Falling behind on rent happens fast. A job loss, a medical bill, a reduction in hours, any of these can push a household from stable to behind within a month or two. Rental assistance programs exist specifically for this situation. They cover back rent, upcoming rent, and in some cases utilities and other housing-related costs for tenants who qualify.
What Rental Assistance Actually Covers
Depending on the program, rental assistance can pay for:
- Past-due rent going back up to 18 months in some cases
- Upcoming rent for a limited number of months
- Utility bills including electricity, gas, and water
- Security deposits and move-in costs in certain programs
- Internet or phone service costs if listed in your rental agreement
The most common cap across state and local programs is three months of assistance, though some programs go further for households in severe financial distress. The funds are typically paid directly to your landlord rather than to you.
Who Qualifies
Eligibility varies by program and state, but most rental assistance programs use the area median income as their primary benchmark. Households earning 50 percent or less of the AMI in their area are generally the most likely to qualify. Some programs extend to 80 percent of AMI depending on available funding.
Beyond income, qualifying factors typically include one or more of the following:
- A recent job loss or significant reduction in income
- Current receipt of unemployment benefits
- Risk of eviction or homelessness if assistance is not received
- A household member who has experienced a qualifying hardship such as a medical emergency or natural disaster
People in rural areas tend to qualify more readily since area median incomes are lower and demand for private housing is higher relative to what is available.
To put the AMI calculation in practical terms: the AMI in Raleigh, North Carolina as of 2024 is $122,300. Fifty percent of that is $61,150. A household in Raleigh earning at or below that amount would meet the income threshold for most rental assistance programs in that area. Your city or county housing authority can tell you the current AMI for your specific location.
What Properties Are Covered
Most rental assistance programs cover standard residential leases in both urban and rural areas. Public housing tenants can apply, as can people renting privately owned units, apartments, and houses. You will need to provide a copy of your current lease or rental agreement as part of your application.
The property does not need to be in a specific zone or price range for most programs, though some programs have caps on the monthly rent amount they will cover based on local fair market rent rates published by HUD.
How to Apply
The application process runs through your local housing authority or a designated community organization depending on your state. Here is how to get started:
- Find your local program using the Consumer Financial Protection Bureau’s rental assistance finder or by calling 211
- Gather your documents before you apply. Most programs ask for a photo ID, proof of income for all household members, your current lease, documentation of any past-due rent, and evidence of your hardship such as a termination letter or medical bill
- Submit your application as early as possible. Funding for rental assistance programs runs out and waitlists fill up. Applying before a crisis becomes severe gives you more options
- Ask about eviction protection when you apply. Many states and local programs provide a hold on eviction proceedings while your application is being reviewed, which can buy you several weeks of additional time regardless of the final decision
Your Rights as a Tenant
Landlords cannot remove you from a property without following a specific legal process. In every state, you are entitled to written notice before any eviction can proceed, and most states require a court hearing before a tenant can be removed. The notice period varies by state, ranging from three days to thirty days depending on the reason for eviction.
If you have a pending rental assistance application, federal and state protections in many jurisdictions require landlords to wait for a decision before moving forward with eviction proceedings. Document every communication with your landlord in writing and keep copies of all notices you receive.
For free legal help with an eviction, contact your state’s legal aid organization. The Legal Services Corporation maintains a directory of free legal aid offices by state.
Finding Programs in Your Area
Rental assistance is administered at the state and local level, so what is available depends entirely on where you live. The best starting points are:
- HUD’s local housing authority directory to find your Public Housing Authority
- Benefits.gov to search for state and federal programs by location
- Dial 211 to speak with a local specialist who can tell you which programs are currently accepting applications in your area