; and (B) ends upon the date of the termination by the Federal Emergency Management Administration of such emergency declaration. 3. Tenant Protection Program (a) In general The Secretary of Housing and Urban Development (in this section referred to as the Secretary ) shall carry out a program to be known as the Tenant Protection Program, under which the Secretary shall make quarterly loans to landlords who waive rent owned by tenants during the COVID–19 emergency period, in accordance with this section. (b) Loan details (1) Loan amount A loan provided under this section shall be in an amount equal to no more than half of the amount of rent that a landlord anticipates waiving during the applicable quarter. (2) Fees; interest The Secretary may not charge any fee in connection with a loan made under this section and may not charge interest on any such loan in an amount greater than 4 percent. (c) Loan forgiveness The Secretary shall forgive any loan made under this section to a landlord if— (1) the landlord permits each tenant of the landlord to extend any lease until the date that is 60 days after the end of the COVID–19 emergency period, if such lease would have terminated before such date