CityFHEPS Payment Standards 2025: Maximum Rent by Bedroom Size

CityFHEPS payment standards determine the maximum rent the program will cover for apartments in New York City. These rates are tied to Section 8 levels, which means they adjust when HUD updates Fair Market Rent.

If you have a CityFHEPS voucher and you're trying to figure out what you can afford, or if you're a landlord wondering whether your rent qualifies, these are the numbers that matter.

2025 CityFHEPS Maximum Rent Amounts (Effective July 1, 2025)

These amounts assume all utilities are included in the rent. If the tenant pays some utilities separately (gas, electric, etc.), the maximum rent is reduced by a utility allowance.

For comparison, these numbers now match the 2025 NYC Fair Market Rent rates used by Section 8. If you're trying to decide between the two programs or understand how they differ, see our breakdown of CityFHEPS vs Section 8.

How Family Size Affects Bedroom Size

CityFHEPS uses a formula: one bedroom for every two people. So a household of three qualifies for a 2-bedroom, a household of five qualifies for a 3-bedroom, and so on.

Your shopping letter will show the maximum bedroom size you qualify for. You can rent smaller if you want, but you can't get a payment standard for a larger unit than your household size allows.

If you find an apartment with more bedrooms than your shopping letter shows, you can still rent it, but HRA will only pay up to the standard for your approved bedroom size. The difference would come out of your pocket, which usually doesn't work financially.

What "All Utilities Included" Means

The payment standards above assume heat, hot water, electricity, and cooking gas are all included in the rent. If the tenant pays any utilities directly, DSS subtracts a utility allowance from the maximum rent.

For example, if you're looking at a 2-bedroom and the tenant pays gas and electric, the maximum rent drops from $3,058 to around $2,916 (the exact amount depends on the specific utility allowance schedule).

Landlords fill out a form indicating which utilities are included. DSS calculates the adjustment automatically. As a tenant, you don't have to do anything special, but you should understand that apartments where you pay utilities have a lower effective maximum rent.

CityFHEPS vs Section 8 Payment Standards

They're the same now. CityFHEPS payment standards are pegged to the Section 8 levels set by NYCHA, which are based on HUD's Fair Market Rent. This wasn't always the case. Before 2021, CityFHEPS rates were much lower, which made it nearly impossible to find apartments in most NYC neighborhoods.

The City Council passed legislation to align CityFHEPS with Section 8, which significantly expanded where voucher holders can realistically search.

The main differences between the programs now aren't about money but about eligibility, administration, and portability. We cover all of this in our CityFHEPS vs Section 8 guide.

Rent Reasonableness Still Applies

Even if an apartment is priced at or below the payment standard, it still has to pass a rent reasonableness test. DSS compares the rent to similar unassisted units in the area. If the rent seems high for the neighborhood, they can reject it.

In practice, if you're at or below the payment standard and the apartment is comparable to others nearby, you'll probably be fine. But don't assume that being under the cap guarantees approval.

CityFHEPS Room Rental Limits

If you're renting a room (not a full apartment), the maximum is $1,100 per month, regardless of the payment standards above. Rooms must include heat, hot water, and electricity in that amount.

SRO units (Single Room Occupancy) have their own standard at $1,985, which is higher than a regular room but lower than a studio apartment.

CityFHEPS Utility Allowances 2025

Here's the utility allowance breakdown that gets subtracted from the payment standard when tenants pay their own utilities:

Cooking Gas + Electric (no electric stove):

Studio: $142

1 BR: $173

2 BR: $217

3 BR: $260

4 BR: $303

Electric Heat + Cooking Gas + Electric:

Studio: $189

1 BR: $232

2 BR: $298

3 BR: $365

4 BR: $432

Other combinations have different allowances. DSS has a utility calculator on their website if you need exact numbers for a specific situation.

Using CityFHEPS Outside NYC

CityFHEPS can be used anywhere in New York State, not just the five boroughs. But the payment standards are different outside the city, generally lower to reflect lower rents upstate.

If you're considering moving outside NYC, check the statewide payment standards on the DSS website before you start looking. The numbers in this post only apply within the five boroughs.

This is one key difference from Section 8, which is portable nationwide. If you might need to move out of state eventually, that's worth considering when choosing between programs.

CityFHEPS Payment Standards for Landlords

If you're a landlord considering a CityFHEPS tenant, these payment standards tell you whether your rent is in range. A 2-bedroom at $2,900 with utilities included works fine. A 2-bedroom at $3,500 probably doesn't, unless the tenant can cover the gap (most can't).

CityFHEPS tenants pay about 30% of their income toward rent. The voucher covers the rest up to the payment standard. You'll receive the CityFHEPS portion directly from DSS each month.

Payments typically arrive within the month rent is due, though timing can vary. It's not always the first of the month like clockwork, but it's reliable income backed by the city.

Before a CityFHEPS tenant can move in, the unit needs to pass an inspection similar to Section 8's HQS standards. If you're new to voucher programs, our Section 8 inspection checklist covers what inspectors look for (the requirements are nearly identical). We also have a free Pre-Inspection Checklist tool you can use to walk through your unit before the official inspection.

New to renting to voucher holders? Our guide on how to become a Section 8 landlord in NYC covers the process step by step. Most of it applies to CityFHEPS as well, with some differences in which agency you're working with.

When CityFHEPS Rates Change

Payment standards update when HUD releases new Fair Market Rent numbers, usually in the fall. The current rates took effect July 1, 2025. We'll update this page when new rates are announced.

You can also check the official source directly at the NYC HRA CityFHEPS documents page.

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Looking for housing that accepts CityFHEPS? Browse listings on VoucherMatch where every landlord welcomes voucher holders.

Are you a landlord? List your property for free and connect with qualified CityFHEPS tenants today.

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Data source: NYC DSS CityFHEPS Payment Standards (DSS-8r).pdf), effective July 1, 2025.