Renters: How to Get Rent Relief

What if losing a job, even temporarily, means you need rent relief? As states attempted to slow the spread of the coronavirus by imposing lockdowns or stay-at-home orders, paying the rent became more difficult. Even after many states lifted lockdowns, economically impacted renters have wondered what relief they can get to help pay the rent or avoid eviction.

While programs for homeowners that prevent foreclosure and eviction or provide mortgage payment relief are available from the federal government, states, municipalities, and private lenders, many programs also offer help for renters. These programs were active during the height of the coronavirus lockdowns and stay-at-home orders, but many are expiring or have expired.

CARES Act Eviction Protection

The Coronavirus Aid, Relief, and Economic Security (CARES) Act, signed into law March 27, 2020, was the first piece of legislation to provide eviction protection. It specified that tenants could not be served with an eviction notice until July 25, 2020. As usual, the eviction notice must give the tenant 30 days to leave the property.

During the 120-day eviction moratorium, landlords could not charge late fees, penalties, or other charges for paying rent late. The eviction moratorium did not relieve anyone of the obligation to pay rent. It merely prevented landlords from evicting tenants during that period for late or nonpayment.

Rental Housing Covered by the Eviction Moratorium

The temporary moratorium on eviction filings pertained to any rental housing that was one of the following:

• Covered under section 41411 of the Violence Against Women Act of 1994 (34 U.S.C. 12491(a)
• Covered by the rural housing voucher program under section 542 of the Housing Act of 1949 (42 U.S.C. 1490r)
• Had a federally backed mortgage or multifamily mortgage loan, like an FHA home loan

History of COVID-19 Related Eviction Moratoriums

The eviction moratorium deadline was extended several times after it was introduced by the CARES Act on March 27, 2020. On June 24, 2021, the CDC announced that the deadline had been extended a third and final time, moving it from June 30, 2021, to July 31, 2021.

The moratorium was available for single renters making $99,000 or less and couples earning $198,000 or less who declared they couldn't pay rent due to COVID-related hardships and would be homeless if evicted. The Federal Housing Finance Agency (FHA) announced on July 28, 2021, that all multifamily properties with loans backed by Freddie Mac or Fannie Mae must give tenants 30-days of notice before evicting.

The CDC issued a new targeted eviction moratorium on Aug. 3, 2021, for areas of high or substantial COVID-19 transmission rates, as defined by the CDC as of Aug. 3, 2021, effective through Oct. 3, 2021. However, a Supreme Court ruling effectively ended the CDC's moratorium by striking down the protection on Aug. 26, 2021.

The order stated that if an area not covered by the order later experiences substantial or high transmission levels, that area would then be subject to the order. Based on the previous seven-day data, the CDC Level of Community Transmission by State/Territory map shows locations marked as high, substantial, moderate, low risk, and no data.

CARES Act Tenant-Based Rental Assistance

The CARES Act provided the Department of Housing and Urban Development (HUD) with an additional $17.4 billion in direct rent assistance, housing vouchers, public housing, and housing for aging adults. In general, landlords cannot evict renters during any period in which the landlord has been granted forbearance.

Other Financial Assistance

The $2.2 trillion CARES Act and other programs also provide financial assistance that could help with housing costs because how the money can be used is not specified.

The Consolidated Appropriations Act of 2021, for example, provided $25 billion in rent assistance to individuals who had lost income due to the coronavirus pandemic.

The American Rescue Plan provides $21.55 billion in emergency rental assistance through Sept. 30, 2027, which is expected to help renters and landlords when the funds have been distributed. The legislation also allocates:

• $5 billion in emergency housing vouchers through Sept. 30, 2030
• $750 million for tribal housing
• $100 million for rural housing
• $5 billion to assist people experiencing homelessness

Direct Payments

Recovery benefits of $1,200 per adult individual ($2,400 for couples filing jointly) and $500 for each child age 17 and under were automatically sent after April 2020. To receive the full $1,200 ($2,400), your AGI for 2019 or 2018 must have been $75,000 ($150,000 for couples) or less. The amount you would have received went down as income rose above those levels, and it disappeared entirely at $99,000 ($198,000 for couples).

The second round of $600 stimulus checks went out in December 2020. And with the passing of the American Rescue Plan, $1,400 direct checks went out to those who make less than $75,000 per year in March 2021.

Expanded Unemployment Benefits

After CARES Act provisions offering extended unemployment benefits expired, an executive order providing additional assistance went into effect. Under the order, the federal government was to supply $300 toward an additional $400 per week unemployment benefit, with the rest paid for by state governments. However, many legal and practical questions continued to delay the implementation of the order.

Under the CARES Act, eligibility for unemployment insurance was expanded if you lost your job during the coronavirus pandemic. After regular state benefits expired, the unemployed were eligible to receive up to an additional 13 weeks of benefits. Furthermore, they were eligible for another $600 per week. The government also expanded these unemployment benefits to include people not ordinarily eligible, such as independent contractors, part-time employees, or participants in the gig economy.

The American Rescue Plan Act extended Pandemic Unemployment Assistance (PUA) benefits of $300 a week through Sept. 6, 2021. The total number of weeks available was extended from 50 to 79. Federal Pandemic Unemployment Compensation (FPUC) benefits of $300 were also extended through Sept. 6, 2021. Some states elected to end Pandemic Emergency Unemployment Compensation (PEUC) or Pandemic Unemployment Assistance (PUA) on the theory it is preventing otherwise available workers from seeking employment.

Fannie Mae Disaster Response Network

Fannie Mae's Disaster Response Network has published a guide for renters affected by the coronavirus. Through the network, HUD-approved housing advisors provide:

• A personalized recovery assessment and action plan
• Help with your housing situation
• Financial coaching and budgeting
• Access to Clearpoint’s Project Porchlight online tools and resources
• Ongoing check-ins to help ensure a successful recovery

Call 877-542-9723 to access the Disaster Response Network.

211.org Social Services Search

The United Way sponsors the website 211.org, which provides an easy-to-use search bar. You can search by zip code or by community and state to find sources of help with rent and many other essential services. Fill in the required information, then click search to get data about available help.

State by State

Many states have taken action to pause or suspend renter evictions, at least temporarily. The graphic below lists those states that have halted evictions and the date the suspension ends if known. The graphic will be updated as it changes.

Cities and Counties Also Offer Help

Even in states without statewide assistance, many cities and counties have programs of their own. Check local and state government websites for information about coronavirus-related eviction moratoriums, rent forbearance, or rent assistance. For example, California's moratorium will expire on September 30, 2021. New York City residents have until Jan. 15, 2022, before its eviction moratorium ends.

Advice From the National Apartment Association (NAA)

The National Apartment Association (NAA) reminds all renters who have suffered financial distress during the coronavirus crisis to reach out to landlords to explain their situations. In addition to government programs, many landlords have plans to help deal with the financial impact of the crisis.

Eviction Moratorium Plus Rent Relief

The CDC extension of the eviction moratorium through July 31, 2021, and targeted eviction moratorium through Oct. 3, 2021, may have played a pivotal role when combined with rent relief made available by various pieces of legislation. Even though a Supreme Court ruling effectively ended the eviction moratorium on Aug. 26, 2021.

Although recent COVID-19 relief bills, including the American Rescue Plan, provide billions of dollars in rent relief, there was concern that that money would not be available in time to help the more than five million people the U.S. Census Bureau says currently experience housing insecurity.

Landlord and housing industry groups supported rent assistance while opposing an extension of the eviction moratorium, which they said deprived landlords of the right to evict. Nonetheless, the extension plus assistance may have provided long-term help for both sides.

The FHFA, on July 28, 2021, announced protections for tenants of multifamily properties with loans backed by Fannie Mae or Freddie Mac. Whether or not the loan is in forbearance, landlords must give tenants 30 days' notice before being forced to leave.