HUD Older Adults Home Modification Program

Quick Facts

What the HUD Older Adults Home Modification Program Does

OAHMP works through local governments, housing authorities, and experienced nonprofits. A funded grantee recruits eligible older adults, assesses their homes, arranges approved work, and inspects the result. The goal is to reduce falls, improve access, and make daily tasks safer.

The program normally follows a person-centered process:

1. A local program screens the household for age, income, residence, and service-area rules.
2. A trained assessor visits the home and asks what tasks are difficult or unsafe.
3. The program prepares a work order based on the person’s needs and the condition of the home.
4. A qualified contractor or installer completes approved work.
5. The program checks the work and follows up with the resident.

Many programs use an occupational therapist, or OT. HUD’s 2026 rules also allow a licensed OT assistant, Certified Aging-in-Place Specialist, or another trained professional with relevant experience. A local program may still require an OT.

Current funding status in 2026

HUD announced $109 million for 67 OAHMP grantees in January 2025. Some are active in 2026; others may be setting up, using waitlists, or serving only selected communities.

You can review HUD’s 2025 award announcement, the official award table, and the project summaries. The project summaries are often the most useful document because they name the grantee, service area, contact person, and planned local work.

HUD also opened a new 2026 competition through its current funding notice. HUD expects to make about 32 cooperative-agreement awards from approximately $64 million, with about one-third of funding aimed at programs serving substantial rural populations. Each organization award is expected to be between $2 million and $3 million for a 36-month period. HUD anticipates awards in September 2026 and an estimated project start of November 2, 2026.

The estimated November start does not guarantee that household intake will open then. New grantees may need months to hire staff, recruit contractors, and build an application system.

Who May Qualify

The local grantee makes the final eligibility decision. Under HUD’s 2026 federal rules, the person receiving help generally must meet all of these conditions:

• Age: At least one qualifying occupant is age 62 or older.
• Income: Total family income is no more than 80% of the area median income for the household’s location and size.
• Primary residence: The home is the older adult’s main residence.
• Housing type: The home may be owner-occupied or rented and may include a house, townhouse, condominium, cooperative, manufactured home, modular home, small building with up to four units, or accessory dwelling unit.
• Need: The requested changes address fall risk, safety, accessibility, or the resident’s ability to function at home.
• Project-based rental assistance: The current 2026 federal notice excludes a household receiving project-based rental assistance.

The 80% limit is not one national dollar figure. It changes by county or metropolitan area and by household size. HUD’s 2026 income limits became effective May 1, 2026. The local program should tell you which figure it uses and what income it counts.

Local rules can be stricter. A grantee may prioritize very low-income residents, recent falls, hospital or nursing-home transitions, people living alone, or selected rural areas. It may also check whether the home can safely receive minor work and whether similar help was provided before.

Important rule for renters

HUD’s 2026 notice allows eligible renters, but an older grant may follow different approved terms. A renter may need written landlord permission and other owner agreements. Confirm renter participation before applying.

What you usually do not need

You do not need to be a veteran, live in public housing, or have a formal disability finding under the basic federal rules. The main issue is a functional safety need.

What Work May Be Covered

OAHMP is best suited to small or moderate changes that directly improve safety and daily function. Every grantee must publish its own list of work that is in scope and out of scope.

The assessment controls the solution. A resident may ask for a walk-in tub, while a transfer bench, grab bars, handheld shower head, and non-slip surface may meet the need at lower cost.

Structural work must be completed by a licensed or otherwise qualified contractor when state or local rules require it. Permits, historic-preservation review, lead-safe work practices, or environmental review may also apply.

How Much Help Can You Receive?

HUD does not promise each household a set check or a national maximum benefit. The 2026 funding notice tells grantees to plan for an average modification cost of $5,400 per home. That average includes labor, contractor services, materials, supplies, structural changes, and adaptive equipment. It does not include the assessor’s salary.

The $5,400 figure is a planning average, not a promised benefit. If one home’s proposed work exceeds $15,000, the grantee must obtain HUD approval before contracting for it.

Is it always a grant?

No. HUD’s money is awarded to the local organization as a federal grant or cooperative agreement. The household-level assistance can be structured differently. HUD’s 2026 notice allows a grantee to describe a financing plan that uses grants, deferred loans, or forgivable loans.

Before accepting work, ask:

• Is this a grant, direct service, deferred loan, or forgivable loan?
• Will a lien, mortgage, deed restriction, or other document be recorded?
• Must I remain in the home for a certain number of years?
• What happens if I sell, refinance, transfer the home, or move?
• Does repayment become due after death or transfer to an heir?
• Will I owe any contractor, permit, inspection, or application fee?

A forgivable loan may become a grant over time, but only if the homeowner follows the agreement. A deferred loan usually postpones payment until a future event, such as sale or transfer. Neither should be described as free money without reading the terms.

How to Find a Local OAHMP Program

There is no single national household application. Use these steps in order.

Record the caller’s name, date, program, and next step. If intake is closed, ask about reopening dates and notification lists.

How to Apply Through a Local Grantee

Each organization uses its own form. A typical application has five parts.

Pre-screening

The office checks age, address, household size, income, housing type, and the requested change by phone, form, or referral.

Document review

The grantee may ask for these documents:

• Photo identification and proof of age
• Income records for every household member
• Proof that the home is the primary residence
• A deed, property-tax record, mortgage statement, lease, or other occupancy record
• Landlord permission for a rental home
• Homeowners or renters insurance information
• Photos or a short description of the safety problem
• Permission to obtain or share information with partner agencies

Use this repair document checklist to organize common papers. Do not email Social Security numbers, bank statements, or identification to an address you have not verified.

In-home assessment

A trained person visits the home and observes difficult or unsafe tasks. The program should obtain consent, and participation is voluntary.

Explain what actually happens during the day. For example: “I hold the towel bar to step into the tub,” “I cannot turn the round knob,” or “I have fallen on these steps.” That information is more useful than simply asking for a product.

Work order and approval

The program decides what fits its rules and budget. It may inspect hazards, review contractors, complete environmental review, and obtain bids or permits. Ask for the approved scope in writing.

Installation and follow-up

The contractor completes the approved scope. The grantee should inspect it and follow up, normally within about one month. Report unsafe or unusable work promptly.

For a broader walkthrough, see how repair applications work.

What Can Delay or Block Help

OAHMP is meant to be low barrier, but real programs still face limits. Common problems include:

• No local award: HUD may not have funded a grantee serving the address.
• Closed intake: The grantee may have enough referrals for its current budget.
• Wrong service area: A program may serve only selected counties, city limits, rural areas, or ZIP codes.
• Income over the limit: The office uses total family income and household size, not just the older adult’s Social Security payment.
• Rental restrictions: The landlord may refuse permission, or an older award may not serve renters.
• Project-based assistance: The current 2026 federal rules exclude residents receiving project-based rental assistance.
• Repair is too large: A failing roof, unsafe foundation, major mold problem, or severe electrical issue may have to be fixed before small modifications can be installed.
• Title or ownership issue: Heirs’ property, an unrecorded deed, unpaid taxes, or unclear ownership may affect a homeowner-focused local program.
• Environmental review: Work involving the building footprint, a floodplain, wetlands, historic property, or other protected conditions can require extra review and may add 45 days or more.
• Contractor shortage: Approval does not always mean immediate installation.

If the office says no, ask for the exact reason in writing. A closed program is different from an eligibility denial. A repair that is out of scope is different from an income denial. The reason tells you which backup path to use.

See what to do after denial for a step-by-step appeal and backup plan.

Backup Options When OAHMP Is Not Available

Do not wait for one program if the home is unsafe. The best backup depends on ownership, location, income, disability needs, and the type of repair.

Read our detailed guides to USDA Section 504, Medicaid home modifications, and local CDBG repair programs. You can also use the local program search guide when the program name is not obvious.

A Simple Action Plan

For a broader starting plan, see where to start.