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Facing a housing crisis is one of the most stressful experiences an individual or family can endure. In response to the unprecedented challenges of the COVID-19 pandemic, the federal government established the Emergency Housing Voucher (EHV) program as a critical lifeline.
Funded through the American Rescue Plan Act of 2021, this initiative was designed to provide rapid rental assistance to those in the most desperate situations. This includes individuals and families who are homeless, at risk of homelessness, or fleeing violence and human trafficking. The goal was to offer a more agile, responsive solution.
The Need for a New Approach
The creation of a separate EHV program acknowledged that the nation's primary housing safety net, the Housing Choice Voucher (HCV) program (often called Section 8), was not equipped to handle an acute national emergency. The standard HCV program, with its long waiting lists and rigid rules, could not provide the immediate relief required.
The EHV program was therefore built with unique flexibilities to overcome these barriers. These included dedicated funding for support services and higher rent payment standards. While the window for new EHV referrals has closed, the program's structure offers crucial lessons for future housing policy.
What This Means for You Today
For those currently in crisis, understanding the EHV program's legacy is important, but knowing where to turn for help now is essential. This report provides an authoritative overview of the EHV program and clarifies its current status. Most importantly, it outlines the alternative pathways and resources available today to secure stable housing.
The Emergency Housing Voucher program represents a significant, targeted federal effort to address homelessness. Its design and operational status are unique.
What an Emergency Housing Voucher (EHV) Is
An Emergency Housing Voucher is a form of tenant-based rental assistance. It is funded by the U.S. Department of Housing and Urban Development (HUD) and administered by local Public Housing Authorities (PHAs). "Tenant-based" means the subsidy is tied to the family, not a specific building, empowering them to choose housing in the private market.
Key features of the EHV subsidy include:
The EHV Program's Current Status: A 2025 Update
It is critical to understand the EHV program's timeline. The national deadline for PHAs to receive new referrals for Emergency Housing Vouchers was September 30, 2023. After this date, HUD prohibited PHAs from reissuing any EHVs that became available.
The intake for the EHV program is now closed in most communities. Local PHA and city government websites confirm they are no longer accepting new EHV referrals. They are instead managing waitlists from applications received before the deadline.
The program has now entered a wind-down phase, focused on supporting families who have already leased homes. In early 2025, HUD announced its final funding allocation, which is expected to cover payments into 2026 but will not fund new vouchers. The primary takeaway is that the EHV program is no longer an entry point for new assistance.
How EHVs Differ from Traditional Housing Choice Vouchers (Section 8)
A common point of confusion is the difference between an "emergency" voucher and a standard Section 8 voucher. The EHV program was not simply a faster way to get a Section 8 voucher; it was a fundamentally different program designed for a specific, temporary purpose.
The key distinctions lie in its target population, application process, and built-in support mechanisms. The standard HCV program is a broad, ongoing program, whereas the EHV program was a short-term, emergency response.
EHV vs. Standard HCV: Key Program Differences
| Feature | Emergency Housing Voucher (EHV) | Housing Choice Voucher (HCV/Section 8) |
|---|---|---|
| Primary Goal | Rapid re-housing for specific crisis populations during the COVID-19 pandemic. | Providing long-term, safe, and affordable housing for low-income families. |
| Eligible Population | Narrowly defined: homeless, at-risk of homelessness, fleeing violence, or recently homeless. | Broadly defined by income limits, typically below 50% of Area Median Income. |
| Application Method | Referral only through a Continuum of Care (CoC) or designated partner agency. No direct applications. | Direct application to a PHA's public waiting list, which is often long or closed. |
| Funding Source | American Rescue Plan Act of 2021 (a temporary, emergency appropriation). | Annual appropriations from Congress (an ongoing program). |
| Special Provisions | Included dedicated service fees (approx. $3,500/voucher) for housing navigation and landlord incentives. Allowed higher payment standards (up to 120% of FMR) and administrative waivers to speed up leasing. | Operates under standard program rules with fewer built-in flexibilities for service funding or payment standards. |
EHV eligibility was highly specific, ensuring the limited vouchers reached those with the most urgent housing needs.
The Four Core Eligibility Categories
To receive an EHV referral, a household had to fall into one of four distinct categories defined by HUD:
Essential Income and Citizenship Requirements
In addition to the core criteria, PHAs verified two other eligibility layers:
The EHV program's most distinctive feature was its referral-based system, designed to bypass waiting lists and direct aid to the most vulnerable.
Why You Cannot Apply Directly
Unlike the Section 8 program, the EHV program did not allow for direct applications. HUD specifically waived the requirement for a public waiting list. Instead, every EHV was allocated through a direct referral from a designated community partner to prioritize those already connected to the local homeless services system.
The Role of Your Local Continuum of Care (CoC)
The central player in the referral process is the local Continuum of Care (CoC). A CoC is a regional planning body that coordinates housing and services for homeless individuals and families.
Each CoC operates a Coordinated Entry (CE) system, which acts as the "front door" for anyone in a housing crisis. The CE system assesses needs and connects people to resources. The CoC or its partners were responsible for the initial eligibility determination and referring the household to the PHA.
How to Connect with a CoC or Referral Partner
Although EHV referrals are closed, the process for seeking other forms of help remains the same. Anyone experiencing or at risk of homelessness should:
The Function of the Public Housing Authority (PHA)
The Public Housing Authority's role began after a referral was made by the CoC. The PHA's primary functions were to:
This mandated partnership between PHAs and CoCs often proved challenging. These are typically separate organizations with different systems and cultures. Research found this led to coordination issues and delays, highlighting that effective collaboration requires more than a mandate; it requires investment in supportive infrastructure.
Once approved, a family received their voucher and began the challenging process of finding a home in the private rental market.
Steps to Take After a Voucher Is Issued
After the PHA confirms eligibility, the household attends a mandatory briefing session. The voucher is then "issued," and families generally had up to 180 days to find a unit.
A key benefit of the EHV program was funding for "housing navigation" services. These services provide hands-on assistance with the search, help with applications, and can cover move-in costs like security deposits.
Finding Landlords and Properties
Securing a rental unit is often the highest hurdle. The following strategies can improve success:
The Request for Tenancy Approval (RFTA) and Inspection
Once a potential unit is found, the landlord must complete a Request for Tenancy Approval (RFTA) packet for the PHA. After submission, the PHA takes three final steps:
Many families with vouchers face an illegal obstacle: landlords who refuse to rent to them because they use housing assistance.
Identifying Unlawful Discrimination
Source of income (SOI) discrimination is the illegal practice of refusing to rent to a tenant based on their use of a housing voucher or other public assistance. Examples include:
Your Rights as a Voucher Holder
Legal protection from SOI discrimination depends heavily on where a person lives, as there is no explicit federal law that prohibits it nationwide.
What to Do If a Landlord Refuses Your Voucher
If you believe you have been a victim of source of income discrimination, take immediate action:
Since new EHV referrals have ended, individuals in crisis must turn to the broader network of housing assistance programs.
For Immediate, Urgent Shelter
For anyone who is currently homeless or has nowhere to sleep tonight, the priority is finding safe, temporary shelter.
For Other Rental Assistance Programs
For those who need long-term rental assistance, several programs exist, though most have long waiting lists.
For Preventing Eviction
For families at risk of losing their housing, prevention assistance is key.
The Emergency Housing Voucher program was a historic and necessary intervention. It demonstrated that with focused resources and flexible rules, the federal government can act swiftly to house the most vulnerable populations. The program served as a real-world policy experiment, offering invaluable lessons on targeted aid and the challenges of cross-agency collaboration.
While the program's intake phase has concluded, the crisis of housing instability continues for millions. The end of EHV referrals does not mean the end of available help. A complex but robust network of federal, state, and local resources remains in place to assist those in need.
The critical takeaway is that navigating this system begins at the local level. The path to stability—whether it leads to an emergency shelter, an eviction prevention grant, or a spot on a waiting list—almost always starts with a single action. By contacting your local Continuum of Care or dialing 2-1-1, you can connect with frontline experts who can guide you toward the resources needed to move forward with security and confidence.
No, emergency housing vouchers were designed exclusively for rental assistance to help secure stable housing quickly. The program's funds could not be used for a down payment or mortgage payments. The primary goal was to address immediate rental needs for those in crisis situations.
Yes, once issued, a household has a specific search period, often between 60 to 120 days, to find a suitable rental unit. Public Housing Agencies (PHAs) had the discretion to grant extensions, but an inability to find a unit within the allotted time could result in losing the voucher.
The EHV program included a feature called "portability," allowing a family to move to a different PHA's jurisdiction after their initial lease-up. This gave families flexibility, but they had to follow the specific portability procedures outlined by both the initial and receiving housing authorities to transfer their assistance.
Beyond the rent subsidy, EHVs included services to ensure housing stability. These often featured help with the housing search, funds for security deposits and utility hookups, landlord incentives, and counseling on tenant rights. The goal was to overcome common barriers to securing a lease.
Eligibility was determined on a case-by-case basis. While federal regulations bar individuals on a lifetime sex offender registry or convicted of producing methamphetamine in public housing, PHAs had discretion for other offenses. A past conviction did not automatically disqualify an applicant from receiving an EHV.
To receive assistance, at least one member of the household had to be a U.S. citizen or have eligible immigration status. Households with mixed immigration statuses could receive prorated assistance based on the number of eligible family members, as stipulated by HUD regulations.
If your household income rises, your required rent contribution will be recalculated. You will generally pay around 30% of your adjusted monthly income toward rent and utilities. A significant, sustained increase in income could eventually lead to your household graduating from the voucher program.
Typically, college students were not eligible for an EHV unless they could prove financial independence from their parents and met one of the primary eligibility criteria, such as experiencing homelessness. These rules prevent federal housing assistance from subsidizing standard student living expenses.
The Public Housing Agency (PHA) pays the housing subsidy directly to the landlord on behalf of the voucher holder. The tenant then pays their calculated share of the rent to the landlord. This direct payment system provides landlords with a consistent and reliable stream of income.
Emergency Housing Vouchers (EHVs) provide a long-term subsidy for rental housing. In contrast, Emergency Shelter Grants (ESG) fund short-term crisis solutions, including the operational costs of shelters, street outreach to people experiencing homelessness, and rapid re-housing financial assistance.
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