On March 11, Representatives Mike Lawler (NY-17) and Emanuel Cleaver, II (MO-05) introduced the bipartisan Choice in Affordable Housing Act, aiming to enhance the Housing Choice Voucher (HCV) program. This bill seeks to: 

• Expand affordable housing access 

• Streamline processes for landlords, and  

• Ensure that more low-income families can secure stable housing in high-opportunity neighborhoods 

The bill was also introduced in the Senate by Senators Chris Coons (D-DE) and Kevin Cramer (R-ND). 

While the implications of this bill could mean some well-needed updates to the Housing Choice Voucher program, let’s take a look at what it would mean for PHAs.  

Addressing the Affordable Housing Crisis 

The rising cost of housing across the country has made it increasingly difficult for families to find affordable homes. This is even more pressing for voucher families as the shortage of landlords has become a key factor in many PHA’s struggle to get and keep their utilization numbers up.  

This legislation aims to:  

• Cut red tape for families and landlords  

• Increase landlord incentives in an effort to improve landlord participation in the HCV program  

• Increase the efficiency of the HCV program  

Key Features of the Choice in Affordable Housing Act 

$500 Million Herschel Lashkowitz Housing Partnership Fund 

One of the biggest roadblocks for HUD’s Housing Choice Voucher program is the reluctance among landlords to rent to voucher-holding tenants. We’ve discovered there are plenty of reasons for this hesitancy, but one of the best answers to landlord hesitation is the ability to offer incentives.   

The bill would establish a $500 million fund, named after Herschel Lashkowitz, a longtime advocate for affordable housing, with the specific goal of providing funding for landlord outreach and incentives. The funds would be allocated to: 

• Provide signing bonuses for landlords who accept vouchers in low-poverty areas. 

• Offer security deposit assistance to help voucher families meet financial requirements. 

• Incentivize PHAs to retain dedicated landlord liaisons to strengthen landlord engagement. 

• Support other innovative landlord recruitment and retention efforts. 

At AMA, we have been encouraging PHAs to implement landlord incentives for years (take a look here, here, here, and here). The great news is now you have a way to kickstart your agency into this highly beneficial program. And even better is that you don’t have to limit yourself to just the points of the bill.  

One of the keys to the success of these types of programs is how well you know the community you serve. Many of these programs can be personalized to the specific needs of the landlords and tenants in your community. Explore what, if any, unique challenges your landlords or participants might encounter, and then develop a way to offset the negative impacts of those needs.    

There are also many other ways to offer resources for your landlords that don’t necessarily include a monetary pay-out.  

Non-Monetary Incentives  

While not part of the Choice in Affordable Housing Act bill, why not take the opportunity to build out a strategic and abundant landlord outreach and incentive program? You will be putting in the work to launch the incentives covered by the bill so work smarter and take advantage of the momentum.  

Here are just a couple ideas you can use to bulk up your landlord offerings: 

Landlord-Tenant Mediation 

Although PHAs don’t typically provide this service, landlord-tenant mediation offers a way for landlords and tenants to resolve complaints outside of a court setting. It may prove to be a valuable offering to landlords because it has the potential to prevent costly turnovers, evictions, and legal claims. 

Educational Resources 

PHAs can offer seminars, workshops, and resources on a variety of current and helpful topics for landlords and even for tenants. Seminars and workshops can be valuable networking opportunities. Offering educational tools on all things housing can help keep landlords ahead of any important changes. 

Incentive programs are a great way to partner with landlords and create trust. Not only do they temper perceived risks, but they offer more stability for tenants in the long run. Regardless of how landlords receive aid, the result is placing more families in clean, safe, and well-maintained homes. 

AMA would love to help you get your PHA set up for success! Our expert Program Management services are perfectly aligned to help you develop and launch this beneficial program.

Fair Rent Calculations Using Neighborhood-Specific Data 

HUD would be required to expand its 2016 rule on Small Area Fair Market Rents (SAFMRs), ensuring that voucher holders have access to a broader range of rental options in diverse communities. 

Reducing Inspection Delays 

The delays caused by the inspection process are one of landlords’ and tenant’s most common frustrations and can be a significant barrier to a landlord’s continued participation in the HCV program.  

To expedite the leasing process: 

• Units already inspected under federal housing programs within the past year would be automatically approved for voucher holders. 

• New landlords could request pre-inspections before accepting a voucher-holding tenant. 

Enhancing HUD’s Oversight of PHAs 

HUD’s evaluation criteria for PHAs would be adjusted to encourage the expansion of voucher use in high-opportunity neighborhoods. Additionally, the agency would be required to report annually to Congress on the program’s effectiveness. 

Impact on Low-Income Families 

The HCV program currently serves over 5 million low-income individuals, with more than half of them being elderly residents and people with disabilities. By increasing landlord participation and expanding housing options, the Choice in Affordable Housing Act aims to improve housing stability, reduce homelessness, and lift more families out of poverty. 

Conclusion: A Bipartisan Solution to America’s Housing Crisis 

With bipartisan and congressional support, the Choice in Affordable Housing Act of 2025 represents a significant step forward in housing reform. By reducing barriers to landlord participation and increasing funding for housing assistance, this bill enhances the effectiveness of the Housing Choice Voucher program, ensuring that more families can access safe and affordable housing. And that is the reason we are all here.  

About AMA Consulting Group 

At AMA Consulting Group, we don’t just manage programs—we elevate them. Recognized as a 3x Inc. 5000 Awardee for our expertise in government services and our nationally acclaimed work with Emergency Rental Assistance (ERA) programs, we are committed to creating a better way to advance people and performance. Our innovative solutions empower Public Housing Authorities and government agencies to optimize operations, enhance stakeholder satisfaction, and drive measurable success. 

Whether it’s compliance, program administration, or customer service transformation, AMA delivers excellence in every solution and results with every step. 

To learn more, book a call with our team and follow us for the latest insights on housing program management and operational excellence. 

Let’s build stronger communities—together.