{"id":11571899,"date":"2025-07-28T06:00:16","date_gmt":"2025-07-28T10:00:16","guid":{"rendered":"https:\/\/www.baltimoresun.com\/?p=11571899"},"modified":"2025-07-27T17:06:03","modified_gmt":"2025-07-27T21:06:03","slug":"will-trump-admin-proposed-housing-program-cap-help-or-hinder-md-rental-market","status":"publish","type":"post","link":"https:\/\/www.baltimoresun.com\/2025\/07\/28\/will-trump-admin-proposed-housing-program-cap-help-or-hinder-md-rental-market\/","title":{"rendered":"Time limiting Section 8: Will it help or hurt Maryland renters?"},"content":{"rendered":"

Those who study the housing market are giving mixed reactions to the Trump administration\u2019s proposal<\/a> to restrict federal rental assistance to two years for able-bodied adults.<\/p>\n

One side says the move will put low-income people at risk of losing their housing in an already tough market. While another says capping the program will actually improve the rental market for everyone, incentivizing landlords to lower rent.<\/p>\n

Carol Ott is the tenant advocacy director of the Economic Action Maryland Fund, a nonprofit organization that advocates for economic and housing justice for lower-income communities.\u00a0She predicted this policy would be \u201cdisastrous\u201d for their clients, around 10% of whom receive some kind of housing assistance. In her opinion, cost-cutting measures weren\u2019t the point of this new policy, she said.<\/p>\n

\u201cIt\u2019s not about saving money; it\u2019s not about taxpayer dollars \u2014 none of that,\u201d she said. \u201cIt\u2019s about being cruel.\u201d<\/p>\n

But Norbert Michel, vice president and director for the Center for Monetary and Financial Alternatives, which is part of the Libertarian think tank Cato Institute, said the proposed limit would help decrease the cost of rent overall.<\/p>\n

\u201cIf the government says, \u2018Hey, don’t worry about it, we’ll pay for all of your housing,\u2019 and it always does that, then that’s taking a big chunk of market incentives out, and it becomes less affordable in the end,\u201d he said.<\/p>\n

More than 50,000 Maryland households<\/a> utilize the federal housing voucher program, also known as Section 8. The program, funded by the Department of Housing and Urban Development, provides rental subsidies to people with disabilities or low incomes. Participants\u00a0pay at least 30% of their adjusted monthly income, and the housing agency covers the difference.<\/p>\n

The cap is part of President Donald Trump’s 2026 fiscal year budget, which has not been voted upon yet by Congress, and is still being worked on in committee. If passed, the cap, as part of the budget, will go into effect Oct. 1, the start of the fiscal year.<\/p>\n

Housing prices in Maryland, while less costly than in states like New York, California or Florida, hasn’t been static.\u00a0In Maryland, the average rental price rose 20.5% between 2019 to 2024, according to a Sun analysis of the Apartment List rent estimates monthly report<\/a>.<\/p>\n

The U.S. Department of Housing and Urban Development responded to a request for comment by The Baltimore Sun by sending links to previous X posts from Sec. Scott Turner and a recent New York Times opinion essay.<\/a><\/p>\n

\u201cCompassionate common sense says those who are able to work, should work,\u201d wrote Sec. Turner in a post.<\/a> \u201cAllowing generations of able-bodied Americans to remain on welfare is not compassionate to them, nor is it fair to the American taxpayer.\u201d<\/p>\n

\u201cWe can\u2019t disincentivize work and allow able-bodied Americans to settle for welfare benefits,\u201d read one post.<\/a> \u201cOne Big Beautiful Bill work requirements that lift Americans out of dependency and toward a life of self-sustainability,\u201d read another.<\/a><\/p>\n

Pros and cons of housing vouchers<\/h4>\n

The majority of those eligible for these services are already unable to receive help because there isn’t enough funding on the federal level, said Daniel Teles, a principal research associate in the housing and communities division at the nonpartisan Urban Institute, a Washington, D.C.,-based think tank that conducts social and economic policy research.<\/p>\n

Only one in every four low-income households eligible for federal housing services actually gets benefits because the demand is larger than the supply, according to a 2021 report by the Center on Budget and Policy Priorities<\/a>, a Washington, D.C. -based nonpartisan research and policy institute.<\/p>\n

Yet a 2015 study published in the American Economic Journal: Economic Policy<\/a> found that there wasn\u2019t any significant effect on market rents after the last voucher expansion in the early 2000s.<\/p>\n

Still, Teles said he saw some pros and cons to the proposed time limit. On one hand, it would allow housing agencies to cycle through their years-long waitlists more quickly and provide momentary relief in the short term for more individuals, he said.<\/p>\n

However, those exiting the voucher program would still not be able to afford their current rental because their income would not be able to match the unsubsidized price, he said.<\/p>\n

Landlords must meet the long list of eligibility criteria before they receive tenants, but the benefit they can receive is the guaranteed payments from the housing authority. With the time limits, they could experience higher turnover costs and missed payments from tenants that can discourage them from renting to voucher holders in the future, Teles said.<\/p>\n

The time limit could help improve the nation’s rental market, said Cato Institute\u2019s Michel, as landlords enjoying the subsidies will now have to compete with the rest of the market. These l<\/strong>andlords would have to lower the prices to attract tenants, dropping rental prices overall, he said.<\/p>\n

When the government steps in to cover the rent, it takes away the competitive pressure that landlords would feel to lower prices, Michel said, and as a result, these subsidies artificially inflate rental costs.<\/p>\n

\u201cIf somebody had rental assistance and now they don’t have rental assistance, that is going to make it more difficult for them,\u201d Michel said. \u201cBut the flip side is that the landlord can’t charge as much anymore, so you have to take your pick.”<\/p>\n

Bottom line, he said: \u201cIf you want to make housing more affordable, you can’t keep subsidizing.\u201d<\/p>\n

Daraius Irani is the chief economist for the Regional Economic Studies Institute at Towson University. While he agreed that the federal housing subsidies do lead to higher rents, he said that the housing supply shortage in Maryland plays a larger role within the state. Ultimately, he said, he believes that the vouchers do more good than harm.<\/p>\n

\u201cMany individuals who are in these programs are working adults, but the housing costs in some places mean that if they didn\u2019t have Section 8, they\u2019d have to pay fifty percent or more of their income towards housing,\u201d Irani said.<\/p>\n

More administrative burdens for housing agencies<\/h4>\n

In Maryland, the cap could have a significant impact on the population, some of the state’s housing experts said.<\/p>\n

The Howard County Housing Commission reopened its waitlist for its federal voucher program after 12 years in 2023 for a month, said its Executive Director Peter Engel. But of the 16,000 applications received, only 3,500 randomly selected received vouchers, he said, before they had to close the waitlist.<\/p>\n

\u201cIt makes me feel extremely sad for the thousands of people in our county, much less millions of people in the country, who will be hurt by this,\u201d Engel said. \u201cIt makes me feel a little hopeless for the future of the country, because we know that that sort of instability hurts kids, makes them do worse in school, makes their prospects for the future worse, and therefore hurts us all as a country going forward.\u201d<\/p>\n

In Prince George\u2019s and Howard counties, officials said the voucher time limits will create a burden on the administrative level for housing agencies around the state.<\/p>\n

The Housing Authority of Prince George\u2019s County would have increased costs and logistical challenges in enforcing rental time limits and identifying new eligible homes to rent on the program, said Alexis Revis-Yeoman, public information officer for the Prince George’s Department of Housing and Community Development.<\/p>\n

The time limit also could force evictions for households that could still be financially struggling \u2014 which could have a major impact on the budget resources of all county services, Revis-Yeoman said.<\/p>\n

Several of Maryland\u2019s elected leaders spoke out against the two-year cap, urging the Trump administration to rethink its decision, citing rising rental costs and an uncertain economy.<\/p>\n

Sen. Angela Alsobrooks, a Democrat, called the cap an example of the White House\u2019s lack of connection with the middle class.<\/p>\n

\u201cIt is clear this Administration does not care about working class Americans and is more focused on giving tax breaks to billionaires,\u201d Alsobrooks said in a statement provided to The Sun.<\/p>\n

“Now is not the time to impose arbitrary restrictions on critical resources that help families afford their homes,\u201d said Sen. Chris Van Hollen, a Democrat, in a statement to The Sun. \u201cInstead, we should work to increase access to affordable housing and good-paying jobs in order to help more Americans achieve financial stability.\u201d<\/p>\n

Have a news tip? Email Stella Canino-Quinones at scanino-quinones@baltsun.com<\/em><\/p>\n","protected":false},"excerpt":{"rendered":"

Housing and rental experts say the Trump administration\u2019s proposal restricting federal rental assistance to two years for able-bodied adults will put low-income people at risk of losing their housing in an already tough market \u2013 but capping the program might improve the housing market for everyone, some say.<\/p>\n","protected":false},"author":280,"featured_media":11576314,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"apple_news_api_created_at":"2025-07-28T10:01:54Z","apple_news_api_id":"0d6dc73b-c12a-4e06-a092-e5d8b577fecf","apple_news_api_modified_at":"2025-07-28T10:01:54Z","apple_news_api_revision":"AAAAAAAAAAD\/\/\/\/\/\/\/\/\/\/w==","apple_news_api_share_url":"https:\/\/apple.news\/ADW3HO8EqTgagkuXYtXf-zw","apple_news_coverimage":0,"apple_news_coverimage_caption":"","apple_news_is_hidden":false,"apple_news_is_paid":false,"apple_news_is_preview":false,"apple_news_is_sponsored":false,"apple_news_maturity_rating":"","apple_news_metadata":"\"\"","apple_news_pullquote":"","apple_news_pullquote_position":"middle","apple_news_slug":"","apple_news_sections":[],"apple_news_suppress_video_url":false,"apple_news_use_image_component":false,"subheadline":"","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_publicize_message":"","jetpack_publicize_feature_enabled":true,"jetpack_social_post_already_shared":true,"jetpack_social_options":{"image_generator_settings":{"template":"highway","default_image_id":0,"enabled":false},"version":2}},"categories":[71,83,84,24758,85,93,74],"tags":[24457],"feature":[],"location":[223],"type-of-work":[],"coauthors":[26634],"class_list":["post-11571899","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-business","category-latest-headlines","category-local-news","category-national-politics","category-news","category-politics","category-real-estate","tag-social","location-maryland"],"post_status":"","edit_last":0,"edit_lock":0,"highlights":"","original_byline":"","original_canonical":"","original_category":"","original_email":"","original_id":0,"original_pubdate":"","original_source":"","primary_section":"84","primary_tag":0,"print_workflow_body":{"deck_headline":"","print_title":"Time limiting Section 8: Will it help or hurt Maryland renters?","print_subheadline":"","print_priority":"","print_placement":"cover","print_planned_ready":"","print_pub_date":1753660800,"print_slug":"TBS-L-HOUSINGVOUCHERCAP","print_content":"

Those who study the housing market are giving mixed reactions to the Trump administration\u2019s proposal<\/a> to restrict federal rental assistance to two years for able-bodied adults.<\/p>\n

One side says the move will put low-income people at risk of losing their housing in an already tough market. While another says capping the program will actually improve the rental market for everyone, incentivizing landlords to lower rent.<\/p>\n

Carol Ott is the tenant advocacy director of the Economic Action Maryland Fund, a nonprofit organization that advocates for economic and housing justice for lower-income communities.\u00a0She predicted this policy would be \u201cdisastrous\u201d for their clients, around 10% of whom receive some kind of housing assistance. In her opinion, cost-cutting measures weren\u2019t the point of this new policy, she said.<\/p>\n

\u201cIt\u2019s not about saving money; it\u2019s not about taxpayer dollars \u2014 none of that,\u201d she said. \u201cIt\u2019s about being cruel.\u201d<\/p>\n

But Norbert Michel, vice president and director for the Center for Monetary and Financial Alternatives, which is part of the Libertarian think tank Cato Institute, said the proposed limit would help decrease the cost of rent overall.<\/p>\n

\u201cIf the government says, \u2018Hey, don't worry about it, we'll pay for all of your housing,\u2019 and it always does that, then that's taking a big chunk of market incentives out, and it becomes less affordable in the end,\u201d he said.<\/p>\n

More than 50,000 Maryland households<\/a> utilize the federal housing voucher program, also known as Section 8. The program, funded by the Department of Housing and Urban Development, provides rental subsidies to people with disabilities or low incomes. Participants\u00a0pay at least 30% of their adjusted monthly income, and the housing agency covers the difference.<\/p>\n

The cap is part of President Donald Trump's 2026 fiscal year budget, which has not been voted upon yet by Congress, and is still being worked on in committee. If passed, the cap, as part of the budget, will go into effect Oct. 1, the start of the fiscal year.<\/p>\n

Housing prices in Maryland, while less costly than in states like New York, California or Florida, hasn't been static.\u00a0In Maryland, the average rental price rose 20.5% between 2019 to 2024, according to a Sun analysis of the Apartment List rent estimates monthly report<\/a>.<\/p>\n

The U.S. Department of Housing and Urban Development responded to a request for comment by The Baltimore Sun by sending links to previous X posts from Sec. Scott Turner and a recent New York Times opinion essay.<\/a><\/p>\n

\u201cCompassionate common sense says those who are able to work, should work,\u201d wrote Sec. Turner in a post.<\/a> \u201cAllowing generations of able-bodied Americans to remain on welfare is not compassionate to them, nor is it fair to the American taxpayer.\u201d<\/p>\n

\u201cWe can\u2019t disincentivize work and allow able-bodied Americans to settle for welfare benefits,\u201d read one post.<\/a> \u201cOne Big Beautiful Bill work requirements that lift Americans out of dependency and toward a life of self-sustainability,\u201d read another.<\/a><\/p>\n

Pros and cons of housing vouchers<\/h4>\n

The majority of those eligible for these services are already unable to receive help because there isn't enough funding on the federal level, said Daniel Teles, a principal research associate in the housing and communities division at the liberal-leaning Urban Institute, a Washington, D.C.,-based think tank that conducts social and economic policy research.<\/p>\n

Only one in every four low-income households eligible for federal housing services actually gets benefits because the demand is larger than the supply, according to a 2021 report by the Center on Budget and Policy Priorities<\/a>, a Washington, D.C. -based nonpartisan research and policy institute.<\/p>\n

Yet a 2015 study published in the American Economic Journal: Economic Policy<\/a> found that there wasn\u2019t any significant effect on market rents after the last voucher expansion in the early 2000s.<\/p>\n

Still, Teles said he saw some pros and cons to the proposed time limit. On one hand, it would allow housing agencies to cycle through their years-long waitlists more quickly and provide momentary relief in the short term for more individuals, he said.<\/p>\n

However, those exiting the voucher program would still not be able to afford their current rental because their income would not be able to match the unsubsidized price, he said.<\/p>\n

Landlords must meet the long list of eligibility criteria before they receive tenants, but the benefit they can receive is the guaranteed payments from the housing authority. With the time limits, they could experience higher turnover costs and missed payments from tenants that can discourage them from renting to voucher holders in the future, Teles said.<\/p>\n

The time limit could help improve the nation's rental market, said Cato Institute\u2019s Michel, as landlords enjoying the subsidies will now have to compete with the rest of the market. These l<\/strong>andlords would have to lower the prices to attract tenants, dropping rental prices overall, he said.<\/p>\n

When the government steps in to cover the rent, it takes away the competitive pressure that landlords would feel to lower prices, Michel said, and as a result, these subsidies artificially inflate rental costs.<\/p>\n

\u201cIf somebody had rental assistance and now they don't have rental assistance, that is going to make it more difficult for them,\u201d Michel said. \u201cBut the flip side is that the landlord can't charge as much anymore, so you have to take your pick.\"<\/p>\n

Bottom line, he said: \u201cIf you want to make housing more affordable, you can't keep subsidizing.\u201d<\/p>\n

Daraius Irani is the chief economist for the Regional Economic Studies Institute at Towson University. While he agreed that the federal housing subsidies do lead to higher rents, he said that the housing supply shortage in Maryland plays a larger role within the state. Ultimately, he said, he believes that the vouchers do more good than harm.<\/p>\n

\u201cMany individuals who are in these programs are working adults, but the housing costs in some places mean that if they didn\u2019t have Section 8, they\u2019d have to pay fifty percent or more of their income towards housing,\u201d Irani said.<\/p>\n

More administrative burdens for housing agencies<\/h4>\n

In Maryland, the cap could have a significant impact on the population, some of the state's housing experts said.<\/p>\n

The Howard County Housing Commission reopened its waitlist for its federal voucher program after 12 years in 2023 for a month, said its Executive Director Peter Engel. But of the 16,000 applications received, only 3,500 randomly selected received vouchers, he said, before they had to close the waitlist.<\/p>\n

\u201cIt makes me feel extremely sad for the thousands of people in our county, much less millions of people in the country, who will be hurt by this,\u201d Engel said. \u201cIt makes me feel a little hopeless for the future of the country, because we know that that sort of instability hurts kids, makes them do worse in school, makes their prospects for the future worse, and therefore hurts us all as a country going forward.\u201d<\/p>\n

In Prince George\u2019s and Howard counties, officials said the voucher time limits will create a burden on the administrative level for housing agencies around the state.<\/p>\n

The Housing Authority of Prince George\u2019s County would have increased costs and logistical challenges in enforcing rental time limits and identifying new eligible homes to rent on the program, said Alexis Revis-Yeoman, public information officer for the Prince George's Department of Housing and Community Development.<\/p>\n

The time limit also could force evictions for households that could still be financially struggling \u2014 which could have a major impact on the budget resources of all county services, Revis-Yeoman said.<\/p>\n

Several of Maryland\u2019s elected leaders spoke out against the two-year cap, urging the Trump administration to rethink its decision, citing rising rental costs and an uncertain economy.<\/p>\n

Sen. Angela Alsobrooks, a Democrat, called the cap an example of the White House\u2019s lack of connection with the middle class.<\/p>\n

\u201cIt is clear this Administration does not care about working class Americans and is more focused on giving tax breaks to billionaires,\u201d Alsobrooks said in a statement provided to The Sun.<\/p>\n

\"Now is not the time to impose arbitrary restrictions on critical resources that help families afford their homes,\u201d said Sen. Chris Van Hollen, a Democrat, in a statement to The Sun. \u201cInstead, we should work to increase access to affordable housing and good-paying jobs in order to help more Americans achieve financial stability.\u201d<\/p>\n

Have a news tip? Email Stella Canino-Quinones at scanino-quinones@baltsun.com<\/em><\/p>\n","print_budget_line":"","print_excerpt":"Housing and rental experts say the Trump administration\u2019s proposal restricting federal rental assistance to two years for able-bodied adults will put low-income people at risk of losing their housing in an already tough market \u2013 but capping the program might improve the housing market for everyone, some say.","print_notes":"","photo_limits":"Photo limits are: 1 featured image, 5 featured gallery images, 5 embedded gallery images and 5 in-article embedded images. Articles that exceed these limits will not export. Please adjust images to reflect these limits.","print_featured_gallery_richtext":"","print_inline_galleries_richtext":"","print_inline_images_richtext":""},"print_workflow_exported_ts":"1753471714","print_workflow_exported_username":"Tricia Bishop","print_workflow_shapes":"","print_workflow_side":{"print_section":24225,"print_status":24232,"print_endpoint":"tribune","add_export_buttons":""},"really_short_title":"","short_title":"","syndication_source":"","market_neutral_title":"","social_title":"","dfm_hub_post_id":0,"paywall_level":"metered","featured_media_content":{"content_type":"image","content":{"id":11576314,"title":"TBS-L-HOUSINGVOUCHERCAP-0724","filename":"TBS-L-HOUSINGVOUCHERCAPp1.jpg","url":"https:\/\/www.baltimoresun.com\/wp-content\/uploads\/2025\/07\/TBS-L-HOUSINGVOUCHERCAPp1.jpg","link":"https:\/\/www.baltimoresun.com\/tbs-l-housingvouchercap-0724-3\/","alt":"","author":"36","description":"","caption":"Affordable housing units at Albemarle Square in Baltimore are pictured on Thursday. The complex is among those that could be affected by a Trump administration proposal to cap housing vouchers at two years for able-bodied adults. 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