagee that amounts are to be utilized hereunder for the purpose of either (A) reducing rents or rent increases to tenants, or (B) making repairs or otherwise increasing the economic viability of a related project. Unexpended balances referred to in the first sentence of this subsection which remain after disposition of all such applications is favorably concluded shall be rescinded. The authority conferred by this subsection to provide interest reduction and rental assistance payments shall be available only to the extent approved in appropriation Acts.

Pub. L. 89–117, title I, § 10179 Stat. 451Pub. L. 90–19, § 22(a)81 Stat. 26Pub. L. 90–448, title II82 Stat. 502Pub. L. 91–152, title I, § 11283 Stat. 383Pub. L. 91–609, title I84 Stat. 1771Pub. L. 96–153, title II, § 203(a)93 Stat. 1106Pub. L. 96–39994 Stat. 1630Pub. L. 97–35, title III95 Stat. 403Pub. L. 98–181, title I97 Stat. 1178Pub. L. 98–479, title I, § 102(d)98 Stat. 2222Pub. L. 100–242, title I101 Stat. 1864Pub. L. 104–99, title IV, § 402(d)(5)110 Stat. 42Pub. L. 105–276, title V, § 514(d)112 Stat. 2548(, , ; , (c), , ; , §§ 201(e), 202, title XI, § 1106(b), , , 503, 567; , , ; , §§ 103, 114[115](c), 118(b), 120(a), (b), , , 1774, 1775; , , ; , , title II, § 205, ; , §§ 322(g), 327, , , 407; [title II, §§ 203(b)(3), 219], , , 1187; , title II, § 204(e), , , 2233; , §§ 167(a)(2), 168, 170(h), title IV, § 430(b), , , 1867, 1920; , , ; , , .)

Editorial Notes

References in Text

lact June 27, 1934, ch. 84748 Stat. 1246section 1701 of this titleThe National Housing Act, referred to in subsecs. (g) and (), is , , which is classified principally to this chapter (§ 1701 et seq.). Title II of the National Housing Act is classified generally to subchapter II (§ 1707 et seq.) of this chapter. For complete classification of this Act to the Code, see and Tables.

section 1715z–1 of this titleSection 236 contracts, referred to in subsec. (m)(2), refer to contracts under .

Codification

Subsecs. (f) and (i) of this section amended sections 1451(c) and 1465(c)(2) of Title 42, The Public Health and Welfare.

Section was enacted as part of the Housing and Urban Development Act of 1965, and not as part of the National Housing Act which comprises this chapter.

Amendments

Pub. L. 105–276section 1010 of Pub. L. 89–1171998—Subsec. (k). , which directed the repeal of subsec. (k) of , was executed by striking out subsec. (k) of this section, to reflect the probable intent of Congress. For text, see 1996 Amendment note below.

Pub. L. 104–991996—Subsec. (k). temporarily substituted “[Reserved.]” for the text of subsec. (k), which read as follows: “In selecting individuals or families to be assisted under this section in accordance with the eligibility criteria and procedures established under subsection (e)(1) of this section, the project owner shall give preference to individuals or families who are occupying substandard housing, are paying more than 50 percent of family income for rent, or are involuntarily displaced at the time they are seeking housing assistance under this section.” See Effective and Termination Dates of 1996 Amendment note below.

Pub. L. 100–242, § 168(1)1988—Subsec. (e)(1). , struck out provisions authorizing the Secretary to issue, upon the request of a housing owner, certificates of facts concerning individuals and families applying for admission to, or residing in, dwellings of such owner.

Pub. L. 100–242, § 167(a)(2)Subsec. (g). , substituted “100 percent” for “90 per centum”.

Pub. L. 100–242, § 170(h)Pub. L. 98–479, § 204(e)Subsec. (j)(1)(D). , made amendment identical to . See 1984 Amendment note below.

Pub. L. 100–242, § 168(2)Subsec. (k). , amended subsec. (k) generally. Prior to amendment, subsec. (k) read as follows: “In making assistance available under this section, the Secretary shall give priority to individuals or families who are occupying substandard housing or are involuntarily displaced at the time they are seeking housing assistance under this section.”

Pub. L. 100–242, § 430(b)Subsec. (m). , added subsec. (m).

Pub. L. 98–479, § 102(d)1984—Subsec. (g). , struck out “up to” before “90 per centum” in next to last sentence.

Pub. L. 98–479, § 204(e)Subsec. (j)(1)(D). , substituted “dividend” for “divided” before “legal entity”.

Pub. L. 98–181, § 203(b)(3)1983—Subsec. (e)(1)(B). , inserted “, was paying more than 50 per centum of family income for rent,”.

Pub. L. 98–181, § 219(a)Subsec. (g). , inserted provision relating to the offer annually to amend contracts to ensure that qualified tenants receive the benefit of assistance contracted for under this section.

lPub. L. 98–181, § 219(b)Subsec. (). , inserted provision relating to the utilization by the Secretary of any authority under this section that is recaptured.

Pub. L. 97–35, § 322(g)(1)section 1437f of title 421981—Subsec. (c)(2). , substituted provisions defining “income” as income from all sources of each member and criteria for exclusions, for provisions defining “income” as determined under .

Pub. L. 97–35Subsec. (d). , §§ 322(g)(2), 327(b), substituted provisions relating to determination of annual payment amount, for provisions relating to determination of maximum amount of annual payment.

Pub. L. 97–35, § 322(g)(3)Subsec. (e)(2). , substituted provisions relating to annual recertifications, for provisions relating to the elderly and recertifications at intervals of two years or shorter.

lPub. L. 97–35, § 327(a)Subsec. (). , substituted provisions relating to additional available assistance authority, for provisions relating to amendment of contracts.

lPub. L. 96–3991980—Subsec. (). substituted “shall, not later than 4 years after ,” for “may” in first sentence; inserted second sentence relating to amending of contracts; and substituted “the first sentence of this paragraph” for “preceding” in last sentence.

Pub. L. 96–153, § 203(a)(1)1979—Subsec. (c). , revised definition of “qualified tenant” and inserted definition of “income”.

Pub. L. 96–153, § 203(a)(2)section 1437f of title 42Subsec. (d). , struck out provisions that in determining the income of tenants, an amount equal to $300 for each minor person shall be deducted and that the earnings of minor persons shall not be included in the income of the tenant, and inserted provisions relating to the determination of amount of payments under contracts amended pursuant to subsec. (j) of this section by reference to .

Pub. L. 96–153, § 203(a)(3)Subsec. (e)(1)(B). , substituted “occupying substandard housing or was involuntarily displaced at the time it was seeking assistance under this section” for “displaced by governmental action, is elderly, is physically handicapped, or is (or was) occupying substandard housing or housing extensively damaged or destroyed as the result of a natural disaster”.

lPub. L. 96–153, § 203(a)(4)lSubsecs. (k), (). , added subsecs. (k) and ().

Pub. L. 91–609, § 1031970—Subsec. (a). , increased maximum amount of payments by $40,000,000 on .

Pub. L. 91–609Subsec. (b). , §§ 114[115](c), 118(b), authorized payments to housing owners with respect to projects with dwelling units without kitchen facilities and provided for percentage limitation on payments to housing owner, and substituted “which may involve either new or existing construction and which” for “which prior to completion of construction or rehabilitation” before “is approved”, respectively.

Pub. L. 91–609, § 120(a)Subsec. (c)(2)(F). , added par. (F).

Pub. L. 91–609, § 120(b)Subsec. (e)(1)(B). , provided for issuance of certificates with respect to whether the individual or family is a member of the Armed Forces of the United States serving on active duty.

Pub. L. 91–1521969—Subsec. (j)(1)(D). inserted exception which authorized the Secretary to increase payments to 40 per centum of the dwelling units under the specified conditions.

Pub. L. 90–448, § 202(a)1968—Subsec. (a). , increased maximum amount of payments by $40,000,000 on , and by $100,000,000 on .

Pub. L. 90–448, § 202(b)Subsec. (b). , included within definition of “housing owner” a private nonprofit corporation or other private nonprofit legal entity, a limited dividend corporation or other limited dividended legal entity, or a cooperative housing corporation, which is the owner of a rental or cooperative housing project financed under a State or local program.

Pub. L. 90–448, § 1106(b)Subsec. (c)(2)(E). , substituted “affected by a disaster” for “affected by a natural disaster”.

Pub. L. 90–448, § 201(e)(1)Subsec. (d). , inserted provisions authorizing, in determining the income of any tenant, a deduction of an amount equal to $300 for each minor person who is a member of the immediate family of the tenant and living with the tenant, and directing that the earnings of any such minor shall not be included in the income of such tenant.

Pub. L. 90–448, § 201(e)(2)section 1715z–1 of this titleSubsec. (g). , inserted reference to .

Pub. L. 90–448, § 201(e)(3)Subsec. (j)(1)(D). , inserted subpar. (D).

Pub. L. 90–19, § 22(a)1967—, substituted “Secretary” for “Administrator” wherever appearing in subsecs. (c), (d), (e), and (g).

Pub. L. 90–19, § 22(c)(1)Subsec. (a). , substituted “Secretary of Housing and Urban Development (hereinafter referred to as the ‘Secretary’)” for “Housing and Home Finance Administrator (hereinafter referred to as the ‘Administrator’)”.

Pub. L. 90–19, § 22(c)(2)lsection 1701q of this titleSubsec. (g). , consolidated in the Secretary of Housing and Urban Development the authorities of the Federal Housing Commissioner and the Housing and Home Finance Administrator with respect to housing assisted under sections 1715(d)(3) and 1715v(c)(3), and , respectively.

Statutory Notes and Related Subsidiaries

Effective Date of 1998 Amendment

Pub. L. 105–276, title V, § 514(g)112 Stat. 2549

“This section [amending this section, sections 1701z–11 and 4116 of this title, and sections 1437d, 1437f, 12899d, and 13615 of Title 42, The Public Health and Welfare, enacting provisions set out as notes under sections 1437a and 1437f of Title 42, and repealing provisions set out as notes under sections 1437d and 1437f of Title 42] shall take effect on, and the amendments made by this section are made on, and shall apply beginning upon, the date of the enactment of this Act [].”
, , , provided that:

Effective and Termination Dates of 1996 Amendment

Pub. L. 104–99section 402(f) of Pub. L. 104–99section 514(f) of Pub. L. 105–276section 1437a of Title 42Amendment by effective , and only for fiscal years 1996, 1997, and 1998, and to cease to be effective , see , as amended, and , set out as notes under , The Public Health and Welfare.

Effective Date of 1981 Amendment

Pub. L. 97–35section 371 of Pub. L. 97–35section 3701 of this titleAmendment by effective , see , set out as an Effective Date note under .

Effective Date of 1979 Amendment

Pub. L. 96–153, title II, § 203(c)93 Stat. 1107section 1715z–1 of this titlePub. L. 97–35, title III95 Stat. 404, , , providing for the effective date of amendment of this section and as , and setting forth maximum applicable tenant contribution, was repealed by , §§ 322(h)(2), 371, , , 431, eff. .

Amendments to Contracts

Pub. L. 109–115, div. A, title III119 Stat. 2453

section 1715z–1(f)(2) of this title“That amendments to such contracts [under this section and in State-aided, non-insured rental housing projects] hereafter may be for a period less than the term of the respective contracts.”
, , , provided in part:

Limitation on Withholding or Conditioning of Assistance

section 1701 of this titlesection 817 of Pub. L. 93–383section 5301 of Title 42Assistance provided for in Housing and Community Development Act of 1974, National Housing Act, United States Housing Act of 1937, Housing Act of 1949, Demonstration Cities and Metropolitan Development Act of 1966, and Housing and Urban Development Acts of 1965, 1968, 1969, and 1970 [see Short Title note set out under ], not to be withheld or made subject to conditions by reason of tax-exempt status of obligations issued or to be issued for financing of assistance, except as otherwise provided by law, see , set out as a note under , The Public Health and Welfare.