State and Metro Area Estimates of Rent Increases for Households with Rental Assistance Permitted Under Rep. Ross Proposal

| By Alicia Mazzara

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A draft bill from Rep. Dennis Ross would allow large rent increases for low-income people assisted through the Housing Choice Voucher and Public Housing programs and public housing converted to Section 8 Project-Based Rental Assistance, including working families, the elderly, and people with disabilities. The bill would allow the Department of Housing and Urban Development (HUD) and state and local housing agencies to increase rents in two ways:

  • For elderly and disabled households (those in which the head or the head’s spouse is elderly or has a disability), it would permit HUD to eliminate income deductions and raise the share of income that these households must pay in rent above the current 30 percent, with no limit.
  • For non-elderly, non-disabled households, it would allow state and local housing agencies to choose from a menu of alternative rent rules or design their own rules, which would take effect if HUD didn’t disapprove them within 90 days.  Several of the alternatives would allow very large rent increases. 

These tables show the amount rents could rise if HUD set rents for elderly and disabled households at 30 percent of gross income without deductions (as it has already sought to do in a separate proposal) and housing agencies adopted the bill’s tiered rent option for all other households.  This would allow rents to rise by a total of $4.9 billion. Data are available by state and for the 100 largest metropolitan areas. Click on Show Columns to add columns to or remove columns from the table. Clicking on the column name will sort the data by that column.

TABLE 1
State Increases in Tenant Costs Permitted Under Ross Bill’s Proposed Rent Changes
State Total Assisted Households Total Households Affected Avg. Annual Gross Rent Per Affected Household Currently Avg. Annual Gross Rent Change Per Affected Household Total Annual Rent Change For All Households in the State
Alabama 64,200 62,500 $3,370 $2,020 $126,348,100
Alaska - - - - -
Arizona 28,500 27,200 $3,820 $1,960 $53,283,200
Arkansas 33,600 32,300 $3,310 $1,510 $48,789,200
California 277,200 272,700 $5,190 $1,550 $423,576,900
Colorado 36,600 35,800 $3,970 $1,760 $62,775,400
Connecticut 44,800 44,000 $4,750 $2,150 $94,447,800
Delaware 6,100 5,500 $4,160 $2,260 $12,444,700
District of Columbia 100 100 $3,640 $450 $64,700
Florida 128,600 126,400 $4,230 $1,770 $223,638,500
Georgia 71,500 70,100 $3,690 $2,190 $153,523,400
Hawaii 15,000 14,800 $5,290 $2,060 $30,395,900
Idaho 7,400 7,200 $3,900 $1,290 $9,298,700
Illinois 75,700 73,300 $3,880 $1,910 $139,958,600
Indiana 49,500 47,400 $3,450 $1,920 $90,674,100
Iowa 24,400 22,600 $3,620 $1,490 $33,532,100
Kansas 18,700 18,000 $3,600 $1,550 $27,925,600
Kentucky 35,400 34,100 $3,210 $1,680 $57,432,000
Louisiana 66,700 64,600 $3,770 $1,920 $124,062,100
Maine 16,000 15,700 $4,040 $1,160 $18,202,700
Maryland 37,200 36,000 $5,140 $2,180 $78,390,700
Massachusetts 89,000 87,800 $5,080 $1,460 $128,377,200
Michigan 75,900 73,300 $3,590 $1,730 $127,012,300
Minnesota 41,500 39,700 $4,520 $1,590 $63,299,200
Mississippi 35,200 34,300 $3,390 $2,020 $69,165,800
Missouri 56,900 54,300 $3,480 $1,940 $105,075,800
Montana 7,600 7,300 $3,490 $1,550 $11,282,800
Nebraska 15,300 14,800 $3,940 $1,650 $24,300,400
Nevada 15,300 15,100 $4,080 $1,930 $29,047,300
New Hampshire 13,000 12,800 $4,720 $1,140 $14,541,300
New Jersey 102,600 101,100 $4,940 $1,790 $180,327,400
New Mexico 16,400 15,900 $3,450 $1,540 $24,449,500
New York 422,600 417,500 $5,410 $1,580 $659,791,500
North Carolina 79,100 76,400 $3,330 $2,000 $152,337,000
North Dakota 7,800 7,300 $3,740 $1,520 $11,135,800
Ohio 131,800 122,700 $3,330 $1,940 $237,855,000
Oklahoma 35,700 34,700 $3,230 $1,890 $65,500,400
Oregon 28,000 27,200 $3,980 $1,360 $37,018,100
Pennsylvania 96,000 94,100 $3,810 $1,520 $142,776,700
Rhode Island 18,700 18,500 $4,380 $1,430 $26,396,100
South Carolina 38,300 36,900 $3,460 $2,060 $75,850,800
South Dakota 6,800 6,500 $3,490 $1,710 $11,063,400
Tennessee 67,900 66,200 $3,380 $1,960 $129,695,300
Texas 179,800 173,500 $3,850 $1,960 $339,685,900
Utah 13,000 12,500 $3,920 $1,520 $18,943,900
Vermont 7,900 7,700 $4,410 $1,100 $8,465,500
Virginia 59,100 57,700 $3,930 $2,130 $123,154,200
Washington 31,600 30,700 $4,060 $1,400 $42,813,500
West Virginia 19,800 19,200 $3,240 $1,660 $31,775,100
Wisconsin 38,400 36,900 $4,160 $1,380 $50,847,000
Wyoming 3,300 3,100 $3,770 $1,400 $4,387,700
Guam 3,100 3,100 $3,720 $2,530 $7,793,500
Mariana Islands 300 - $2,980 $410 $17,600
Puerto Rico 80,800 79,900 $1,210 $1,320 $105,283,700
Virgin Islands 3,900 3,800 $4,200 $1,270 $4,877,400
U.S. Total 2,879,600 2,802,300 $4,170 $1,740 $4,873,108,800

Note: Data show rent increases permitted if HUD set rents for elderly and disabled households at 30 percent of gross income and housing agencies adopted the bill’s tiered rent option for all other households. Data cover households using Housing Choice Vouchers or living in Public Housing. Households at 39 agencies participating in the Moving to Work demonstration (including all or nearly all in Alaska and DC) are excluded from these calculations because these agencies already have the ability to set their own rent policies.

Source: CBPP analysis of 2016 HUD administrative data

 

TABLE 2
Metro Increases in Tenant Costs Permitted Under Ross Bill’s Proposed Rent Changes
Metro Total Assisted Households Total Households Affected Avg. Annual Gross Rent Per Affected Household Currently Avg. Annual Gross Rent Change Per Affected Household Total Annual Rent Change For All Households in the Metro
Akron, OH 9,100 8,800 $3,150 $2,040 $18,019,400
Albany-Schenectady-Troy, NY 12,900 12,600 $4,370 $1,490 $18,660,600
Albuquerque, NM 7,600 7,400 $3,490 $1,360 $10,092,000
Allentown-Bethlehem-Easton, PA-NJ 9,600 9,500 $4,300 $1,360 $12,822,600
Atlanta-Sandy Springs-Roswell, GA 28,400 28,000 $4,050 $2,390 $66,907,000
Augusta-Richmond County, GA-SC 7,800 7,500 $3,220 $2,460 $18,437,400
Austin-Round Rock, TX 9,100 8,900 $4,570 $1,930 $17,265,300
Bakersfield, CA 4,300 4,200 $4,110 $2,030 $8,631,000
Baltimore-Columbia-Towson, MD 12,900 12,300 $4,880 $1,580 $19,339,500
Baton Rouge, LA 5,400 5,300 $3,700 $2,180 $11,509,200
Birmingham-Hoover, AL 16,200 16,000 $3,430 $2,190 $34,998,700
Boise City, ID 3,000 2,900 $4,120 $1,270 $3,663,400
Boston-Cambridge-Newton, MA-NH 63,700 63,300 $5,280 $1,530 $96,710,800
Bridgeport-Stamford-Norwalk, CT 12,400 12,200 $5,410 $2,560 $31,346,900
Buffalo-Cheektowaga-Niagara Falls, NY 18,500 17,800 $3,860 $1,320 $23,543,200
Cape Coral-Fort Myers, FL 3,400 3,300 $4,270 $1,660 $5,546,400
Charleston-North Charleston, SC 6,900 6,500 $3,770 $2,280 $14,700,700
Charlotte-Concord-Gastonia, NC-SC 7,800 7,600 $3,530 $2,230 $16,884,800
Chattanooga, TN-GA 6,800 6,700 $3,150 $2,150 $14,280,000
Chicago-Naperville-Elgin, IL-IN-WI 39,700 38,800 $4,250 $2,020 $78,201,600
Cincinnati, OH-KY-IN 26,400 25,500 $3,370 $2,380 $60,585,300
Cleveland-Elyria, OH 31,700 27,500 $3,530 $1,890 $51,866,900
Colorado Springs, CO 3,800 3,700 $3,980 $1,740 $6,368,400
Columbia, SC 6,500 6,400 $3,430 $2,280 $14,612,200
Columbus, OH 17,900 16,800 $3,430 $1,860 $31,347,100
Dallas-Fort Worth-Arlington, TX 48,400 46,900 $4,160 $2,110 $98,715,700
Dayton, OH 9,200 8,800 $3,370 $1,700 $14,874,400
Deltona-Daytona Beach-Ormond Beach, FL 4,200 4,200 $4,110 $1,500 $6,310,900
Denver-Aurora-Lakewood, CO 20,100 19,800 $4,080 $1,950 $38,559,200
Des Moines-West Des Moines, IA 4,000 3,700 $3,800 $1,670 $6,101,100
Detroit-Warren-Dearborn, MI 34,700 33,800 $3,620 $1,800 $60,826,500
Durham-Chapel Hill, NC 5,800 5,700 $3,600 $2,010 $11,398,300
El Paso, TX 8,800 8,100 $3,510 $2,070 $16,814,600
Fresno, CA 13,900 13,400 $4,180 $2,420 $32,549,500
Grand Rapids-Wyoming, MI 7,600 7,300 $4,030 $1,740 $12,760,500
Greensboro-High Point, NC 9,200 8,900 $3,370 $1,810 $16,097,900
Greenville-Anderson-Mauldin, SC 5,700 5,500 $3,510 $1,750 $9,674,300
Harrisburg-Carlisle, PA 5,800 5,700 $4,000 $1,790 $10,206,900
Hartford-West Hartford-East Hartford, CT 17,800 17,500 $4,370 $2,000 $34,937,400
Houston-The Woodlands-Sugar Land, TX 32,300 31,300 $4,000 $2,060 $64,445,800
Indianapolis-Carmel-Anderson, IN 12,200 11,700 $3,640 $2,070 $24,351,900
Jackson, MS 6,200 6,000 $3,840 $1,940 $11,678,900
Jacksonville, FL 10,400 10,000 $3,770 $2,350 $23,575,400
Kansas City, MO-KS 20,700 20,100 $3,620 $2,000 $40,052,600
Knoxville, TN 10,700 10,400 $3,310 $1,690 $17,589,900
Lakeland-Winter Haven, FL 2,600 2,500 $4,200 $1,830 $4,654,900
Las Vegas-Henderson-Paradise, NV 13,600 13,500 $4,130 $1,980 $26,710,200
Little Rock-North Little Rock-Conway, AR 7,700 7,400 $3,430 $1,730 $12,779,900
Los Angeles-Long Beach-Anaheim, CA 118,300 117,600 $5,190 $1,540 $180,556,500
Louisville/Jefferson County, KY-IN 3,600 3,500 $3,400 $1,720 $6,032,400
Madison, WI 3,900 3,700 $4,780 $1,560 $5,841,900
McAllen-Edinburg-Mission, TX 7,800 7,100 $2,950 $2,260 $16,037,300
Memphis, TN-MS-AR 12,700 12,200 $3,560 $2,330 $28,407,200
Miami-Fort Lauderdale-West Palm Beach, FL 52,600 52,400 $4,360 $1,660 $86,815,800
Milwaukee-Waukesha-West Allis, WI 12,900 12,600 $4,220 $1,480 $18,736,100
Minneapolis-St. Paul-Bloomington, MN-WI 22,400 21,800 $4,990 $1,800 $39,178,200
Nashville-Davidson--Murfreesboro--Franklin, TN 17,200 16,800 $3,630 $2,130 $35,763,400
New Haven-Milford, CT 10,600 10,400 $4,660 $2,110 $22,014,400
New Orleans-Metairie, LA 29,900 29,600 $4,110 $1,960 $57,910,400
New York-Newark-Jersey City, NY-NJ-PA 413,600 411,300 $5,620 $1,680 $692,822,900
North Port-Sarasota-Bradenton, FL 3,400 3,400 $4,630 $1,910 $6,448,400
Ogden-Clearfield, UT 2,600 2,500 $4,040 $1,380 $3,418,700
Oklahoma City, OK 15,000 14,600 $3,180 $2,000 $29,285,400
Omaha-Council Bluffs, NE-IA 10,000 9,600 $3,800 $2,050 $19,705,100
Orlando-Kissimmee-Sanford, FL 4,900 4,900 $4,660 $1,700 $8,327,600
Oxnard-Thousand Oaks-Ventura, CA 7,900 7,800 $5,800 $1,410 $10,961,200
Palm Bay-Melbourne-Titusville, FL 3,800 3,800 $3,870 $1,820 $6,902,200
Philadelphia-Camden-Wilmington, PA-NJ-DE-MD 30,400 30,000 $4,280 $1,900 $56,900,000
Phoenix-Mesa-Scottsdale, AZ 16,500 15,900 $4,050 $2,010 $32,027,100
Pittsburgh, PA 22,100 21,500 $3,590 $1,520 $32,593,900
Portland-Vancouver-Hillsboro, OR-WA 7,100 6,900 $4,160 $1,480 $10,241,200
Providence-Warwick, RI-MA 28,200 27,900 $4,440 $1,340 $37,399,300
Provo-Orem, UT 2,200 2,000 $4,080 $1,590 $3,240,500
Raleigh, NC 7,600 7,300 $3,880 $2,020 $14,819,600
Richmond, VA 11,400 11,200 $3,740 $2,380 $26,707,000
Riverside-San Bernardino-Ontario, CA 9,600 9,400 $5,090 $1,160 $10,888,900
Rochester, NY 14,800 14,200 $4,260 $1,180 $16,794,000
Sacramento--Roseville--Arden-Arcade, CA 18,000 17,900 $4,870 $1,370 $24,553,900
Salt Lake City, UT 6,900 6,700 $3,880 $1,620 $10,823,900
San Antonio-New Braunfels, TX 3,400 3,300 $3,900 $1,580 $5,203,400
San Diego-Carlsbad, CA 14,000 13,900 $5,360 $1,380 $19,255,000
San Francisco-Oakland-Hayward, CA 34,100 33,600 $5,850 $1,780 $59,762,600
San Jose-Sunnyvale-Santa Clara, CA 300 300 $6,510 $2,170 $644,600
Scranton--Wilkes-Barre--Hazleton, PA 9,700 9,600 $3,790 $1,480 $14,183,100
Seattle-Tacoma-Bellevue, WA 10,300 10,100 $4,560 $1,700 $17,242,900
Spokane-Spokane Valley, WA 4,700 4,600 $3,620 $1,360 $6,213,600
Springfield, MA 7,100 7,000 $4,650 $1,380 $9,657,400
St. Louis, MO-IL 27,800 27,000 $3,620 $2,240 $60,353,200
Stockton-Lodi, CA 5,700 5,700 $4,750 $1,400 $7,980,200
Syracuse, NY 8,700 8,400 $3,910 $1,540 $12,965,000
Tampa-St. Petersburg-Clearwater, FL 20,800 20,500 $4,410 $1,690 $34,657,000
Toledo, OH 6,900 6,700 $3,060 $1,960 $13,165,100
Tucson, AZ 7,100 6,700 $3,390 $2,040 $13,625,000
Tulsa, OK 10,300 10,100 $3,090 $2,090 $21,157,800
Urban Honolulu, HI 9,600 9,500 $5,480 $2,150 $20,442,800
Virginia Beach-Norfolk-Newport News, VA-NC 21,900 21,600 $4,050 $2,130 $45,871,800
Washington-Arlington-Alexandria, DC-VA-MD-WV 24,400 24,000 $5,580 $2,820 $67,789,800
Wichita, KS 3,900 3,700 $3,330 $1,790 $6,656,000
Winston-Salem, NC 6,500 6,300 $3,270 $2,260 $14,216,400
Worcester, MA-CT 9,800 9,600 $4,720 $1,390 $13,266,100

Note: Data show rent increases permitted if HUD set rents for elderly and disabled households at 30 percent of gross income without deductions and housing agencies adopted the bill’s tiered rent option for all other households. Data cover households using Housing Choice Vouchers or living in Public Housing. Households at 39 agencies participating in the Moving to Work demonstration are excluded from these calculations because these agencies already have the ability to set their own rent policies.

Source: CBPP analysis of 2016 HUD administrative data

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