Emergency Rental Assistance Program (ERAP)

Quick Facts

• What it pays for: Past-due rent, upcoming rent, utilities, late fees, relocation costs, and tenant-paid internet in many jurisdictions.
• Program scale: Treasury distributed over $46 billion through ERA1 and ERA2; remaining funds continue to circulate among state, local, and tribal grantees.
• Priority households: Renters below 50% AMI or unemployed for 90+ days must be served ahead of others, and many grantees target zip codes with high eviction filing rates.
• Delivery model: Tenants apply directly or through landlord-initiated portals; payments typically go to landlords and utility providers, with tenant direct payments as a backstop.
• Processing pace: Average review time ranges from two to six weeks, but complete documentation can accelerate decisions and halt eviction proceedings sooner.

Program Overview

ERAP is the federal government’s flagship response to pandemic-driven rental debt. Treasury’s guidance gives grantees flexibility to balance emergency relief with eviction prevention strategies, so each jurisdiction designs unique workflows, documentation requirements, and benefit caps. Some cities funnel dollars through community-based organizations, while others run centralized online platforms that auto-match landlord applications with tenant submissions. Because eviction moratoria have expired, ERAP now acts as a negotiation lever: tenants can present proof of a pending application in court to secure continuances and mediate payment plans supported by the program.

Eligibility Checklist

To qualify, households must meet three pillars:

1. Income: Generally at or below 80% AMI, adjusted for household size. Applicants can use 2023 tax returns or current monthly income. Tribal grantees may set alternative thresholds, and some jurisdictions allow self-attestation for zero-income households.
2. COVID-19 hardship: Show income reduction, job loss, increased expenses, or other financial strain since March 13, 2020. Self-attestation is allowed, but supporting documents (termination letters, medical bills, childcare invoices) strengthen the file.
3. Housing instability: Provide evidence such as a past-due notice, eviction filing, unsafe living conditions, or a statement that the household would be homeless without assistance.

Undocumented tenants are eligible in many jurisdictions; proof of immigration status is not required under Treasury rules, though applicants still need identity verification.

Application Workflow

1. Identify your administrator: Use the Treasury search tool or call 2-1-1 to find the city, county, state, or tribal agency accepting applications.
2. Create landlord alignment: Notify the landlord and invite them to apply concurrently. If they refuse, document the outreach—most programs will pay the tenant directly after reasonable attempts.
3. Prepare documentation: Typical items include government-issued ID, proof of residence (lease, utility bill), income verification (pay stubs, benefit letters, bank statements), hardship narrative, and arrears ledger from the landlord.
4. Submit online or via partner agencies: Many grantees offer walk-in intake centers, nonprofit navigators, and multilingual assistance. Upload clean scans and certify all statements.
5. Track status and respond to requests: Check email and portal dashboards for missing items. Provide updates within the specified timeframe to avoid closure.
6. Coordinate with courts: If an eviction case is pending, share your application ID with court-based eviction diversion programs. Judges often pause proceedings when ERAP funds are in the pipeline.

Maximizing the Benefit

• Request future rent: Treasury allows up to three months of prospective rent if the landlord agrees to keep the tenant housed. Outline a realistic plan for staying current once support ends.
• Include utilities: Add electric, gas, water, sewer, trash, and internet bills to the budget worksheet so the program covers the full housing cost.
• Leverage housing counselors: HUD-approved agencies can help negotiate arrears reductions or payment plans that align with ERAP assistance.
• Appeal decisions: Most programs offer reconsideration if new documentation becomes available or if a landlord provides updated ledgers.
• Connect to longer-term supports: Ask intake workers about Section 8 waitlists, legal aid, workforce programs, or budgeting classes to maintain stability.

Landlord Participation Tips

Landlords receive direct payments but must comply with program terms:

• Accept the assistance as satisfaction for the covered months.
• Halt eviction proceedings for the period paid and often for 30–90 days afterward.
• Provide W-9 and ACH details promptly to avoid delays.
• Maintain rent ledgers that separate base rent from fees, which helps reviewers determine eligible charges.

Clear communication with tenants and documentation of good-faith efforts to maintain housing can preserve occupancy and reduce turnover costs.

Staying Ready for Reopenings

Some grantees periodically pause intake to manage volume. Create a checklist with digital copies of documents and monitor program newsletters or social media for reopening notices. Being first in line after a pause is lifted dramatically improves approval odds while funds last.