HUD’s 2026 Housing Program Adjustments: Partial Release Status
HUD has not yet released the major 2026 program adjustments that housing providers typically need for annual planning, including Fair Market Rents (FMRs), income limits, and payment standards. However, the department has published limited inflationary adjustments under the Housing Opportunity Through Modernization Act (HOTMA) effective January 1, 2026. Based on historical release patterns, the missing adjustments should be announced within the next 4-6 weeks, with income limits expected in April 2026.
The timing is significant because statutory requirements mandate FMRs be published annually by October 1, and past releases have consistently occurred in August or early September. The absence of these critical adjustments creates uncertainty for housing authorities and program administrators who need advance notice for budget planning and program implementation.
What HUD has released for 2026
The department has announced specific HOTMA-related inflationary adjustments that will take effect January 1, 2026. These include modest increases to key deduction amounts that affect rent calculations for assisted housing programs:
Deduction increases include the dependent deduction rising from $480 to $500 and the elderly/disabled household deduction increasing from $525 to $550. The Section 8 net family asset eligibility restriction will increase from $103,200 to $105,574, while the threshold for the value of non-necessary personal property rises from $51,600 to $52,787. Additionally, the HUD Passbook Savings Rate will decrease from 0.45% to 0.40%.
Major program adjustments are still pending
Fair Market Rents represent the most critical missing piece for 2026 program planning. FMRs determine payment standards for Housing Choice Voucher programs and affect rent calculations for thousands of housing units nationwide. The 2025 FMRs were released on August 14, 2024, establishing a clear precedent for late-summer announcements.
Income limits and payment standards also remain unpublished, creating challenges for housing authorities that must begin budget planning for the upcoming program year. These limits determine eligibility thresholds for various HUD programs and directly impact program administration.
Historical context and expected timing
HUD’s release patterns show consistent late-summer timing for FMRs and spring releases for income limits. The 2025 income limits were published on April 1, 2025, suggesting 2026 income limits might not appear until spring 2026. However, FMRs follow a more predictable October 1 effective date, requiring earlier publication.
The delay may reflect ongoing data integration challenges. HUD previously indicated it was working with the Census Bureau to incorporate 2020 Island Area Census data into FY 2026 FMRs, which could explain the timing delay compared to previous years.
Implications for housing providers
Program administrators face planning challenges without these critical adjustments. Housing authorities typically need 30-60 days’ advance notice to update systems, notify participants, and adjust program parameters. The compressed timeline between release and the October 1 effective date creates operational pressures.
Budgeting uncertainty affects multiple stakeholders, from housing authorities calculating administrative fees to property owners determining rent levels under HUD programs. The missing adjustments particularly impact Section 8 Housing Choice Voucher programs and public housing operations.
Conclusion
While HUD has fulfilled some of its annual adjustment obligations through HOTMA-related increases, the absence of Fair Market Rents and income limits creates significant uncertainty in the affordable housing sector. Given statutory deadlines and historical patterns, housing stakeholders should expect these announcements imminently, likely before September 2025. The partial release strategy suggests HUD is managing multiple regulatory timelines while ensuring compliance with federal requirements for annual program adjustments.