Emergency Housing Voucher (EHV) Program

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What San Diego Tenants & Landlords Need to Know

(Updated September 2025)

The Emergency Housing Voucher (EHV) Program, established by the American Rescue Plan Act of 2021, provides rental assistance to individuals experiencing or at risk of homelessness, including survivors of domestic violence and human trafficking. However, the program faces a funding cliff with final funds expected to last into 2026, putting tens of thousands of households at risk of losing assistance unless Congress acts. Local agencies like the San Diego Housing Commission (SDHC) are preparing for this scenario and offering preferences for EHV families on Project-Based Voucher waiting lists.

  • EHV funding and risk of loss: SDHC estimates its remaining EHV funds will last until fall 2026, unless more funds are provided by congress. SDHC will give at least 90 days’ notice before the final rental assistance payment on the family’s behalf.
  • Local implementation and preferences: SDHC has introduced a preference for EHV families on its Project-Based Voucher waiting list to facilitate stable housing transitions.   Other local Public Housing Authorities have yet to publicize how they will handle the end of EHV funds.
  • Tenant recommendations: Tenants are advised to apply for the PBV waiting list with EHV preference, recommended to go month-to-month and not renew lease for longer period of time, and explore early lease termination options under disability accommodations or California domestic violence laws if moving to PBV units. Legal aid is available for support.
  • Landlord guidance: Landlords should maintain communication with EHV tenants, allow early lease termination without penalties to avoid evictions, comply with Fair Housing laws and local tenant protections, and avoid discriminatory practices against EHV households as funding phases out. Illegal lockouts are criminal offenses.

See more details below

 

What’s changing?

  • Federal government notified PHAs that it would provide a final share of all remaining EHV Housing Assistance Payment (HAP) funds, with no additional EHV funds provided the late‑April 2025 final funding action. Letter indicated the remaining funds are anticipated to cover costs into 2026.
  • Funding cliff & households at risk: Analysis estimate ~59,000–60,000 households currently assisted by EHVs are at risk of losing rental assistance unless Congress provides new funding, due in part to unexpectedly high rent growth since 2021.
  • Bottom line: As of March 2025, PHAs need to plan as if no additional EHV funds will be provided beyond the final funds provided on April 2025.

Where things stand?

  • SDHC timeline: The San Diego Housing Commission (SDHC) estimates its remaining EHV funds will last until fall 2026, unless more funds are provided by congress. SDHC will give at least 90 days’ notice before the final rental assistance payment on a family’s behalf.
  • PBV off‑ramp with preference: In July 2025, SDHC added a preference for EHV families on its Project‑Based Voucher (PBV) waiting list (available to the existing, assisted EHV households, excluding port-ins in the City of San Diego).
  • How to get the preference: Apply at https://waitlist.sdhc.org; and Call 619‑578‑7717 or email ehv@sdhc.org to confirm your application so staff can tag your file with the EHV preference.
  • SDHC cautions that available PBV units through fall 2026 will not be enough for most EHV families; selection uses a lottery as units come online.
  • Local EHV #s: SDHC was provided about 501 EHVs within the City of San Diego; the County Housing Authority (HACSD) received about 200 EHVs—a combined countywide share of about 701 vouchers.

Best practices for tenants

  • Get on SDHC’s PBV waiting list now (EHV preference): Apply at sdhc.org , then call 619‑578‑7717 or email ehv@sdhc.org so SDHC can apply the EHV preference to your PBV application.
  • Consider going month‑to‑month (avoid a 12‑month renewal) through 2026.
    • Talk with your landlord and explain that you will not be able to afford the rent once the EHV funding ends (see Landlord guidance below) and ask they release from your lease with no penalty.
  • If selected for a PBV unit while you’re mid‑lease, here are some early lease termination options:
    • Reasonable Accommodation (RA) for disabilities: If a disability creates a need to move to a PBV unit, you may request a reasonable accommodation for early lease termination without penalty.
    • California domestic violence survivors’ early termination law: California Civil Code § 1946.7 allows early lease termination—generally with 14 days’ notice and qualifying documentation.
    • If neither applies: Talk with your landlord and explain that you will not be able to afford the rent once the EHV funding ends (see Landlord guidance below) and ask they release from your lease with no penalty.
  • Understand PBV basics vs. EHV: With EHV your share of the rent is approximately 30% of your household’s income and the voucher is portable. Meaning you could move with your tenant-based voucher to another property of your choice and continue your assistance. With PBV your tenant share is also approximately 30% of your household income; but the subsidy is tied to the unit. If you move, your subsidy will end.

 

  • Need legal help or fair housing support? Legal Aid Society of San Diego: 1‑877‑LEGAL AID (1‑877‑534‑2524).

Best practices for landlords

  • Keep an open line with EHV tenants about timelines and selection from the PBV waitlist.
  • Allow EHV tenants to end their leases early, without penalty to move into stable long-term housing. Otherwise, you may face costly evictions when tenants can no longer pay the full rent after EHV funding ends.
  • Be mindful that under Fair Housing Law you may have an obligation to allow a disabled tenant to terminate their tenancy without penalty. Violation(s) of Fair Housing law may open you up to monetary liability.
  • Reminder: Illegally locking out tenants is a criminal offense, and tenants can contact law enforcement if this occurs. Review Attorney General Bonta’s guidance on illegal lockouts, which include actions such as changing locks, removing possessions, shutting off utilities, using threats or violence, or otherwise interfering with tenants’ rights to force them out.
  • EHV voucher are protected under local and state Source of Income protections that prevent landlords from discriminating against EHV households. Preemptively evicting a EHV tenant because EHV funding is ending in Fall 2026 may result in monetary liability for Source of Income discrimination.
  • As a reminder, Landlords must comply with all local, state, and federal requirements before terminating an HCV household. In the City of San Diego, landlords must comply with the City of San Diego Residential Tenant Protections Ordinance.