FMR vs payment standard vs gross rent, my spreadsheet doesn't tie

Question

I've been reading three different sources on a market I'm underwriting and they use three numbers as if they're the same thing. One quotes a fair market rent of $1,300 for a two-bed. The authority's own page lists a payment standard of $1,430. A landlord forum post says the most you can collect is the gross rent.

My model currently has $1,430 as revenue on the line, which I now suspect is wrong, and I can't tell by how much. Which of those three is the number that shows up in my bank account, and what's the actual relationship between them? Also, half of what I read says "Section 8" and half says "Housing Choice Voucher" and I'd like to know if those are the same program or two things being collapsed together.

Rena Guide · Answer

None of the three is what shows up in your account. What lands is the housing assistance payment, which is the authority's share of the rent, and the tenant pays you the rest directly.

The relationship, with round numbers. Fair market rent is a published estimate for an area and bedroom size, used as the basis for setting policy. Call it $1,300. The housing authority then sets its payment standard somewhere in a permitted band around that figure, which is how you get $1,430. The payment standard is the most the authority will use in calculating the subsidy.

Gross rent is your contract rent plus the published utility allowance for whatever utilities the tenant pays directly. If the allowance is $130 and your contract rent is $1,300, gross rent is $1,430. Gross rent is the number tested against the payment standard, so if the tenant pays their own utilities, your collectible rent is below the payment standard by the amount of that allowance.

Then the split. The tenant's share is calculated from their income, commonly around 30 percent of adjusted monthly income, and the authority pays the difference between that share and the gross rent, less the utility allowance. So on a $1,300 contract rent you might see $1,000 from the authority and $300 from the tenant.

On the naming: the program is the Housing Choice Voucher program, and "Section 8" is the older name people still use for it. Loosely, "Section 8" also gets used for project-based subsidy, where the assistance is attached to the building rather than to the tenant. Those are different arrangements with different contracts, so when someone offers you a "Section 8 building," ask which one they mean.

The piece to add to your model is that the tenant's share is a real collection line. It's your job to collect it, and it isn't guaranteed.

devon_pierce · Answer

That last point is the one I'd underline on your spreadsheet, @ledger. Put the tenant portion on its own row with its own collection assumption, because it behaves like ordinary market rent, and a $300 share on a $1,300 rent means roughly 23 percent of your revenue has normal delinquency risk. People describe this strategy as government-backed income and then model 100 percent collections on the whole rent, which overstates it. Also worth pulling the actual utility allowance schedule for that authority rather than guessing $130, the allowances are published and they differ a lot depending on whether heat is gas or electric.

FMR vs payment standard vs gross rent, my spreadsheet doesn't tie

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