HUD Rolls Back Part of COVID-Era 30-Day Notice Requirement — A Move in the Right Direction

HUD Secretary Scott Turner has announced the elimination of a Biden-era rule requiring public housing agencies (PHAs) and property owners receiving project-based rental assistance (PBRA) to provide 30 days’ written notice prior to eviction for nonpayment of rent. You can read the full announcement in the official HUD Press Release (HUD No. 26-017).

An Important Step — But Not the Whole Picture

This is welcome news, and NARPM Advocacy views it as a meaningful step in the right direction. However, it is important for members to understand the scope of this change: this action applies only to Public Housing Authority (PHA) and Project-Based Rental Assistance (PBRA) properties — those directly receiving HUD subsidies. Private market rental properties that fall under the CARES Act’s 30-day notice to vacate requirement are not covered by this rollback.

HUD’s Support for the Respect State Housing Laws Act

Encouragingly, HUD has also signaled its support for the Respect State Housing Laws Act, which would extend similar relief to other federally covered properties beyond PHA and PBRA. This is a strong signal from the administration that the broader problem of federal overreach into state and local eviction processes is being taken seriously.

As NARPM CEO Troy Garrett noted in response to the announcement:

The proposed rule rolling back the CARES Act 30-day Notice to Vacate requirement for PHA and PBRA properties — along with support for the Respect State Housing Laws Act, which would extend similar relief to other covered properties — reflects an understanding of the real-world consequences of prolonged notice periods. Extended notice requirements can leave small housing providers without rental income for months at a time, severely limiting their ability to meet ongoing obligations such as maintenance, mortgage payments, insurance, and property taxes.

— Troy Garrett, Chief Executive Officer, National Association of Residential Property Managers (NARPM)

NARPM Advocacy Will Keep Pushing

While we celebrate this progress, our work is far from done. NARPM Advocacy will continue working with HUD, Congress, and other stakeholders to repeal the CARES Act 30-day notice to vacate requirement in its entirety — ensuring that all residential property managers and the property owners they serve are treated equitably under federal law.

Stay tuned for further updates as this effort moves forward.