Primary financing type
primary_financing_type
Optional
Primary financing type. Populated on 11,501 properties.
HUD Section 8 Contract Expiration Monitor + Owner Contacts
Pricing
from $6.60 / 1,000 contract rows
Every HUD project-based Section 8, 202 and 811 HAP contract with its true term end (not the funding increment), assisted units, rent-vs-FMR position, owner and management-agent contacts, and a new-since-last-run delta.
Pricing
from $6.60 / 1,000 contract rows
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Contract number
contract_number
Optional
HUD TRACS contract number, 11 characters, unique across all 24,315 contracts. The stable delta identity.
Property id
property_id
Optional
HUD property id. Joins this contract to the assisted-properties file that supplies location, owner and management-agent contacts.
Property name
property_name
Optional
Property name as published on the contract record, trimmed of HUD's fixed-width padding.
Contract status
contract_status
Optional
TRACS contract status. Live vocabulary: Active, Expired, Pending, Suspended, Terminated, Executed.
Contract status is active
contract_status_is_active
Optional
True when contract_status is Active. Null when HUD published no status.
Contract status vocabulary known
contract_status_vocabulary_known
Optional
False when HUD published a status outside the vocabulary this actor was tested against, so a new status is visible rather than silently mis-bucketed.
Contract doc type code
contract_doc_type_code
Optional
Contract document type: HAP, PRAC, RAC, PAC or COOP.
Program type name
program_type_name
Optional
Detailed HUD program type, for example 'Sec 8 NC', 'PRAC/811', 'RAD PH Conv'.
Program type group code
program_type_group_code
Optional
Program type group code, for example S8NC, PRAC, LMSA, 202, HFDA.
Program type group name
program_type_group_name
Optional
Human-readable program type group.
Is hud administered
is_hud_administered
Optional
True when HUD administers the contract directly rather than a state or local contract administrator.
Is old acc
is_old_acc
Optional
True when the contract sits under an old Annual Contributions Contract.
Is performance based acc
is_performance_based_acc
Optional
True when the contract is administered under a Performance-Based Contract Administrator ACC.
Assisted units
assisted_units
Optional
Number of units receiving assistance under this contract. Sums to 1,483,851 nationally.
Units 0br
units_0br
Optional
Assisted efficiency/studio units on this contract.
Units 1br
units_1br
Optional
Assisted one-bedroom units on this contract.
Units 2br
units_2br
Optional
Assisted two-bedroom units on this contract.
Units 3br
units_3br
Optional
Assisted three-bedroom units on this contract.
Units 4br
units_4br
Optional
Assisted four-bedroom units on this contract.
Units 5plus br
units_5plus_br
Optional
Assisted five-or-more-bedroom units on this contract.
Bedroom counts reconcile with assisted units
bedroom_counts_reconcile_with_assisted_units
Optional
True when the six bedroom-size counts sum exactly to assisted_units. Measured true on 24,236 of 24,236 contracts that publish bedroom detail. Null when HUD published no bedroom breakdown.
Expiration basis used
expiration_basis_used
Optional
Which date column actually satisfied the expiration filter on this row: 'overall' (contract term end) or 'current' (funding increment end). Under expirationBasis 'either' this tells you which one matched.
Expiration date used
expiration_date_used
Optional
The date corresponding to expiration_basis_used.
Months to expiration used
months_to_expiration_used
Optional
Whole months from the run date to expiration_date_used.
Contract effective date
contract_effective_date
Optional
Contract effective date.
Contract term months
contract_term_months
Optional
Contract term in months as published by HUD.
Contract term end date
contract_term_end_date
Optional
THE CONTRACT TERM END, from HUD's tracs_overall_expiration_date. This is the genuine renewal / opt-out decision point and reconciles with effective date + contract term on 92.9% of contracts. Use this, not the current funding increment end, to size a renewal pipeline.
Contract term end fiscal year
contract_term_end_fiscal_year
Optional
Federal fiscal year of the contract term end, as published by HUD.
Contract term end fiscal quarter
contract_term_end_fiscal_quarter
Optional
Federal fiscal quarter (Q1 = Oct-Dec) of the contract term end, as published by HUD.
Contract term end fiscal year derived
contract_term_end_fiscal_year_derived
Optional
Federal fiscal year recomputed from contract_term_end_date. Agrees with HUD's published value on 100% of rows; a divergence is a live drift signal and fails the run.
Current funding increment end date
current_funding_increment_end_date
Optional
End of the CURRENT FUNDING INCREMENT, from HUD's tracs_current_expiration_date. Earlier than the term end on 63.2% of contracts. A 24-month screen on this column returns 18,939 contracts / 1,184,903 units against 4,627 / 126,711 on the term-end column: 4.09x the contracts and 9.35x the units. Renewing an increment is routine; it is NOT the contract coming up for renewal.
Current increment end fiscal year
current_increment_end_fiscal_year
Optional
Federal fiscal year of the current funding increment end, derived.
Current increment end fiscal quarter
current_increment_end_fiscal_quarter
Optional
Federal fiscal quarter of the current funding increment end, derived.
Tracs overall expiration serial raw
tracs_overall_expiration_serial_raw
Optional
HUD's raw Excel date serial for tracs_overall_expiration_date, kept for audit against the source file.
Tracs current expiration serial raw
tracs_current_expiration_serial_raw
Optional
HUD's raw Excel date serial for tracs_current_expiration_date, kept for audit against the source file.
Expiration dates differ
expiration_dates_differ
Optional
True when the contract term end and the current funding increment end are different dates. Null when either is missing.
Expiration gap days
expiration_gap_days
Optional
Days from the current funding increment end to the contract term end. Negative on the four contracts where HUD publishes an increment ending after the term.
Expiration dates inconsistent
expiration_dates_inconsistent
Optional
True when HUD publishes a current increment end LATER than the contract term end (4 contracts nationally). Surfaced rather than silently normalised.
Term end reconciles with effective plus term
term_end_reconciles_with_effective_plus_term
Optional
True when contract_effective_date plus contract_term_months lands within three days of the contract term end. True on 22,580 of 24,315 contracts; this is the evidence that the overall column is the term end.
Days to term end
days_to_term_end
Optional
Signed days from the run date to the contract term end. Negative when the term has already ended.
Days to current increment end
days_to_current_increment_end
Optional
Signed days from the run date to the current funding increment end.
Term end is past
term_end_is_past
Optional
True when the contract term end is before the run date.
Current increment end is past
current_increment_end_is_past
Optional
True when the current funding increment end is before the run date.
Rent to fmr pct
rent_to_fmr_pct
Optional
Contract rent as a PERCENT of Fair Market Rent (HUD names the column a ratio but publishes a percent). NULL when HUD did not publish it, including the 334 contracts where the source carries a literal 0 alongside a description of 'Unknown' -- reading those zeros as real would rank them as the deepest below-FMR contracts in the country.
Rent to fmr band
rent_to_fmr_band
Optional
HUD's own banding of rent against FMR, for example 'Below 80% FMR' or 'Over 160% FMR'. 'Unknown' means HUD published no rent position.
Rent to fmr basis
rent_to_fmr_basis
Optional
'published' when HUD published a rent-to-FMR percent, 'zero_sentinel_not_published' when the source carried the 0 sentinel, 'not_published' otherwise.
Rent above fmr
rent_above_fmr
Optional
True when rent_to_fmr_pct exceeds 100. NULL when HUD published no rent position -- never false on unpublished data.
Rent at or below 80pct fmr
rent_at_or_below_80pct_fmr
Optional
True when rent_to_fmr_pct is 80 or less, the classic deep-discount preservation signal. NULL when unpublished.
Fmr 0br
fmr_0br
Optional
Fair Market Rent for efficiency units on this contract. Null when HUD published 0 alongside a non-zero unit count of that size (a missing value, not a $0 rent).
Fmr 1br
fmr_1br
Optional
Fair Market Rent for one-bedroom units. Null when missing rather than 0.
Fmr 2br
fmr_2br
Optional
Fair Market Rent for two-bedroom units. Null when missing rather than 0.
Fmr 3br
fmr_3br
Optional
Fair Market Rent for three-bedroom units. Null when missing rather than 0.
Fmr 4br
fmr_4br
Optional
Fair Market Rent for four-bedroom units. Null when missing rather than 0.
Property join status
property_join_status
Optional
'matched' when the contract resolved to a property record, 'unmatched' when it did not. 100% matched on the 2026-08-11 vintage. On an unmatched row every location and contact field is null because it was NOT CHECKED, not because it is absent.
Hub name
hub_name
Optional
HUD multifamily hub responsible for the property.
Servicing site name
servicing_site_name
Optional
HUD servicing site (field office) for the property.
Property address line1
property_address_line1
Optional
Property street address.
Property address line2
property_address_line2
Optional
Property address line 2. Populated on 597 of 23,612 properties.
Property city
property_city
Optional
Property city.
Property state code
property_state_code
Optional
Property state or territory code from HUD's property record. THIS is the authoritative state -- see state_from_contract_number_prefix.
Property zip code
property_zip_code
Optional
Property ZIP code.
Property zip4 code
property_zip4_code
Optional
Property ZIP+4 extension. Null on 3,127 properties.
State from contract number prefix
state_from_contract_number_prefix
Optional
The first two characters of the contract number, which look like a state code. Published for transparency only. It disagrees with the property's own state on 229 of 24,315 contracts (0.94%): the territories use a separate vocabulary (RQ for PR, VQ for VI, TQ for MP, GQ for GU) and nine contracts are genuinely cross-border. Never filter on this.
State prefix matches property state
state_prefix_matches_property_state
Optional
False when the contract-number prefix disagrees with the property's state code.
County code
county_code
Optional
Three-digit county code within the state.
County name
county_name
Optional
County name.
Msa code
msa_code
Optional
HUD MSA code, or NULL when the source carried a sentinel. See msa_code_raw.
Msa code raw
msa_code_raw
Optional
HUD's raw msa_code including sentinels. '0000' (681 properties) is HUD's documented 'Not In Metro Area'. '9999' (6,489 properties, 27.5%) is an UNDOCUMENTED second sentinel with a null MSA name -- it is carried by properties plainly inside metro areas, including Starrett City in Brooklyn, so treating it as a real code invents a phantom metro larger than any real one.
Msa name
msa_name
Optional
HUD MSA name. Null on 6,501 properties.
Msa code is sentinel
msa_code_is_sentinel
Optional
True when msa_code_raw is 0000 or 9999.
Msa sentinel meaning
msa_sentinel_meaning
Optional
'not_in_metro_area' for 0000, 'metro_not_stated' for 9999, null for a real code.
Congressional district code
congressional_district_code
Optional
Congressional district code as published. '00' appears on 883 properties and covers both at-large districts and unstated values, so it is published verbatim rather than interpreted.
Placed base city name
placed_base_city_name
Optional
HUD 'placed base' city name. Populated on 15,244 properties.
Property phone
property_phone
Optional
Property phone as published by HUD, in any of at least five formats.
Property phone digits
property_phone_digits
Optional
Property phone reduced to ten digits for deterministic CRM import.
Property total units
property_total_units
Optional
Total units at the property, assisted and unassisted.
Assisted units exceed property total
assisted_units_exceed_property_total
Optional
True when this contract's assisted units exceed HUD's published total unit count for the property -- a source inconsistency affecting 70 properties, surfaced rather than clamped.
Property category
property_category
Optional
HUD property category, for example '202/811' or 'Subsidized, No HUD Financing'.
Primary financing type
primary_financing_type
Optional
Primary financing type. Populated on 11,501 properties.
Associated financing number
associated_financing_number
Optional
Associated FHA financing number. Populated on 11,411 properties.
Ownership effective date
ownership_effective_date
Optional
Date the current ownership took effect, normalised from HUD's M/D/YYYY string. Null on 6,796 properties.
Is insured
is_insured
Optional
True when the property carries FHA mortgage insurance.
Is 202 or 811
is_202_or_811
Optional
True when the property is a Section 202 (elderly) or Section 811 (disabled) property.
Is hud held
is_hud_held
Optional
True when HUD holds the mortgage.
Is hud owned
is_hud_owned
Optional
True when HUD owns the property.
Is hospital
is_hospital
Optional
True when the property is a hospital.
Is nursing home
is_nursing_home
Optional
True when the property is a nursing home.
Is board and care
is_board_and_care
Optional
True when the property is a board-and-care facility.
Is assisted living
is_assisted_living
Optional
True when the property is assisted living.
Is refinanced
is_refinanced
Optional
True when the property has been refinanced.
Is section 221d3
is_section_221d3
Optional
True when financed under Section 221(d)(3).
Is section 221d4
is_section_221d4
Optional
True when financed under Section 221(d)(4).
Is section 236
is_section_236
Optional
True when financed under Section 236.
Is non insured
is_non_insured
Optional
True when the property carries no FHA insurance.
Is bmir
is_bmir
Optional
True when the property is Below Market Interest Rate.
Is risk sharing
is_risk_sharing
Optional
True when the property is under an FHA risk-sharing program.
Is mip
is_mip
Optional
True when a mortgage insurance premium applies.
Is co insured
is_co_insured
Optional
True when the mortgage is co-insured.
Is opportunity zone
is_opportunity_zone
Optional
True when the property sits in a Qualified Opportunity Zone (13,381 of 23,612 properties).
Owner contact status
owner_contact_status
Optional
'complete' when organisation/individual name, email, phone and address are all present; 'partial' when some are; 'absent' when none are; 'not_checked' when the property record did not join; 'suppressed_by_input' when includeContacts was false. Never conflate absent with not checked.
Owner participant id
owner_participant_id
Optional
HUD participant id of the owner. Null when HUD published the 0 sentinel (37 properties).
Owner company type
owner_company_type
Optional
Owner company type: Profit Motivated, Non-Profit or Limited Dividend.
Owner organization name
owner_organization_name
Optional
Owner organisation name. Populated on 23,550 of 23,612 properties.
Owner individual full name
owner_individual_full_name
Optional
Owner individual name where the owner is a natural person (84 properties). Null everywhere else -- HUD writes a single space, not a blank.
Owner individual title
owner_individual_title
Optional
Title of the individual owner, where published.
Owner address line1
owner_address_line1
Optional
Owner mailing address line 1.
Owner address line2
owner_address_line2
Optional
Owner mailing address line 2.
Owner city
owner_city
Optional
Owner mailing city.
Owner state code
owner_state_code
Optional
Owner mailing state. Often differs from the property state -- an absentee-ownership signal.
Owner zip code
owner_zip_code
Optional
Owner mailing ZIP code.
Owner zip4 code
owner_zip4_code
Optional
Owner mailing ZIP+4 extension.
Owner phone
owner_phone
Optional
Owner main phone as published, in any of at least five formats.
Owner phone digits
owner_phone_digits
Optional
Owner main phone reduced to ten digits.
Owner fax
owner_fax
Optional
Owner main fax as published.
Owner email
owner_email
Optional
Owner contact email, lowercased. Populated on 23,459 of 23,612 properties (99.35%), all containing an @, across 11,151 distinct addresses.
Mgmt agent contact status
mgmt_agent_contact_status
Optional
Same contract as owner_contact_status, for the management agent.
Mgmt agent participant id
mgmt_agent_participant_id
Optional
HUD participant id of the management agent. Null when HUD published the 0 sentinel (82 properties).
Mgmt agent company type
mgmt_agent_company_type
Optional
Management agent company type.
Mgmt agent org name
mgmt_agent_org_name
Optional
Management agent organisation name. Populated on 23,478 properties.
Mgmt agent individual full name
mgmt_agent_individual_full_name
Optional
Management agent individual name where the agent is a natural person (100 properties).
Mgmt agent individual title
mgmt_agent_individual_title
Optional
Title of the individual management agent.
Mgmt agent address line1
mgmt_agent_address_line1
Optional
Management agent mailing address line 1.
Mgmt agent address line2
mgmt_agent_address_line2
Optional
Management agent mailing address line 2.
Mgmt agent city
mgmt_agent_city
Optional
Management agent mailing city.
Mgmt agent state code
mgmt_agent_state_code
Optional
Management agent mailing state.
Mgmt agent zip code
mgmt_agent_zip_code
Optional
Management agent mailing ZIP code.
Mgmt agent zip4 code
mgmt_agent_zip4_code
Optional
Management agent mailing ZIP+4 extension.
Mgmt agent phone
mgmt_agent_phone
Optional
Management agent main phone as published.
Mgmt agent phone digits
mgmt_agent_phone_digits
Optional
Management agent main phone reduced to ten digits.
Mgmt agent fax
mgmt_agent_fax
Optional
Management agent main fax as published.
Mgmt agent email
mgmt_agent_email
Optional
Management agent contact email, lowercased. Populated on 23,426 properties across 10,374 distinct addresses.
Owner is own management agent
owner_is_own_management_agent
Optional
True when the owner and management agent share a HUD participant id -- self-managed. Null when either id is the 0 sentinel.
Delta status
delta_status
Optional
'baseline_established' on the first run or when the baseline could not be read, 'new' when the contract number is absent from the baseline, 'changed' when term end, increment end, assisted units or status moved, 'unchanged' otherwise.
Is new since last run
is_new_since_last_run
Optional
True only when this contract number was genuinely absent from the previous full-universe baseline. NULL -- never true -- when there is no usable baseline, because 'we have never seen this file' is not the same claim as 'this contract is new'.
Delta changed fields
delta_changed_fields
Optional
Names of the fields that moved since the baseline. Empty array when unchanged, null when there is no baseline.
Delta previous values
delta_previous_values
Optional
Previous values of the changed fields. Null when nothing changed or there is no baseline.
Baseline built at
baseline_built_at
Optional
When the baseline this run compared against was written. Null on a baseline-establishing run.
Baseline contract count
baseline_contract_count
Optional
How many contracts the baseline held. The baseline is always the FULL national universe, never the filtered subset, so a state-scoped run cannot make the next run report everything as new.
Contracts data vintage
contracts_data_vintage
Optional
Last-Modified date of HUD's contract workbook, read fresh on every run. HUD replaces these files in place, so the vintage cannot be assumed from the URL.
Properties data vintage
properties_data_vintage
Optional
Last-Modified date of HUD's assisted-properties workbook.
Contracts source status
contracts_source_status
Optional
'ok' when HUD's contract file was retrieved and parsed. A run reaching a row at all means this is 'ok'; the field exists so the provenance travels with the data.
Properties source status
properties_source_status
Optional
'ok' when HUD's assisted-properties file was retrieved and parsed. The run fails rather than emitting rows with unverified nulls in the contact fields.
Retrieved at
retrieved_at
Optional
Date this run executed, in UTC.
Matched rows total
matched_rows_total
Optional
How many contracts matched the query BEFORE maxResults was applied, so a capped answer is never mistaken for a complete one.
Results truncated
results_truncated
Optional
True when matched_rows_total exceeded maxResults and this dataset is a partial answer.
Max results applied
max_results_applied
Optional
The maxResults cap this run used.
Expiration basis requested
expiration_basis_requested
Optional
The expirationBasis this run was asked for.