CMHA Payment Standards & PMRS Rent Limits
How voucher payment standards, income limits, and utility allowances work for landlords and tenants in the Columbus Metropolitan Housing Authority service area.
What Are CMHA Payment Standards?
The Columbus Metropolitan Housing Authority (CMHA) sets payment standards — the maximum monthly rent (including utilities) that a Housing Choice Voucher (Section 8) will cover for a unit of a given bedroom size in the Columbus metropolitan area. These standards apply to both tenant-based vouchers and project-based voucher programs like RAD and PMRS.
For landlords, the payment standard is the ceiling on gross rent you can charge a voucher-holder tenant. For tenants, it determines how much of your income goes toward rent versus how much CMHA subsidizes. If a unit's rent is below the payment standard, the family pays 30% of adjusted monthly income toward rent. If it's above, the family may pay more — up to 40% of income on initial lease — but the unit may not be approved.
CMHA's 2025 payment standards are effective April 1, 2025 and are based on HUD's FY2025 Fair Market Rents (FMR) for the Columbus, OH HUD Metro FMR Area. Actual PHA payment standards can range from 90% to 110% of FMR; CMHA sets theirs at or near the FMR level to maximize housing access in Franklin County.
2025 CMHA Payment Standards by Bedroom Size
These are the maximum gross rent amounts CMHA will subsidize for new move-ins and annual recertifications in Columbus and Franklin County. Updated April 2025.
| Unit Size | Payment Standard | Est. Tenant Share (30% of income) |
|---|---|---|
| Studio / SRO | $800/mo | Varies by income |
| 1 Bedroom | $1,171/mo | Varies by income |
| 2 Bedroom | $1,432/mo | Varies by income |
| 3 Bedroom | $1,731/mo | Varies by income |
| 4 Bedroom | $1,919/mo | Varies by income |
| 5 Bedroom | $2,207/mo | Varies by income |
Source: CMHA 2025 Income Limits and Payment Standards (effective 4/1/2025). SRO = Single Room Occupancy; OBD = Zero Bedroom. Payment standards include tenant-paid utilities (gross rent).
2025 CMHA Income Limits (Franklin County)
To qualify for a Housing Choice Voucher or project-based assistance, a household's annual gross income must generally be at or below the "Very Low Income" (50%) tier. Priority placement is given to households at or below 30% of area median income (AMI).
| AMI Tier | 1 person | 2 person | 3 person | 4 person | 5 person | 6 person | 7 person | 8 person |
|---|---|---|---|---|---|---|---|---|
| Extremely Low (30%) | $22,900 | $26,200 | $29,450 | $32,700 | $37,650 | $43,150 | $48,650 | $54,150 |
| Very Low (50%) | $38,150 | $43,600 | $49,050 | $54,500 | $58,900 | $63,250 | $67,600 | $71,950 |
| Low (80%) | $61,050 | $69,800 | $78,500 | $87,200 | $94,200 | $101,200 | $108,150 | $115,150 |
Source: CMHA 2025 Income Limits (effective 4/1/2025). Limits are for the Columbus, OH HUD Metro FMR Area and include Franklin County.
How PMRS Rent Math Works
PMRS (Project-Based Moderate Rehabilitation or similar project-based subsidy programs) uses the same core math as Housing Choice Vouchers, but the subsidy is attached to the unit rather than the tenant.
Here's the step-by-step calculation landlords and tenants should understand:
- 1
Start with the Payment Standard
Find the payment standard for the unit's bedroom size. For a 2-bedroom in Franklin County, that's $1,432/month (2025 CMHA standard).
- 2
Subtract the Utility Allowance
If the tenant pays utilities (electric, gas, water, trash), subtract the CMHA utility allowance for that bedroom size. For a 2-BR with all utilities paid by tenant, that's $122/month.
- 3
Get the Maximum Target Subsidized Rent
The remaining amount is the maximum rent the landlord can charge before the tenant's share kicks in. Example: $1,432 − $122 = $1,310 maximum rent.
- 4
Tenant Pays 30% of Adjusted Income
The tenant's portion is generally 30% of their monthly adjusted gross income. CMHA pays the difference between the tenant share and the actual rent (up to the payment standard).
Example: 2-Bedroom Unit
CMHA Utility Allowances (2025)
When a tenant pays utilities directly, CMHA deducts a standard utility allowance from the payment standard before calculating the maximum rent. These are approximate Columbus-area allowances; your SSA can confirm exact figures.
| Unit Size | Electric | Gas | Water | Trash | Total |
|---|---|---|---|---|---|
| Studio | $38 | $32 | $18 | $10 | $98 |
| 1 Bedroom | $42 | $36 | $20 | $12 | $98 |
| 2 Bedroom | $48 | $42 | $22 | $14 | $122 |
| 3 Bedroom | $56 | $50 | $24 | $16 | $144 |
| 4 Bedroom | $64 | $58 | $26 | $18 | $176 |
Tips for Landlords
Price at or below the payment standard
Units priced within the payment standard rent range are far more likely to be leased quickly by voucher holders. A 2-BR at $1,350 (under the $1,432 standard) is immediately eligible.
Include utilities to simplify math
If you include electric, gas, water, and trash in the rent, the utility allowance doesn't reduce your rent ceiling. The full payment standard applies.
Get HQS-ready before listing
CMHA requires a Housing Quality Standards (HQS) inspection before lease-up. Fix common fail items: handrails, smoke detectors, peeling paint, and water leaks.
Use SubsidyMatch for instant verification
Our Rent Cap Calculator runs the PMRS math instantly — enter your zip, bedroom count, and utility setup to see the exact maximum rent you can charge.
Tips for Tenants
Know your share before you tour
Your tenant share is roughly 30% of your monthly adjusted gross income. If you earn $1,500/month, expect to pay ~$450. CMHA covers the rest up to the payment standard.
Utility-paid vs. utility-included
If you pay utilities yourself, the landlord's rent must be lower to stay under the cap. If rent is all-inclusive, the landlord can charge up to the full payment standard.
Portability works across Ohio
If you have a CMHA voucher, you can port it to another PHA jurisdiction in Ohio (or nationally) after 12 months. Check with your SSA before moving.
Apply for priority status if eligible
Households at or below 30% AMI ($22,900 for a single person in 2025) receive priority on waiting lists and may qualify for additional services.
Run the rent math instantly
SubsidyMatch's Rent Cap Calculator does the PMRS math for you — just enter your zip code, bedroom count, and utility setup.