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B26-0046 • 2025

Emergency Rental Assistance Reform Amendment Act of 2025

Emergency Rental Assistance Reform Amendment Act of 2025

Healthcare Housing
Enacted

This bill passed the Legislature and reached final enactment based on the latest official action.

Sponsor
Mendelson
Last action
2025-07-18
Official status
Official Law
Effective date
Not listed

Plain English Breakdown

The official text uses 'may' for stays and rent waivers, meaning courts have discretion rather than a strict requirement in all cases.

Emergency Rental Assistance Reform Amendment Act of 2025

This law updates the rules for getting emergency rental help in Washington, D.C., by requiring specific proof of need and changing how courts handle eviction cases when tenants apply for or receive these funds.

What This Bill Does

  • Requires applicants to provide documents proving their eligibility for Emergency Rental Assistance Funds (ERAF).
  • Defines an 'emergency situation' as a sudden event, like job loss or high medical costs, that makes paying rent impossible without financial help and risks homelessness.
  • Allows courts to pause eviction cases if a tenant shows proof of a pending ERAF application, but limits this specific type of pause to once per case while keeping other court powers open.
  • Requires landlords to cancel scheduled evictions if a tenant notifies them within 48 hours that an approved ERAF application will pay the full amount owed.
  • Allows courts to waive rent and stop landlords from collecting it if they fail to provide needed payment information for more than 45 days, unless there is good cause or a third party caused the delay.

Who It Names or Affects

  • Tenants in Washington, D.C., who apply for Emergency Rental Assistance Funds or face eviction.
  • Landlords and property managers of rental units in the District of Columbia.
  • Courts that handle eviction cases involving unpaid rent.
  • The Mayor's office, which must issue regulations to carry out these new rules.

Terms To Know

Emergency Rental Assistance Funds (ERAF)
Money provided by the government to help tenants pay rent during unexpected financial crises that could lead to homelessness.
Stay
A court order that temporarily stops or pauses a legal case, such as an eviction proceeding.
Payment Information
Documents needed to process rental assistance applications, including owner details and rent balances, but not payment plans.

Limits and Unknowns

  • Courts have discretion in deciding whether to grant a stay or waive rent based on specific case facts.
  • Landlords may avoid penalties if they prove that delays were caused by third parties outside their control, good cause exists, or payment was already received.

Bill History

  1. 2025-07-18 Council of the District of Columbia LIMS

    Law Number L26-0020 Effective from Jul 18, 2025

  2. 2025-06-06 Council of the District of Columbia LIMS

    Act A26-0074 Published in DC Register Vol 72 and Page 006447

  3. 2025-06-04 Council of the District of Columbia LIMS

    Transmitted to Congress

  4. 2025-05-29 Council of the District of Columbia LIMS

    Returned from Mayor

  5. 2025-05-28 Council of the District of Columbia LIMS

    Signed by the Mayor and Enacted with Act Number A26-0074

  6. 2025-05-15 Council of the District of Columbia LIMS

    Transmitted to Mayor, Response Due on May 30, 2025

  7. 2025-05-06 Council of the District of Columbia LIMS

    Legislative Meeting

  8. 2025-04-01 Council of the District of Columbia LIMS

    Legislative Meeting

  9. 2025-03-28 Council of the District of Columbia LIMS

    Re-Referral published.

  10. 2025-03-25 Council of the District of Columbia LIMS

    Committee Mark-up of B26-0046 by the Human Services Committee

  11. 2025-02-07 Council of the District of Columbia LIMS

    Re-Referral published.

  12. 2025-02-04 Council of the District of Columbia LIMS

    Re-Referred to Committee on Human Services with comments from the Committee on Housing

  13. 2025-02-03 Council of the District of Columbia LIMS

    Re-Referred to Committee on Housing with comments from the Committee on Human Services

  14. 2025-01-24 Council of the District of Columbia LIMS

    Notice of Intent to Act on B26-0046 Published in the District of Columbia Register

  15. 2025-01-21 Council of the District of Columbia LIMS

    Referred to Committee on Human Services

  16. 2025-01-13 Council of the District of Columbia LIMS

    B26-0046 Introduced by Chairman Mendelson at Office of the Secretary

Official Summary Text

Emergency Rental Assistance Reform Amendment Act of 2025

Current Bill Text

Read the full stored bill text 
ENROLLED ORIGINAL,
AN ACT
D.C. ACT 26-74
IN THE COUNCIL OF THE DISTRICT OF COLUMBIA.
MAY 28, 2025
‘Toamendsection8foftheHomelessServicesReformActof2005torequirespecificdocumentationfromtenantsestablishingeligibilityforEmergencyRentalAssistanceFunds,toclarifythedefinitionofaqualifyingemergencysituation,andtorequiretheMayortoissueregulationsimplementingtheamendedprovisionsofthatsection;andtoamendsection501oftheRentalHousingActof1985topermitacourttoenterastay,ratherthanrequireacourttoenterastay,whenatenantsubmitsdocumentationtothecourtdemonstratingthatthetenanthasapendingEmergencyRentalAssistanceProgramapplication,torequirehousingproviderstorescheduleevictionsincertaincircumstancesinvolvingapprovedEmergencyRentalAssistanceProgramapplications,andtocreateanaffirmativedefenseinevictioncasesonthebasisofhousingproviders”noncompliancewiththeEmergencyRentalAssistanceProgramapplicationprocess.
BE ITENACTED BY THE COUNCIL OF THE DISTRICTOF COLUMBIA, Thatthis
actmay be citedasthe“Emergency RentalAssistanceProgram Reform Amendment Actof 2025”.
Sec.2.Section8foftheHomelessServicesReformActof2005,effectiveMarch10,2023(D.C.Law24-287;D.C.OfficialCode§4-753.08),isamendedasfollows:(a)Subsection(a)isamendedasfollows:
(1)Paragraph(2)(A)isamendedasfollows:(A)Thelead-inlanguageisamendedtoreadasfollows:“(2\(A)ToqualifyforEmergencyRentalAssistanceFunds,anapplicantunitshallberequiredtodocument:”.(B)Sub-subparagraph(iv)isamendedbystrikingthephrase“;and”andinsertingasemicoloninitsplace.(C)Sub-subparagraph(v)isamendedbystrikingthephrase“forpayment.”andinsertingthephrase“forpayment;and”initsplace.(D)A newsub-subparagraph(vi)isaddedtoreadasfollows:
“(vi)Thenatureoftheemergencysituation;provided,thatifthenatureoftheemergencysituationprecludesdocumentation,anunsworndeclarationmadeunder

ENROLLED ORIGINAL
penaltyofperjuryexplainingboththeemergencysituationandthereasonwhytheapplicantunitdoesnotpossessdocumentationregardingthenatureoftheemergencysituationmaybeconsideredsufficientdocumentationofproofforthiselementof an application.”.
(2)Paragraph(3)isrepealed.
(b)Subsection(4)isamendedasfollows:
(1)Paragraph(3)isamendedtoreadasfollows:“(3)“Emergency situation”means asituationinwhich immediateactionis
necessarytoavoidhomelessnessoreviction,tore-establisha rentalhome, orotherwiseto
preventdisplacementfrom a rentalhome, which istheresultofan unforeseenor unusualevent,
suchasthelossof ajob orhighmedicalcosts,thatimpactstheapplicantunit’sabilitytopay rent
and thatcannotbe resolvedwithoutfinancialassistance.”.
(2)A newparagraph(3A)isaddedtoreadasfollows:
(c)A newsubsection(e)isaddedtoreadasfollows:
“(@)The Mayor shallissueregulationstoimplement theprovisionsofthis section.”.

Sec.3.The RentalHousingAct of 1985,effectiveJuly17,1985 (D.C,Law 6-10;D.C.
OfficialCode § 42-3501.01etseg.),isamended asfollows:
(a)Section103 (D.C.OfficialCode § 42-3501.03)isamended asfollows:
(1)A newparagraph(12A)isaddedtoreadasfollows:
“(12A)“ERAPprovider”meansavendorthatprocessesapplicationsforEmergencyRentalAssistanceFund:
(2)A newparagraph(23A)isaddedtoreadasfollows
“(23A) “Payment information”means documents orinformationthatidentifythe
ownerormanagerofa rentalunit,identifythebalanceofrentowed byatenant,orfacilitatethe
paymentofthe owner or manager ofa rentalunit,and thatarenecessarytoperfectan application
forEmergency RentalAssistanceFunds,which may includepersonalidentification,a W-9 form,
abasicbusinesslicense,proofofa SocialSecurityNumber,apropertymanagementagreement,orarent ledger,butwhich shallnotincludethecontentof,or informationassociatedwith,a
paymentplan.”.
(b)Section501 (D.C.OfficialCode § 42-3505.01)isamended asfollows:
(1)Subsection(1)isamendedtoreadasfollows:“(O(1)Thecourtmaystayanyproceedingadjudicatingaclaimbroughtbyahousingprovidertorecoverpossessionofa rentalunitfornonpaymentofrentif a tenantsubmits
documentationtothecourtdemonstratingthathe orshehasa pendingEmergencyRental
AssistanceProgram(“ERAP”)application;provided,thatthecourtmaystayaproceedingunderthissubsectiononlyonceduringthependencyofthecase.
“(2)Paragraph(1)ofthissubsectionshallnotbeconstruedtolimitacourt'sdiscretiontoextenda stay.

ENROLLED ORIGINAL
“(3)When an evictionbasedsolelyon a claim fornonpaymentof rent hasbeen
authorizedbythecourtandthetenantnotifiesthehousingprovider,nolaterthan48hourspriortothescheduleddateand timeoftheeviction,thatthetenanthas an approvedERAP application
thatwouldpaythefullamountnecessarytoredeemthetenancy,thehousingprovidershallcanceltheeviction.If thehousingproviderthenreschedulestheeviction,thehousingprovider
shallrescheduletheevictionfora dateno soonerthan3 weeks from theearlier-scheduled
evictiondate,
“(4)A housingproviderthatcancelsanevictionunderparagraph(3)ofthissubsectionshallhave leavetofilean aliaswrit(“writ”),and no furtherleaveof courtshallbe
requiredforthenext-requestedissuanceofa writfollowingthecancellationoftheoriginallyscheduledeviction.Thisparagraphshallnotapplyif'ajudgmentispermanentlystayedbyatenant'sredemptionof a tenancy.”.
(2)New subsections(s)and (t)areadded toreadasfollows:
“(s)Inanymatteradjudicatingaclaimbroughtbyahousingprovidertorecoverpossessionofa rentalunitfornonpayment ofrentinwhich thetenantalleges,atorbeforean
initialhearing,thatthehousingprovideriswithholdingpaymentinformationrequestedbyanERAPprovider,thecourtmayorderthehousingprovidertocomplywithanypendingrequestsforthepaymentinformationfromanERAPprovider.
“(Q(1)Inanymatteradjudicatingaclaimbroughtbyahousingprovidertorecoverpossessionofa rentalunitfornonpaymentofrentinwhichthecourtfinds,attrialorupontheresolutionofadispositivemotionresolvingtheentirematter,thatthehousingproviderfailedtoprovidepaymentinformationrequestedbyanERAPproviderformorethan45daysafterreceivingarequestforthepaymentinformationfromanERAP provider,thecourtmayorderthattheamountofrentthatwouldhavebeenredeemedbyasuccessfulERAP applicationbedeemedwaivedandshallnotberecoverablebythehousingprovider.*(2)Thecourtshallnotwaiverentunderparagraph(1)ofthissubsectionifthehousingprovidershowsthat:
“(A)CompliancewitharequestforpaymentinformationnecessarytoperfectanERAPapplicationwasdelayedbyathirdpartynotunderthecontrolofthehousingprovider;

“(B)Goodcauseotherwiseexistsforthehousingprovider'snon-compliance;or
“(C)Thehousingproviderhas,sincethedateoftherelevantrequestforpaymentinformation,receivedpaymentfromERAPonbehalfofthetenant.“(3)Awaiverofrentunderparagraph(1)ofthissubsectionshallapplytoanyfatureproceedinginwhichthehousingproviderseeksfromthetenant:“(A)Therecoveryofpossessionoftherentalunittherentforwhichwaswaivedunderparagraph(1)ofthissubsection;or“(B)A moneyjudgmentforthewaivedrent.

ENROLLED ORIGINAL
“(4)Nothinginthissubsectionshalllimitatenant’sabilitytoassertanydefensetoanoutstandingrentbalancesoughtbyahousingprovider.”.
Sec.4,Fiscalimpactstatement.TheCounciladoptsthefiscalimpactstatementinthecommitteereportasthefiscalimpactstatementrequiredbysection4aoftheGeneralLegislativeProceduresActof1975,approvedOctober16,2006(120Stat.2038;D.C.OfficialCode§ 1-301.47a).
Sec.5.Effectivedate.ThisactshalltakeeffectfollowingapprovalbytheMayor(orintheeventofvetobytheMayor,actionbytheCounciltooverridetheveto)anda30-dayperiodofcongressionalreviewasprovidedinsections602(c)(1)oftheDistrictofColumbiaHomeRuleAct,approvedDecember24,1973(87Stat.813;D.C.OfficialCode§1-206.02(c)(1)).
‘hairman
Councilof theDistrictof Columbia

Districtof Columbia
APPROVEDMAY 28, 2025

COUNCILOF THEDISTRICTOF COLUMBIA
WASHINGTON,DC,20004

[LIITEMONCONSENTCALENDAR,
[XJACTION FirstReading
(X]VOTEDATE ‘April,2025
[x1voicevore ‘Approved
RECORDEDVOTEONREQUEST
‘ABSENT
[ROLLCALLVOTE—Result

‘CouncMember[Aye[NayNv[AB[Rec|CounciMember[Aye[Nay[NV[AB[Rec]CounciMember[Aye[NayChairmanMendelson]X Henderson Pinto
‘Allen LewisGeorge| x R.White
Bonds MeDutfie
Felder Nadeau x
Frumin x Parker
X-IndicateVote ‘AB~Absent NY-Present,NotVoting Rec-Recused CERTIFICATIONRECORD
= =Secretca Some

DocketNo,826-0046,
[]ITEMONCONSENTCALENDAR
[DdACTION FinalReading
[DDVoTEDATE May6,2025
[DgVOICEvoTe ‘Approved
RECORDEDVOTEONREQUEST LewisGeorge
ABSENT
[JROLLCALLVOTE~Resutt

CouncitMember[Aye[NayNv[AB[Rec|CounciMember[Aye[Nay[NV[AB|Rec|CounciMember[Aye[Nay
‘ChairmanMendelson)x Henderson x Pinto
Allen x LewisGeorge x R.White
Bonds x McDuffie
Felder x Nadeau
Frumin x Parker
X-IndicateVote AB~Absent NV--Present,NotVoting Rec-Recused
= ) CERTIFICATIONRECORD
yo cenyToeCounc