Section 8 contracts · HUD data

Section 8 contract expirations on HUD-insured apartments

Name: Section 8 and rental assistance contracts on FHA-insured apartment properties
Creator: Endorsement Index
License: https://creativecommons.org/licenses/by/4.0/

4,801 FHA-insured apartment properties carry 5,121 active project-based rental assistance contracts covering 456,339 assisted units, according to HUD's contract database. 252 of those contracts, on 239 properties and covering 17,363 units, reach their overall expiration date within 24 months of HUD's as-of date (by October 6, 2028).

Contracts: HUD file as of October 6, 2026
Renewals: HUD file as of October 6, 2026

4,801properties with an active contract (4,829 loans, 42% of HUD's file)

456,339assisted units under those contracts

252contracts expiring within 24 months

17,363assisted units on those contracts

Expiration calendar, next five years

Contracts by the calendar quarter of HUD's overall expiration date. Most contracts on these properties run well past five years: 4,324 contracts (397,316 assisted units) expire after Q3 2031. The first quarter counts only contracts expiring after October 6, 2026.

Contracts reaching overall expiration

Number of active contracts by calendar quarter of overall expiration (tracs_overall_expiration_date), Q4 2026 to Q3 2031; year labels mark each first quarter. Table below.

Contract expirations by quarter, FHA-insured apartment properties
Quarter	Contracts	Assisted units	Properties
Q4 2026	29	1,529	28
Q1 2027	46	3,150	45
Q2 2027	36	2,858	35
Q3 2027	36	2,389	34
Q4 2027	24	1,713	24
Q1 2028	26	1,870	26
Q2 2028	33	2,087	32
Q3 2028	21	1,667	20
Q4 2028	30	2,517	29
Q1 2029	15	1,546	15
Q2 2029	24	1,936	24
Q3 2029	56	4,463	50
Q4 2029	38	2,552	34
Q1 2030	29	2,392	28
Q2 2030	40	3,305	39
Q3 2030	48	3,571	46
Q4 2030	56	4,465	54
Q1 2031	49	3,240	47
Q2 2031	74	5,759	69
Q3 2031	87	6,014	84
After Q3 2031	4,324	397,316	4,074
All active	5,121	456,339	4,801

HUD's data dictionary defines the overall expiration date as the date the overall contract expires; a multi-term contract can also show an earlier current-term expiration, which each property page lists. An expiration date says when the contract's term ends; HUD's file does not record what the owner or HUD will do then.

By state

Active rental assistance contracts on FHA-insured apartment properties, by state
State	Properties	Contracts	Assisted units	Expiring in 24 mo.	Units expiring
Alabama	92	92	7,095	8	572
Alaska	3	3	255	0	0
Arizona	31	31	3,016	3	140
Arkansas	57	85	4,815	3	141
California	278	288	23,618	15	1,089
Colorado	49	53	4,323	5	225
Connecticut	81	85	6,062	1	104
Delaware	11	11	1,269	0	0
District of Columbia	28	29	3,275	2	380
Florida	107	114	11,542	7	607
Georgia	85	92	10,081	3	137
Hawaii	6	6	564	0	0
Idaho	9	9	670	1	102
Illinois	241	252	27,163	7	710
Indiana	144	159	13,655	10	820
Iowa	68	75	4,506	3	201
Kansas	56	58	3,709	1	60
Kentucky	116	122	9,727	3	54
Louisiana	79	79	6,873	1	51
Maine	24	24	1,209	0	0
Maryland	129	136	14,826	2	329
Massachusetts	339	367	38,655	10	787
Michigan	207	211	21,950	7	647
Minnesota	165	175	11,971	16	613
Mississippi	77	77	5,496	5	406
Missouri	113	120	8,237	9	425
Montana	13	14	743	1	24
Nebraska	33	38	2,000	10	390
Nevada	10	12	1,339	0	0
New Hampshire	51	52	2,591	0	0
New Jersey	86	90	12,403	3	431
New Mexico	14	15	1,003	0	0
New York	274	287	32,100	8	655
North Carolina	182	200	12,613	16	582
North Dakota	9	11	848	1	48
Ohio	419	434	39,444	33	2,507
Oklahoma	54	60	4,855	5	440
Oregon	31	33	2,030	1	16
Pennsylvania	194	202	18,806	6	490
Puerto Rico	29	29	2,806	3	260
Rhode Island	102	117	11,677	7	470
South Carolina	69	77	5,851	5	224
South Dakota	9	9	545	0	0
Tennessee	139	154	15,391	3	165
Texas	165	173	15,403	9	765
U.S. Virgin Islands	3	3	407	0	0
Utah	31	34	2,005	6	413
Vermont	13	13	606	0	0
Virginia	68	73	8,111	1	90
Washington	57	66	4,457	4	177
West Virginia	54	57	4,770	2	219
Wisconsin	84	102	8,151	6	397
Wyoming	13	13	822	0	0

The renewal options HUD records

When a project-based Section 8 contract expires, the owner asks HUD to renew it under one of the options in HUD's Section 8 Renewal Policy Guidebook, filed on form HUD-9624. HUD's renewal file records the option of each contract's latest renewal. Summaries below are from HUD's Section 8 contract renewal options page; counts are contracts on FHA-insured apartment properties.

Option	What HUD's page says	Contracts
1. Mark-Up-to-Market (1a eligibility, 1b discretionary authority)	For contract rents below comparable market rents per a rent comparability study. Term 5 to 20 years; rents reset to market, capped at 150% of Fair Market Rent unless the discretionary criteria apply; OCAF adjustment each year and a market reset every fifth year.	1,946
2. Renewal without restructuring at or below comparable rents ("mark up to budget")	For rents at or below market. Term 1 to 20 years; rents set to support a HUD-approved budget, not above market; OCAF each year and a market reset every fifth year.	772
3. Mark-to-Market (3a, 3b)	For certain projects, typically FHA-insured, whose rents exceed market. Term 20 years; rents reduced to market, and the mortgage may be restructured into a smaller first mortgage and subordinate debt.	772
4. Projects exempt from restructuring	For projects exempt from restructuring under MAHRA; HUD's page says this typically means a project without an FHA-insured mortgage (a conventional or tax-credit-financed one). Term 1 to 20 years; rents adjusted by the lesser of OCAF or a HUD-approved budget capped at market.	1,215
5. Preservation projects (5a, 5b)	Projects under a long-term HUD use agreement (for example a Portfolio Reengineering Demonstration, ELIHPA or LIHPRHA agreement) must renew this way; terms follow the contract and use agreement.	101
6. Opt-out	An owner not bound to renew may decline, with one year's notice to HUD and tenants; eligible tenants receive enhanced vouchers (42 U.S.C. 1437f(t)).	0

268 active contracts have no row in HUD's renewal file, and 47 have a row with no option named. HUD's option names are shown verbatim on each property page. An option on the file describes the latest renewal HUD recorded, which may be a past one; it is not a statement of what the contract will be eligible for next time.

A contract nearing expiration is also a financing question: a 223(f) or 223(a)(7) on a Section 8 property is sized partly on the HAP rents, and HUD expects the renewal to line up with the loan. How HUD refinances Section 8 properties.

Contract types

HAP, Housing Assistance Payments (Section 8): 5,065 contracts
PAC, Project Assistance Contract (Section 202/811): 24 contracts
RAC, Rental Assistance Contract: 19 contracts
PRAC, Project Rental Assistance Contract (Section 202/811): 13 contracts

Program groups as HUD names them: Sec. 202 (1,683), Other S8 New (1,139), S8 Loan Mgmt (843), S8 State Agency (698), Other S8 Rehab (227), S8 RAD PH Conv (131), S8 Preservation (111), S8 Prop. Disp. (94), S8 FmHA (59), S8 RAD Mod Rehab Con (27), S8 RAD RS/RAP Conv (26), PAC 202/811 (24), S8 RAD PRAC Conv (22), 811 PRA Demo (19), PRAC 202/811 (13), Pension Fund (5).

Contract coming up on a HUD-insured property?

Send the property, its FHA number and the contract's expiration. The desk will look at how a renewal and a refinance fit together. Janover Capital is an advisor, not a lender.

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Method, sources and how to cite

Method

Each loan's FHA number is matched to HUD's property ID through HUD's Insured Active Multifamily FHA Property Addresses file, and the property ID to HUD's Multifamily Assistance and Section 8 Contracts database. We keep contracts whose TRACS status is Active (5,121 on these properties; HUD's file also lists 22 expired, 1 terminated, 2 executed). Renewal option, status, type and owner signature date come from HUD's Contract Renewal Information file, matched on property ID and contract number; HUD's dictionary defines them as belonging to the renewal with the highest identifier for the contract. "Expiring within 24 months" means an overall expiration date on or before October 6, 2028, 24 months after HUD's as-of date. Statistics count properties, not loans.

Sources

HUD, Multifamily Assistance & Section 8 Contracts database. File MF-Assistance-Sec8-Contracts1.xlsx, current as of October 6, 2026, 24,314 contract rows
HUD, Contract Renewal Information, all contracts. File contractrenewaallcontracts.xls, as of October 6, 2026, 16,806 contracts; data dictionary https://www.hud.gov/sites/documents/contractrenewalinfoded.pdf
HUD, Insured Active Multifamily FHA Property Addresses (FHA number to HUD property ID). As of October 6, 2026
HUD, Insured Multifamily Mortgages, active file. As of September 30, 2026
HUD, Section 8 Contract Renewal Options
HUD, Section 8 Renewal Policy Guidebook

Download the table

Rental assistance contracts by loan (one row per contract) (CSV)

Free to reuse with attribution (CC BY 4.0). HUD's underlying records are public domain.

Cite this

Endorsement Index, "Section 8 HAP contract expirations on HUD-insured apartments", hudmultifamily.loan/section-8-contracts/, data as of October 6, 2026.

These are computed statistics from HUD's public files, not a rate quote or an offer of credit. Janover Capital LLC is a commercial mortgage advisor, not a lender, and is not affiliated with HUD or FHA.