About the HUD Tenant Rent Calculator
This calculator estimates what you pay toward rent in the Housing Choice Voucher (Section 8) program or public housing. HUD sets your Total Tenant Payment (TTP) as the highest of 30% of monthly adjusted income, 10% of monthly gross income, or the housing authority’s minimum rent (up to $50). It starts from your annual income, subtracts the HUD deductions, and then shows your rent to the owner or PHA, the subsidy the housing authority pays, and any utility reimbursement.
Deductions use the HOTMA rules and the inflation-adjusted amounts effective January 1, 2026: $500 for each dependent, $550 for an elderly or disabled household, unreimbursed medical and disability-assistance expenses above 10% of annual income for elderly or disabled households, and reasonable child-care costs that let a family member work or study.
For vouchers, enter the contract rent, the PHA’s utility allowance and the payment standard for your unit size. If the gross rent is above the payment standard you pay the difference, and at first lease-up that larger share cannot exceed 40% of adjusted monthly income. Housing authorities that have not yet implemented HOTMA may still use the older $480/$400 deductions and a 3% medical threshold, and some use different minimum rents, so confirm with your PHA.
With the default inputs, the total tenant payment (ttp) is $575. Change any value above to recalculate instantly.
How to use the hud tenant rent calculator
- 1Pick voucher (Section 8) or public housing.
- 2Enter your household’s gross yearly income and number of dependents.
- 3Add medical expenses if the household is elderly or disabled, and any child-care costs.
- 4For a voucher, enter the contract rent, payment standard and utility allowance.
- 5Read your TTP, your rent to the owner and the subsidy the PHA pays.
Formula and method
Adjusted income (AI) is annual income (I) minus $500 per dependent, $550 for an elderly or disabled family, unreimbursed medical and disability-assistance costs above 10% of annual income (elderly/disabled families only) and allowable child-care costs. Total Tenant Payment under 24 CFR 5.628 is the highest of 30% of monthly adjusted income, 10% of monthly gross income, welfare rent where it applies, or the PHA minimum rent, rounded to the nearest dollar.
For a voucher, the housing assistance payment is the lower of the payment standard (PS) and the gross rent (contract rent plus utility allowance), minus TTP. Your rent to the owner is gross rent minus HAP minus the utility allowance. In public housing your rent is TTP minus the utility allowance. If the utility allowance exceeds what you owe, the PHA pays you the difference as a utility reimbursement.
- I
- Annual gross household income
- AI
- Annual adjusted income after HUD deductions
- PS
- PHA payment standard for the voucher unit size
- UA
- Utility allowance for tenant-paid utilities
Worked examples
Voucher family, $24,000 income, two children
Two dependents reduce income by $1,000 to $23,000. 30% of that per month is $575, higher than 10% of gross ($200), so TTP is $575. Gross rent is $1,350, under the $1,400 payment standard, so the PHA pays $775 and the family pays $425 to the owner plus its own utilities.
Elderly public housing resident with medical bills
Medical costs above 10% of income ($3,000 − $1,800 = $1,200) plus the $550 elderly deduction give $1,750 of deductions. 30% of $16,250 ÷ 12 is $406.25, rounded to $406 TTP; after a $60 utility allowance the rent to the PHA is $346.
Zero income on a voucher
With no income both percentage tests are $0, so the $50 minimum rent sets TTP. The PHA pays $1,300 of the $1,350 gross rent; because the $150 utility allowance exceeds the $50 TTP, the family pays no rent and receives a $100 utility reimbursement (unless a hardship exemption applies).
Unit renting above the payment standard
Gross rent is $1,650 but the payment standard is $1,400, so HAP is capped at $1,400 − $575 = $825. The family share rises to $825 — more than the $766.67 limit of 40% of adjusted monthly income, so this unit could not be approved at first lease-up.
Frequently asked questions
How is Section 8 rent calculated?+
Your Total Tenant Payment is the highest of 30% of monthly adjusted income, 10% of monthly gross income, or the minimum rent. The voucher pays the rest of the rent up to the payment standard, and you pay any amount above it.
What deductions does HUD allow from income in 2026?+
From January 1, 2026, HUD’s inflation-adjusted HOTMA amounts are $500 per dependent and $550 for an elderly or disabled family. Elderly or disabled households can also deduct medical and disability-assistance costs above 10% of income, and any family can deduct reasonable child-care costs.
What is the 40% rule for vouchers?+
When you first lease a unit or move with a voucher and the gross rent is above the payment standard, your family share (rent plus utilities minus HAP) cannot exceed 40% of your adjusted monthly income (24 CFR 982.508). The cap does not apply at later recertifications.
What is a utility allowance?+
It is the PHA’s estimate of reasonable utility costs you pay directly. It is subtracted from your TTP, so your rent to the owner is lower. If the allowance is bigger than your TTP, the PHA pays you a utility reimbursement.
What is the minimum rent?+
PHAs may set a minimum rent of up to $50 a month. Families who cannot pay because of financial hardship, such as losing income or awaiting a benefits decision, can ask for a hardship exemption.
Does every housing authority use the HOTMA rules yet?+
HOTMA income rules took effect for most PHAs during 2025–2026, but some were still using the older $480 dependent and $400 elderly/disabled deductions with a 3% medical threshold. Your PHA can confirm which rules apply to your recertification.
Results are estimates for educational purposes and are not financial advice. Rates, fees and terms vary — confirm with your lender or a licensed advisor before making decisions.