How to Request a Section 8 Rent Increase in NYC

If you're a landlord with a Section 8 tenant in New York City and you want to raise the rent, you can do so once per year through a formal request process. Unlike market-rate apartments where you simply negotiate with your tenant and sign a new lease, Section 8 rent increases require approval from the Housing Authority. The rent you're requesting must pass a "rent reasonableness" evaluation to ensure it's in line with what similar unsubsidized units in your area are charging.

Here's how the process works for NYCHA-administered Section 8 vouchers, which make up the largest program in the city.

When Can You Request a Rent Increase?

You can apply for a rent increase once per year, typically at lease renewal. The request must be submitted at least 60 days before the effective date of the new lease. If you miss this window, your rent increase may be delayed or you'll need to wait until the next renewal cycle.

The timing matters because NYCHA needs time to review your request, perform a rent reasonableness evaluation, and notify both you and the tenant of any changes.

The Rent Reasonableness Requirement

HUD requires NYCHA to verify that the rent you're charging is "reasonable" compared to similar unsubsidized units in the same area. This means your proposed rent can't exceed what landlords are charging for comparable units that don't receive Section 8 subsidies.

NYCHA uses a third-party vendor, AffordableHousing.com, to conduct rent reasonableness evaluations. They look at units within a quarter-mile radius of your property and compare factors like:

• Unit size and type
• Age of the building
• Property amenities and services
• Utilities included in the rent

If your proposed rent is within the "reasonable rent range" based on these comparables, NYCHA will approve your increase. If your proposed rent is higher than what the evaluation supports, NYCHA will notify you of your options.

Step-by-Step: How to Submit Your Rent Increase Request

1. Complete the Landlord Request for Lease Renewal Approval form

This form is available through NYCHA's Owner Extranet (the fastest method), at NYCHA Walk-In Centers, or by mail. The form asks for your proposed new rent amount and the effective date.

2. Gather required supporting documents

The specific documents required depend on your building type. Check the back of the lease renewal form for a complete list. Common requirements include:

Copy of the current lease

Rent stabilization rider (if applicable)

Lead-based paint disclosure (for buildings built before 1978)

Any regulatory agreement approvals (for Section 610 situations)

3. Submit at least 60 days before the lease renewal date

NYCHA will not process your request if documents are missing or incomplete. Give yourself time to gather everything and submit early.

4. Wait for NYCHA's review

NYCHA will review your request, perform the rent reasonableness evaluation, and notify you in writing of the outcome. You can also check the status on the Owner Extranet.

5. If approved, execute the new lease

Both you and the tenant will be notified of the new tenant share, NYCHA's share, and the effective date.

What Happens If Your Rent Increase Is Rejected?

If NYCHA determines your proposed rent is higher than reasonable, you have options:

Option 1: Accept the reasonable rent NYCHA will tell you what rent amount they consider reasonable based on the evaluation. You can accept this lower amount, which will require an amended lease with the tenant's initials.

Option 2: Submit your own comparables You can upload comparable rental listings to AffordableHousing.com to support your higher rent request. These should be unsubsidized units in your immediate area with similar characteristics to your unit. NYCHA will re-run the rent reasonableness analysis with your comparables included.

To challenge a determination, email LRInfo@nycha.nyc.gov with your choice within 30 days. If you don't respond within 30 days, NYCHA will cancel your original request and you'll need to resubmit.

Note that submitting comparables doesn't guarantee approval. AffordableHousing.com uses the most comparable units to make their determination, and your comparables will be validated before being considered.

Rent-Stabilized Buildings: Special Rules

If your building is rent-stabilized, your rent increases are governed by the NYC Rent Guidelines Board (RGB), which sets annual allowable increases. For leases commencing October 1, 2023 through September 30, 2024, the RGB approved:

One-year lease: 3% increase

Two-year lease: 2.75% for year one, 3.20% for year two

For rent-stabilized units, you'll need to include the rent stabilization rider and follow the RGB guidelines when submitting your renewal request.

Section 610: Higher Rents for Rent-Stabilized Buildings

In December 2022, Governor Hochul signed Section 610 of the Private Housing Finance Law, which allows owners of rent-stabilized buildings with Section 8 tenants to collect up to the full rental subsidy amount even if it's above the legal regulated rent (subject to rent reasonableness).

To take advantage of Section 610, you need approval from the governing agency (HPD, HCR, HDFC, etc.) and must submit specific documentation with your lease renewal request:

Copy of the rent stabilization rider

DHCR lease rider specific for Section 610 increases

Rent stabilization lease renewal form with the new rent

Approval letter from the governing agency

For detailed guidance, see NYCHA's Section 610 guidance document.

HPD Section 8 Vouchers: Different Process

If your tenant has an HPD-administered Section 8 voucher (rather than NYCHA), the process is slightly different. HPD has its own Rent Increase/Decrease Request Form that must be submitted at least 60 days before the increase takes effect.

The rent reasonableness standard still applies: your rent can't exceed what comparable unsubsidized units are charging. HPD will only consider comparables within the immediate neighborhood and rental market.

Tips for a Successful Rent Increase Request

Know your market. Before requesting an increase, research what similar unsubsidized units in your area are renting for. If your proposed rent is significantly higher than comparables, it will be rejected.

Submit complete documentation. Incomplete requests delay processing. Double-check that you've included everything on the required documents list.

Use the Owner Extranet. Online submission through NYCHA's Owner Extranet is the fastest method and lets you track your request status.

Build a case with comparables. If you believe your unit commands higher rent than the initial evaluation suggests, gather your own comparable listings. Focus on units that are truly similar in size, age, amenities, and location.

Comply with all applicable laws. Your rent increase must comply with federal, state, and local housing laws, including the Housing Stability and Tenant Protection Act and the NYC Good Cause Eviction Law. If you're in a rent-stabilized building, RGB guidelines apply.

Plan ahead. The 60-day advance requirement is firm. Late requests can result in delayed increases or missed cycles.

What About the Tenant's Share?

When you receive a rent increase, the split between the tenant's portion and NYCHA's portion may change based on the tenant's current income. NYCHA recalculates the breakdown, and both you and the tenant receive notification of the new amounts.

The tenant typically pays around 30% of their adjusted income toward rent, with NYCHA covering the rest up to the Voucher Payment Standard. If your approved rent is higher than the payment standard, the tenant may need to pay the difference, but their total rent burden generally can't exceed 40% of income.

Resources

• NYCHA Lease Renewal Process
• NYCHA Rent Reasonableness FAQ
• NYCHA Owner Extranet (for online submissions)
• AffordableHousing.com (for submitting comparables)
• HPD Rent Increase Form (PDF)
• NYCHA Customer Contact Center: 718-707-7771
• NYCHA Lease Renewal email: LRInfo@nycha.nyc.gov

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Looking for Section 8 tenants for your property? List your property on VoucherMatch and connect with voucher holders actively searching for housing.

Tenant wondering how rent increases affect you? Browse our landlord guides to understand your rights and what to expect when your landlord requests a rent increase.