CityFHEPS for Landlords in NYC: Requirements, Payment Standards, and How to Participate

CityFHEPS is New York City's largest rental assistance program, helping individuals and families facing homelessness or eviction find and keep housing. For landlords, it represents a reliable income stream with upfront payments and rent levels indexed to Section 8 standards. This guide covers everything landlords need to know about accepting CityFHEPS tenants, from payment amounts to legal requirements.

What Is CityFHEPS?

CityFHEPS (City Family Homelessness and Eviction Prevention Supplement) is a city-funded rental assistance program administered by the Department of Social Services (DSS), which includes the Human Resources Administration (HRA) and Department of Homeless Services (DHS). It consolidated seven previous rental assistance programs into one streamlined system in 2019.

The program serves households with income at or below 200% of the federal poverty level who are either in shelter or at risk of entering shelter due to eviction. DSS pays the landlord directly each month for the subsidy portion of the rent, while the tenant pays their share (typically around 30% of their income).

Unlike Section 8, which is federally funded and administered by NYCHA, HPD, or HCR, CityFHEPS is entirely city-funded and managed by HRA. The two programs have similar rent levels but different application processes and timelines.

Why Accept CityFHEPS Tenants?

Upfront payments: For new rentals, landlords receive the first month's rent in full plus the next three months' rent supplement upfront. This provides immediate cash flow and reduces vacancy loss.

Unit hold incentive: A payment equal to one month's rent is available to compensate landlords for holding a unit while the application is processed.

Competitive rent levels: CityFHEPS payment standards are indexed to the same Fair Market Rent levels used by NYCHA's Section 8 program.

Direct payment: HRA pays the subsidy portion directly to the landlord each month, reducing collection risk.

Up to five years of assistance: Eligible households can receive rental assistance for up to five years, with extensions available for good cause. This means stable, long-term tenancies.

Source of income protection: Since landlords cannot legally refuse CityFHEPS in NYC anyway, participating proactively positions you to work with motivated tenants and housing specialists who want the placement to succeed.

Current Payment Standards (Effective July 1, 2025)

These are the maximum rent amounts CityFHEPS will cover if all utilities are included in the lease:

If utilities are not included in the rent, the maximum is reduced by a utility allowance. For example, if the tenant pays for cooking gas and electricity in a 2-bedroom apartment, the utility allowance reduces the maximum rent by approximately $141 per month.

Rent reasonableness: Like Section 8, all CityFHEPS rents must pass a rent reasonableness test. The rent cannot exceed what similar units in the neighborhood are charging.

Landlord Requirements

Accepting CityFHEPS comes with specific legal obligations. These are codified in NYC Rules Title 68, Chapter 10.

No side deals: You cannot demand, request, or receive any amount above the rent or reasonable fees in the lease. This includes informal arrangements for additional payments.

Accept the security voucher: HRA provides a security voucher instead of a cash security deposit. You must accept this voucher and cannot request additional security from the tenant. The security voucher covers unpaid rent or damages at the end of tenancy, similar to a traditional security deposit.

No moving tenants without approval: You cannot move a CityFHEPS household from one unit to another without prior written approval from both HRA and the household.

Notify HRA of move-outs: You must notify HRA in writing within 5 business days if the tenant no longer resides in the unit.

Report management changes: You must promptly notify HRA if there's a change in ownership or property management.

Return overpayments: If HRA overpays you for any reason, you must promptly return the excess funds.

HPD registration required: Your property must be registered with HPD, including registration of the managing agent when applicable.

Lease requirements: You must offer a one-year lease at minimum and provide all required lead-based paint disclosures for buildings constructed before 1978.

Violations of these requirements can result in being banned from City rental assistance programs. HRA will provide notice and an opportunity to object before placing a landlord on the disqualification list.

The Landlord Package

To rent to a CityFHEPS tenant, you'll complete the CityFHEPS Landlord Package, which includes:

Section I: Landlord/Agent Information

Proof of ownership or authorization to sign on behalf of the owner

HPD property registration (required for NYC properties)

Property owner name exactly as it appears on the deed

Section II: Rental Unit Information

Unit address and apartment number

Number of bedrooms

Proposed rent amount

Utility breakdown (which utilities are included vs. tenant-paid)

Section III: Landlord Requirements Agreement

Acknowledgment of all program rules

Lead-based paint disclosure (for pre-1978 buildings)

Agreement to accept the security voucher

Common mistakes that delay approval:

Owner name doesn't match the deed exactly (including Inc., LLC)

Using the wrong form (apartment form vs. room/SRO form)

Missing HPD registration

Incomplete utility information

The Approval Process

Here's what happens after a CityFHEPS tenant finds your apartment:

• Website clearance: The tenant's housing specialist checks your property against multiple city databases (DOB, HPD, DOF, FDNY) to verify there are no outstanding violations or issues that would disqualify the unit.

• Apartment inspection: HPD inspects the unit to ensure it meets habitability standards. Common failure points include missing smoke detectors, chipped paint, broken windows, and electrical issues. Fix these before the inspection.

• Package submission: The tenant's housing specialist, working with you and any broker involved, assembles and submits the complete landlord package to HRA.

• Final review: HRA reviews the package for completeness and compliance.

• Key exchange: Once approved, a key exchange is scheduled. You provide keys to the unit, and you receive checks for the first several months of rent.

The entire process can take time. According to a 2024 State Comptroller audit, the average time from starting the apartment search to securing the voucher was 10 months. As a landlord, you can help speed things along by having your documents ready and ensuring the unit passes inspection on the first try.

How Payments Work

Monthly payments: HRA issues the CityFHEPS portion of rent directly to landlords by check each month.

Timing: As long as payment is made within the month the rent is due, it is considered timely regardless of what your lease says about due dates. You cannot charge late fees on the HRA portion for payments made within the month.

Late fees: You cannot take a tenant to Housing Court or small claims court solely over late fees on the CityFHEPS portion. You can pursue late fees on the tenant's portion through small claims if that portion is genuinely late.

Renewals: Tenants must renew their CityFHEPS participation annually. HRA recalculates the tenant's contribution based on current income at renewal. You are not required to renew the tenant's lease unless otherwise required by law (such as rent stabilization), but if you don't offer renewal without good cause, you won't be eligible for financial incentives to place another CityFHEPS tenant in that unit.

What If the Tenant Stops Paying Their Portion?

If the tenant fails to pay their share of the rent, you have the same legal remedies as with any other tenant. You can:

• Send a rent demand notice
• Commence a nonpayment proceeding in Housing Court
• Work with the tenant to connect them with emergency assistance (One Shot Deal)

You cannot pursue HRA for the tenant's portion—that's the tenant's responsibility. However, the CityFHEPS portion will continue to be paid as long as the tenant remains eligible and in the unit.

If the household is having trouble paying their share, they should contact Homebase for assistance before the situation escalates.

Source of Income Discrimination Is Illegal

In New York City, refusing to rent to someone because they have CityFHEPS is illegal under the NYC Human Rights Law. This has been the law since 2008.

You cannot:

Advertise "no vouchers" or "no programs"

Refuse to accept the CityFHEPS landlord package

Quote a higher rent to voucher holders

Require additional security beyond what CityFHEPS provides

Claim you "don't participate in the program"

Tenants who experience discrimination can report it to:

NYC Commission on Human Rights: 212-416-0197

HRA Source of Income Discrimination Team: 929-221-6576 or soi@dss.nyc.gov

Violations can result in significant fines and damages.

CityFHEPS vs. Section 8: Key Differences

Both programs protect landlords from non-payment of the subsidy portion and both are covered by source of income protections.

Frequently Asked Questions

Can I screen CityFHEPS applicants like any other tenant? Yes. You can verify income (including the subsidy), check references, review rental history, and conduct background checks. You just cannot reject someone solely because they have CityFHEPS.

What if my unit doesn't pass inspection? Fix the issues and request a re-inspection. Common failures include smoke detectors, peeling paint, window problems, and electrical issues. The tenant's housing specialist can tell you specifically what failed.

Can I charge broker fees? Yes, but the broker cannot share fees with you directly or indirectly. Broker fees must be paid by the tenant or their program (in some cases, DHS pays application fees for shelter residents).

What happens at the end of five years? Tenants may be eligible for extensions beyond five years for "good cause." Additionally, households with seniors (62+) or adults receiving federal disability benefits may qualify for longer assistance.

How do I list my unit to CityFHEPS tenants? You can list on the DSS apartment listing system through their website. Housing specialists actively search for available units for their clients.

What if the tenant moves out without notice? Notify HRA in writing within 5 business days. You must return any payments for periods after the tenant vacated.

Contact Information

HRA Rental Assistance Call Center: 718-557-1399 (Monday-Friday, 9am-5pm)

Source of Income Discrimination Team: 929-221-6576 or soi@dss.nyc.gov

NYC Commission on Human Rights: 212-416-0197

CityFHEPS Documents and Forms: nyc.gov/site/hra/help/cityfheps-documents.page

HRA Landlord Information: nyc.gov/site/hra/help/landlords.page

HPD Property Registration: hpd.nyc.gov

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