The U.S. Department of Housing and Urban Development (HUD) has announced changes to its eviction notification policy for HUD-subsidized housing, ending a rule that required 30-day written notice before evictions for nonpayment of rent. This requirement was put in place during the COVID-19 pandemic under the Biden administration.
Secretary Scott Turner stated that the new guidance aims to reduce administrative burdens and restore decision-making authority to local and state housing agencies. “Biden’s big government COVID-19 policies were issued under the assumption that bureaucrats know better than state and local leaders on how to manage their affordable housing programs, so they simply took away their ability to choose. The COVID-19 pandemic is long over, and HUD regulations will now reflect that reality. Today, we are giving HUD-subsidized property managers the flexibility to enforce policies that best serve their constituencies. This deregulatory action advances HUD’s mission of cutting red tape, promoting local flexibility, and increasing housing affordability by recognizing the case-specific needs that exist across rural, tribal, and urban communities,” said Secretary Turner.
The revised policy will affect more than two million households receiving HUD assistance and will take effect 30 days after it is published in the Federal Register.
Industry groups responded positively to the change. Bob Pinnegar, President & CEO of the National Apartment Association (NAA), said: “For more than five years now, federal intrusion into the highly localized eviction process has only exacerbated myriad housing challenges in communities nationwide—particularly as affordability remains one of the defining issues of our time. Today’s announcement by the U.S. Department of Housing and Urban Development (HUD) is an important step in restoring normalcy and balance to housing operations, replacing a misguided federal 30-day notice requirement for federally backed housing with streamlined, simplified, and consistent guidance. The National Apartment Association (NAA) applauds Secretary Turner for his steadfast leadership and looks forward to our continued work together on our shared goals of boosting housing supply, lowering costs, and easing affordability challenges long-term.”
Denise Muha, COO of the National Leased Housing Association (NLHA), commented: “The National Leased Housing Association (NLHA) is pleased that Secretary Turner has heard our concerns and is rescinding the 30-day notice to evict requirement for assisted housing providers. The measure has caused undue delays in legitimate eviction actions and created confusion for residents.”
Lesli Gooch, CEO of the Manufactured Housing Institute (MHI), added: “MHI commends HUD for taking steps to streamline eviction guidance and remove outdated COVID-era regulations. Rental housing providers—whether in HUD-assisted properties or other communities—play a vital role in housing America. Policies that reduce administrative burdens and restore clarity are essential to ensuring these providers can continue offering safe, affordable homes. We support HUD’s efforts to strengthen housing programs and encourage continued collaboration with the private sector to expand access and affordability nationwide.”
Kris Cook, CAE, CEO of the National Affordable Housing Management Association (NAHMA), said: “On behalf of the National Affordable Housing Management Association (NAHMA) and our members, we commend HUD Secretary Turner for his leadership in issuing updated, streamlined guidance for non-payment of rent in HUD-assisted housing. This is an important step toward balancing the needs of residents in financial hardship with the operational realities of affordable housing providers. Previously, NAHMA and our partners raised concerns that HUD’s 30-day notification requirement—though well-intentioned—placed significant strain on property owners, often compounding arrearages, preventing normal lease enforcement, and threatening the financial stability of affordable housing communities. Left unchanged, it risked discouraging private sector participation, raising operating costs, and reducing the supply of affordable housing. HUD’s revised approach reflects a pragmatic commitment to protect tenants while ensuring sustainable property operations. NAHMA looks forward to continued collaboration on regulatory reform to reduce operating costs, strengthen communities, improve the lives of residents, and meet the affordable housing needs across the nation.”
Sharon Wilson Géno from NMHC also supported this move: "NMHC appreciates the Administration helping reduce housing costs and renter confusion with this new guidance. Elevated expenses across the board—from insurance to taxes—continue to impact rental housing operations nationwide. Eliminating outdated and costly COVID-era standards is a step forward in reducing compliance complexity and allowing for stronger and more streamlined operations. Evictions are a last resort for owners, and this guidance rightly returns this set of laws to the state level where it can be appropriately regulated, providing a clear and unified policy for housing providers.”
Mark Thiele from NAHRO said: “NAHRO supports HUD’s decision to revoke the 30-Day Notification Requirement Prior to Termination of Lease for Nonpayment of Rent rule. PHAs and multifamily property owners prioritize keeping families housed, and evictions are always a last resort. To ensure this, PHAs operate under strong state and federal protections that give residents ample opportunity to pay rent or pursue grievance procedures. In practice, the 30-day requirement often conflicted with state law, created confusion, and led to extended notice periods that strained agency resources. Revoking this rule restores clarity aligns federal policy with state law; helps agencies better balance resident protections with long-term sustainability.”
Troy Garrett from NARPM highlighted impacts on small landlords: “We appreciate HUD’s attention to this issue which has a direct significant impact on all types… Extended notice requirements can leave small housing providers without rental income for months at a time severely limiting their ability… such as maintenance mortgage payments insurance property taxes.”
La Shelle Dozier from CLPHA noted: “CLPHA appreciates HUD’s action… While research shows PHAs make every effort avoid terminating residents…the 30-day notice requirement creates unnecessary administrative burdens additional liabilities…Revoking restores state local authority over eviction notification procedures returns standard notification requirements existed prior…”
In addition rescinding this rule change HUD has withdrawn 17 other COVID-era notices aimed at further reducing paperwork regulatory burden signaling shift towards deregulation within department.
