The Jefferson County Public Housing Authority approved Resolution PHA 2025-19 to raise its Section 8 payment standards to as much as 120% of the U.S. Department of Housing and Urban Development (HUD) fair market rent, under a HUD waiver the authority currently holds. Commissioners voted to adopt the change and set an effective date of Oct. 1 for cases that meet the conditions described by staff.

The payment standard is the maximum housing-assistance payment the housing authority can pay for a unit; HUD allows PHAs to set payment standards between 90% and 110% of fair market rent, but PHAs may apply waivers in some circumstances to go higher. Housing authority staff explained that the increase will primarily affect households whose contract rent and utility allowance exceed the agency’s current payment standard. Staff said the change will not automatically increase subsidies for all participants; it becomes relevant when a landlord requests a rent increase or when a household comes up for annual review.

During discussion, staff provided examples and clarified household-level mechanics: a participant’s portion of rent is generally 30% of adjusted income; in certain circumstances a participant may pay up to 40% of income if the rent exceeds the payment standard. Staff gave a specific figure for Jefferson County two-bedroom units, saying the proposed payment standard for a two-bedroom would be $1,640. Staff also noted that, for some larger units, a family could see an additional housing-assistance payment of an amount such as $208 depending on family circumstances and unit size.

Commissioner Paul Cunningham moved to approve Resolution PHA 2025-19; the motion was seconded and carried by the commissioners present. Staff said the authority conducts the payment-standard review annually after HUD publishes fair market rents and that HUD’s publication in September usually sets an Oct. 1 effective date. Staff also said the increase is supported by budget authority and the agency’s waiver that allows payment standards up to 120%.

The change is intended to reduce rent burden for voucher holders in areas where market rents have risen, though actual subsidy changes will be applied case by case.