I 
118TH CONGRESS 
1ST SESSION H. R. 4606 
To increase the number of landlords participating in the Housing Choice 
Voucher program. 
IN THE HOUSE OF REPRESENTATIVES 
JULY 13, 2023 
Mr. CLEAVER (for himself and Mrs. CHAVEZ-DEREMER) introduced the 
following bill; which was referred to the Committee on Financial Services 
A BILL 
To increase the number of landlords participating in the 
Housing Choice Voucher program. 
Be it enacted by the Senate and House of Representa-
tives of the United States of America in Congress assembled, 
SECTION 1. SHORT TITLE. 
This Act may be cited as the ‘‘Choice in Affordable 
Housing Act of 2023’’. 
SEC. 2. DEFINITIONS. 
In this Act— 
(1) the term ‘‘Housing Choice Voucher pro-
gram’’ means the tenant-based assistance program 
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under section 8(o) of the United States Housing Act 
of 1937 (42 U.S.C. 1437f(o)); and 
(2) the term ‘‘Secretary’’ means the Secretary 
of Housing and Urban Development. 
SEC. 3. FINDINGS. 
Congress finds the following: 
(1) The Housing Choice Voucher program is 
the Federal Government’s largest program helping 
low-income families, the elderly, and persons with 
disabilities to afford decent, safe, and sanitary hous-
ing in the private market. 
(2) The Housing Choice Voucher program is 
proven to have positive impacts on voucher holders, 
including increased housing stability, reduced home-
lessness, and children lifted out of poverty. 
(3) As a public-private partnership, the Hous-
ing Choice Voucher program relies on the willingness 
of private landlords to accept vouchers. 
(4) Landlord participation is declining in the 
Housing Choice Voucher program, with an average 
of 10,000 housing providers leaving the program 
each year between 2010 and 2016. 
(5) Landlord participation is especially lacking 
in ‘‘high-opportunity neighborhoods’’ that have low 
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SEC. 5. INCENTIVIZING LANDLORD PARTICIPATION IN 
HOUSING CHOICE VOUCHER PROGRAM. 
(a) ONE-TIME INCENTIVE PAYMENTS.—Section 8(o) 
of the United States Housing Act of 1937 (42 U.S.C. 
1437f(o)), is amended by adding at the end the following: 
‘‘(22) ONE-TIME INCENTIVE PAYMENTS.— 
‘‘(A) DEFINITION.—In this paragraph, the 
term ‘eligible unit’ means a dwelling unit 
that— 
‘‘(i) is located in a census tract with 
a poverty rate of less than 20 percent; and 
‘‘(ii) has not previously been subject 
to a housing assistance payment contract 
under this subsection. 
‘‘(B) INCENTIVE PAYMENT AUTHORITY.— 
‘‘(i) IN
GENERAL.—To incentivize 
landlords who own dwelling units in low- 
poverty areas to enter into housing assist-
ance payment contracts under this sub-
section, the Secretary shall provide assist-
ance under this paragraph to public hous-
ing agencies to be used to offer a one-time 
payment directly to the owner of an eligi-
ble unit entering into a housing assistance 
payment contract with the public housing 
agency for the eligible unit. 
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‘‘(ii) AMOUNT.—The amount of an in-
centive payment made to an eligible owner 
under clause (i) may not exceed 200 per-
cent of the monthly housing assistance 
payment made to the eligible owner for the 
eligible unit. 
‘‘(iii) CONDITIONS PERMITTED.—Sub-
ject to paragraph (7), a public housing 
agency may require the owner of an eligi-
ble unit, as a condition of receiving an in-
centive payment under clause (i), to com-
mit to lease the eligible unit to tenants as-
sisted under this subsection for more than 
1 year. 
‘‘(iv) LIMIT.—The owner of an eligible 
unit may not receive more than 1 incentive 
payment under clause (i), regardless of— 
‘‘(I) the number of eligible units 
owned by the owner; or 
‘‘(II) the number of public hous-
ing agencies with which the owner has 
entered into housing assistance pay-
ment contracts.’’. 
(b) SECURITY DEPOSIT PAYMENTS.—Section 8(o) of 
the United States Housing Act of 1937 (42 U.S.C. 
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1437f(o)), as amended by subsection (a), is amended by 
adding at the end the following: 
‘‘(23) SECURITY DEPOSIT PAYMENTS.— 
‘‘(A) SECURITY
DEPOSIT
PAYMENT
AU-
THORITY.—The Secretary shall provide assist-
ance to public housing agencies to be used to 
pay the owner of a dwelling unit assisted under 
this subsection for a security deposit, or a sub-
stantial portion thereof, on behalf of the tenant 
of the dwelling unit in accordance with subpara-
graph (B). 
‘‘(B) MINIMUM
PHA
REQUIREMENTS.—A 
public housing agency that receives assistance 
from the Secretary under subparagraph (A) 
shall administer the assistance in accordance 
with the following conditions: 
‘‘(i) The public housing agency shall 
pay the owners of dwelling units assisted 
under this subsection for a security de-
posit, or a substantial portion thereof, in 
an amount determined by the public hous-
ing agency, on behalf of the tenants of the 
dwelling units. 
‘‘(ii) In making payments to owners of 
dwelling units under clause (i), the public 
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housing agency shall give priority to own-
ers of dwelling units occupied by extremely 
low-income families. 
‘‘(iii) The owner of a dwelling unit 
may deduct amounts from a security de-
posit payment received under clause (i) to 
cover damages beyond normal wear and 
tear caused by the tenant of the dwelling 
unit, any member of the tenant’s house-
hold, or any guest or other person under 
the tenant’s control. 
‘‘(iv) The public housing agency shall 
conduct a damage claims process where-
by— 
‘‘(I) in order to deduct amounts 
from a security deposit payment re-
ceived under clause (i), the owner of 
a covered dwelling unit must submit a 
claim to the public housing agency 
with an itemized list of damages and 
evidence and request reimbursement; 
and 
‘‘(II) the tenant of a covered 
dwelling unit may refute a claim sub-
mitted under subclause (I). 
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‘‘(v) 
The 
public 
housing 
agency 
shall— 
‘‘(I) establish an amount of re-
pair costs for which a tenant will be 
responsible; and 
‘‘(II) notify a tenant, upon the 
tenant entering into a lease for a 
dwelling unit assisted under this sub-
section, of the amount described in 
subclause (I). 
‘‘(vi) The public housing agency may 
determine what action to take if a tenant 
demonstrates an inability to pay the 
amount of repair costs for which the ten-
ant is responsible under clause (v). 
‘‘(vii) At the end of a tenant’s occu-
pancy of a dwelling unit assisted under 
this subsection, the landlord shall return to 
the public housing agency any unused 
amount of a security deposit payment re-
ceived under clause (i). 
‘‘(C) RULE OF CONSTRUCTION.—Nothing 
in subparagraph (B) shall be construed to pro-
hibit a public housing agency from establishing 
additional conditions for the administration of 
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assistance received under subparagraph (A) in 
accordance with applicable State and local 
laws.’’. 
(c) LANDLORD LIAISON BONUS PAYMENTS.—Section 
8(o) of the United States Housing Act of 1937 (42 U.S.C. 
1437f(o)), as amended by subsection (b), is amended by 
adding at the end the following: 
‘‘(24) LANDLORD LIAISON BONUS PAYMENTS.— 
‘‘(A) IN GENERAL.—Each year, the Sec-
retary shall award 1 bonus payment to each 
public housing agency that employs, contracts 
with a service partner that employs, or dem-
onstrates an intent to employ or contract with 
a service partner that employs, not less than 1 
dedicated landlord liaison whose duties include, 
with respect to the tenant-based assistance pro-
gram under subsection (o)— 
‘‘(i) conducting landlord outreach, re-
cruitment, and retention; 
‘‘(ii) educating and training landlords 
regarding the program; and 
‘‘(iii) operating a phone hotline, online 
portal, monitored email address, or other 
mechanism designated by the Secretary for 
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landlord questions and concerns regarding 
the program. 
‘‘(B) DEMONSTRATING COMPLIANCE.—The 
Secretary shall determine how a public housing 
agency may demonstrate that it offers or in-
tends to offer a landlord liaison service for pur-
poses of subparagraph (A). 
‘‘(C) AMOUNT.—The Secretary shall estab-
lish an amount for the landlord liaison bonus 
payment authorized under subparagraph (A) 
that— 
‘‘(i) may vary by region; 
‘‘(ii) does not exceed the 150 percent 
of the average cost of employing, or con-
tracting with a service partner that em-
ploys, such a landlord liaison, based on 
local market conditions; and 
‘‘(iii) is sufficient to incentivize public 
housing agencies to employ, or contact 
with a service partner that employs, such 
a landlord liaison.’’. 
(d) HOUSING PARTNERSHIP FUND.—Section 8 of the 
United States Housing Act of 1937 (42 U.S.C. 1437f), 
is amended by adding at the end the following: 
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‘‘(ee) HERSCHEL LASHKOWITZ HOUSING PARTNER-
SHIP FUND.— 
‘‘(1) ESTABLISHMENT.—The Secretary shall es-
tablish a fund, to be known as the ‘Herschel 
Lashkowitz Housing Partnership Fund’, for the pur-
pose of incentivizing landlords to participate in the 
tenant-based assistance program under subsection 
(o) in accordance with paragraph (2) of this sub-
section. 
‘‘(2) AUTHORIZED USES.—The Secretary shall 
use amounts from the Housing Partnership Fund 
for— 
‘‘(A) incentive payments under subsection 
(o)(22); 
‘‘(B) security deposit payments under sub-
section (o)(23); 
‘‘(C) landlord liaison bonus payments 
under subsection (o)(24); and 
‘‘(D) other uses, as determined by a public 
housing agency and approved by the Secretary, 
designed primarily— 
‘‘(i) to recruit owners of dwelling 
units, particularly dwelling units in census 
tracts with a poverty rate of less than 20 
percent, to enter into housing assistance 
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payment contracts under subsection (o); 
and 
‘‘(ii) to ensure that owners that enter 
into housing assistance payment contracts 
as described in clause (i) of this subpara-
graph continue to lease their dwelling units 
to tenants assisted under subsection (o). 
‘‘(3) REPORTS.—The Secretary shall require a 
public housing agency that receives assistance from 
the Herschel Lashkowitz Housing Partnership Fund 
to submit an annual report to the Secretary on the 
use of the assistance. 
‘‘(4) AUTHORIZATION OF ADDITIONAL APPRO-
PRIATIONS.—There is authorized to be appropriated 
for deposit in the Herschel Lashkowitz Housing 
Partnership Fund $100,000,000 for each of fiscal 
years 2024 through 2028, to remain available until 
expended.’’. 
SEC. 6. HOUSING QUALITY STANDARDS. 
(a) SATISFACTION OF INSPECTION REQUIREMENTS 
THROUGH PARTICIPATION
IN OTHER HOUSING PRO-
GRAMS.—Section 8(o)(8) of the United States Housing 
Act of 1937 (42 U.S.C. 1437f(o)(8)), as amended by sec-
tion 101(a) of the Housing Opportunity Through Mod-
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ernization Act of 2016 (Public Law 114–201; 130 Stat. 
783), is amended by adding at the end the following: 
‘‘(I) SATISFACTION
OF
INSPECTION
RE-
QUIREMENTS
THROUGH
PARTICIPATION
IN 
OTHER HOUSING PROGRAMS.— 
‘‘(i) 
LOW-INCOME
HOUSING
TAX 
CREDIT-FINANCED
BUILDINGS.—A dwell-
ing unit shall be deemed to meet the in-
spection requirements under this para-
graph if— 
‘‘(I) the dwelling unit is in a 
building, the acquisition, rehabilita-
tion, or construction of which was fi-
nanced by a person who received a 
low-income housing tax credit under 
section 42 of the Internal Revenue 
Code of 1986 in exchange for that fi-
nancing; 
‘‘(II) the dwelling unit was phys-
ically inspected and passed inspection 
as part of the low-income housing tax 
credit program described in subclause 
(I) during the preceding 12-month pe-
riod; and 
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‘‘(III) the applicable public hous-
ing agency is able to obtain the re-
sults of the inspection described in 
subclause (II). 
‘‘(ii) HOME INVESTMENT PARTNER-
SHIPS
PROGRAM.—A dwelling shall be 
deemed to meet the inspection require-
ments under this paragraph if the dwelling 
unit— 
‘‘(I) the dwelling unit is assisted 
under the HOME Investment Part-
nerships Program under title II of the 
Cranston-Gonzalez National Afford-
able Housing Act (42 U.S.C. 12721 et 
seq.); 
‘‘(II) the dwelling unit was phys-
ically inspected and passed inspection 
as part of the program described in 
subclause (I) during the preceding 12- 
month period; and 
‘‘(III) the applicable public hous-
ing agency is able to obtain the re-
sults of the inspection described in 
subclause (II). 
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‘‘(iii) RURAL
HOUSING
SERVICE.—A 
dwelling unit shall be deemed to meet the 
inspection requirements under this para-
graph if— 
‘‘(I) the dwelling unit is assisted 
by the Rural Housing Service of the 
Department of Agriculture; 
‘‘(II) the dwelling unit was phys-
ically inspected and passed inspection 
in connection with the assistance de-
scribed in subclause (I) during the 
preceding 12-month period; and 
‘‘(III) the applicable public hous-
ing agency is able to obtain the re-
sults of the inspection described in 
subclause (II). 
‘‘(iv) RULE
OF
CONSTRUCTION.— 
Nothing in clause (i), (ii), or (iii) shall be 
construed to affect the operation of a hous-
ing program described in, or authorized 
under a provision of law described in, that 
clause.’’. 
(b) PRE-APPROVAL OF UNITS.—Section 8(o)(8)(A) 
of the United States Housing Act of 1937 (42 U.S.C. 
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this subparagraph and subparagraph 
(C) if the new landlord enters into a 
lease agreement with a tenant assisted 
under this subsection not later than 
60 days after the date of the inspec-
tion. 
‘‘(IV) INFORMATION WHEN FAM-
ILY
IS
SELECTED.—When a public 
housing agency selects a family to 
participate in the tenant-based assist-
ance program under this subsection, 
the public housing agency shall in-
clude in the information provided to 
the family a list of dwelling units that 
have been inspected under subclause 
(II) and determined to meet the hous-
ing quality standards under subpara-
graph (B).’’. 
SEC. 7. SMALL AREA FAIR MARKET RENT. 
(a) USE OF SMALL AREA FAIR MARKET RENT.— 
Section 8(o)(1) of the United States Housing Act of 1937 
(42 U.S.C. 1437f(o)(1)), is amended by adding at the end 
the following: 
‘‘(F) SMALL AREA FAIR MARKET RENT.— 
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‘‘(i) DEFINITIONS.—In this subpara-
graph— 
‘‘(I) the term ‘metropolitan area’ 
means a metropolitan statistical area, 
as defined by the Office of Manage-
ment and Budget; and 
‘‘(II) the term ‘small area fair 
market rent’ means the fair market 
rent established for a ZIP Code area 
within a metropolitan area. 
‘‘(ii) USE OF SMALL AREA FAIR MAR-
KET
RENT.—Notwithstanding subsection 
(c) or any other provision of this sub-
section, not later than 3 years after the 
date of enactment of this subparagraph, 
the Secretary shall designate a number of 
metropolitan areas in which public housing 
agencies are required to use the small area 
fair market rent to determine the fair mar-
ket rental for dwelling units for purposes 
of tenant-based assistance under this sub-
section that is not less than 3 times the 
number of metropolitan areas so des-
ignated in the final rule of the Secretary 
entitled ‘Establishing a More Effective 
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Fair Market Rent System; Using Small 
Area Fair Market Rents in the Housing 
Choice Voucher Program Instead of the 
Current 50th Percentile FMRs’, published 
in the Federal Register on November 16, 
2016 (81 Fed. Reg. 80567). 
‘‘(iii) HOLD HARMLESS.—If the appli-
cation of clause (ii) would cause a decrease 
in the payment standard used to calculate 
the amount of tenant-based assistance pro-
vided to a family under this subsection, a 
public housing agency shall continue to use 
the existing higher payment standard to 
calculate the amount of such assistance for 
the family for as long as the family con-
tinues to receive such assistance in the 
same dwelling unit.’’. 
(b) CONFORMING AMENDMENT.—Section 8(o)(1)(B) 
of the United States Housing Act of 1937 (42 U.S.C. 
1437f(o)(1)(B)), is amended by inserting after ‘‘sub-
section (c)’’ the following: ‘‘(subject to subparagraph (F) 
of this paragraph)’’. 
SEC. 8. SECTION 8 MANAGEMENT ASSESSMENT PROGRAM. 
(a) DEFINITION.—In this section, the term ‘‘Section 
8 Management Assessment Program’’ means the program 
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set forth in part 985 of title 24, Code of Federal Regula-
tions (or any successor regulation). 
(b) DECONCENTRATION OF PARTICIPATING DWELL-
ING UNITS.—The Secretary shall explore ways to reform 
and modernize the Section 8 Management Assessment 
Program to assess public housing agencies in a manner 
that promotes— 
(1) positive interactions with landlords, includ-
ing timely payment of rent and identification of the 
dwelling unit for which a subsidy payment is being 
made; and 
(2) an increase in the diversity of areas where 
dwelling units are leased to support voucher holders 
who want to access to low-poverty, integrated neigh-
borhoods. 
(c) RULE
OF CONSTRUCTION.—Nothing in sub-
section (b) shall be construed to prevent the Secretary 
from— 
(1) reforming the Section 8 Management As-
sessment Program to assess public housing agencies 
in other areas of performance; or 
(2) reforming the Section 8 Management As-
sessment Program in any other manner, at the dis-
cretion of the Secretary. 
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SEC. 9. ANNUAL REPORT ON EFFECTIVENESS OF ACT. 
(a) DEFINITIONS.—In this section— 
(1) the term ‘‘appropriate congressional com-
mittees’’ means— 
(A) the Committee on Banking, Housing, 
and Urban Affairs of the Senate; 
(B) the Subcommittee on Transportation, 
Housing and Urban Development, and Related 
Agencies of the Committee on Appropriations of 
the Senate; 
(C) the Committee on Financial Services of 
the House of Representatives; and 
(D) the Subcommittee on Transportation, 
Housing and Urban Development, and Related 
Agencies of the Committee on Appropriations of 
the House of Representatives; and 
(2) the term ‘‘high-opportunity area’’— 
(A) shall be defined by the Secretary for 
purposes of this section; and 
(B) does not include any census tract in 
which the poverty rate is equal to or greater 
than 20 percent. 
(b) REPORT.—Not later than 1 year after the date 
of enactment of this Act, and annually thereafter for 5 
total years, the Secretary shall submit to the appropriate 
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congressional committees and make publicly available a re-
port that— 
(1) evaluates the effectiveness of this Act and 
the amendments made by this Act in recruiting and 
retaining landlords who accept vouchers under the 
Housing Choice Voucher program, particularly land-
lords with dwelling units in high-opportunity neigh-
borhoods; and 
(2) includes— 
(A) the number of landlords in the United 
States who accept housing choice vouchers 
under the Housing Choice Voucher program 
and the number of dwelling units assisted under 
the Housing Choice Voucher program; 
(B) any net changes to the number of 
landlords or dwelling units described in sub-
paragraph (A) during the preceding year; 
(C) the number of landlords described in 
subparagraph (A) who own disability-accessible 
dwelling units assisted under the Housing 
Choice Voucher program and the number of 
those dwelling units; and 
(D) the number of landlords described in 
subparagraph (A) who own dwelling units as-
sisted under the Housing Choice Voucher pro-
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gram in high-opportunity areas and the number 
of those dwelling units. 
Æ 
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