Affordable Senior Housing News 2026May14

Kierstin Reed • May 14, 2026

Additional Analysis: President’s FY27 Budget Request for HUD

As reported on April 3, 2026, the White House released its FY 2027 budget proposal. Despite the critical shortage of affordable homes across America, the administration is requesting $73.5 billion in gross discretionary funding for HUD, which is $10.7 billion fewer funds compared to FY 2026 enacted levels, a 13% decrease. The proposed reductions include harmful cuts to critical programs serving older adults and the aging services workforce, like project-based Section 8, Section 202, and Housing Choice Vouchers. The request also includes a mixed bag of policy proposals, including several policy changes that would be harmful for affordable housing providers and residents. Take action here by reaching out to your lawmakers in support of strong HUD funding, and read more information about the President’s budget request here.

HUD Issues 2026 Income Limits, Updates Fair Market Rents

The U.S. Department of Housing and Urban Development (HUD) released the official 2026 HUD median family income limits on May 1, which determine eligibility for HUD-assisted programs and low-income housing tax credit (LIHTC) properties for the year. The average annual change in the limit across HUD areas is 3.4%. Any certification that was fully signed by residents and owners prior to 5/1 can remain as is. Any certification after 5/1 should be regenerated to display the correct income limits. Applicable programs include Public Housing, project-based Section 8, Section 8 Housing Choice Vouchers, Section 202 Supportive Housing for the Elderly, Section 811 Housing for Persons with Disabilities, and Section 236. HUD develops annual income limits based on Median Family Income estimates and Fair Market Rent area definitions. Income limits are also adjusted according to family size and in areas with unusually high or low incomes relative to housing costs. More information about income limits is available here. Separately from the 2026 Income Limits, HUD published a notice in the Federal Register updating fiscal year (FY) 2026 fair market rents (FMRs) for seven areas, effective May 21, 2026. Fair Market Rents (FMRs) are used to determine payment standard amounts for the Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, initial rents for housing assistance payment (HAP) contracts in the Moderate Rehabilitation Single Room Occupancy program (Mod Rehab), rent ceilings for rental units in both the HOME Investment Partnerships program and the Emergency Solutions Grants program, maximum award amounts for Continuum of Care recipients and the maximum amount of rent a recipient may pay for property leased with Continuum of Care funds, and flat rents in Public Housing units. The adjusted FMRs are in response to a Federal Register notice published Aug. 22, 2025, that requested public comments on the FY 2026 FMRs, to which commenters requested FMR reevaluations. HUD's FMRs are available here

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PBJ System Transitioning to iQIES in August: The Centers for Medicare & Medicaid Services (CMS) announced on June 12, that the Payroll-Based Journal (PBJ) system will transition to internet Quality Improvement and Evaluation System (iQIES) on August 17, 2026. The PBJ system is the only system remaining in the previous QIES system while all other programs have transitioned to iQIES. iQIES is a secure, cloud-based system that CMS uses to collect and manage quality and compliance information. Effective on August 17, 2026, long-term care providers must submit all PBJ staffing data in iQIES. CMS will provide additional information before the launch through various email notifications regarding onboarding, training, details on what to expect, and more. Until then, please ensure that you complete the following (if you haven’t done so already): Create a HCQIS Access Roles and Profile System (HARP) account. Skip this step if you already have a HARP account. If you don’t have an account register here. Request access to iQIES – submit your request early so your access is ready before launch. Although you may request your PBJ role before August 17 (CMS strongly recommends you do so), PBJ functionality will not be available before August 17, 2026. Choose the correct PBJ role within iQIES – Provider Security Official (PSO) – Can view, upload, edit PBJ data and run PBJ reports. This role also approves user access. PBJ Submitter (Provider or Vendor): Can view, upload, edit PBJ data and run PBJ reports. Provider Administrator: View – only access and run PBJ reports. PBJ Viewer: View-only access and run PBJ reports. Additional information on roles can be found in the iQIES Onboarding Process – Provider User Roles Manual posted on the iQIES Reference and Manuals on the QTSO under iQIES Onboarding Guides. 4. Get approval from your facility’s PSO – Your access will not become active until they approve it. Each facility must have at least one PSO to manage access for additional users. Once you register for an iQIES account, be sure to log in regularly. If you don’t log in for 60 days, you’ll lose access to iQIES. Additional information on the iQIES Inactive User Policy can be found on QTSO. Vendors must request access for each facility they represent and get approval from a PSO at each facility, using the facility’s CMS Certification Number (CCN). Policy questions should be emailed to nhstaffing@cms.hhs.gov Technical questions: Contact the iQIES Service Center at 800.339.9313 Monday – Friday 8 a.m. – 8 p.m. ET (7 a.m. – 7 p.m. CT) You may also request assistance via secure chat or schedule a call through CCSQ Support Central. Please note that Chat Support is currently limited to 8 a.m. – 4 p.m. CT Monday – Friday.
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