Anaheim Local Housing Trust Fund – Guidelines
MAY 2025 0
DRAFT
MAY 29, 2025 DRAFT
Anaheim Local Housing Trust Fund – Guidelines
MAY 2025 1
TABLE OF CONTENTS
I. Executive Summary
II. Background
III. Local Need
IV. Eligible Projects and Programs
A. Build More Homes Initiative
B. First-Time Homeowners Program
C. Housing Stability Program
V. Administration
VI. Funding Sources and Financial Management
VII. Monitoring and Evaluation
APPENDICES
A. Allocation Plan
B. Overview of Optional Programs
C. Homelessness Prevention and Stabilization Pilot Program D. City of Anaheim Senior Safety Net Program Policies and Procedures Faces of Anaheim Homeownership
Anaheim Local Housing Trust Fund – Guidelines
MAY 2025 1
I. Executive Summary
The Anaheim Local Housing Trust Fund (A-LHTF) was officially established on August 20, 2024, through the adoption of Anaheim Municipal Code Section 1.08.100.
As initially contemplated by the City Council, the purpose of the A-LHTF is to advance the development of affordable housing and related programs in Anaheim. Potential activities such as gap financing and land acquisition for affordable rental housing, downpayment assistance to homebuyers, and housing stability programs such as eviction prevention assistance were all considered as part of the adoption discussion.
The A-LHTF is designed to receive and invest public and private contributions, including local in-lieu fees, state and federal housing grants, and philanthropic donations, to implement strategic housing solutions. Anaheim’s historical investments have produced over 6,000 units since 1978.
Yet the need remains critical: over 35,000 households remain on the Section 8 waitlist, and rent levels continue to exceed what low-income households and seniors can reasonably afford.
To address these needs, the A-LHTF will invest in three primary program areas:
• Build More Homes Initiative: Funds the development and rehabilitation of affordable rental and for-sale housing to increase the city’s long-term supply. • First-Time Homeowners Program: Offers financial support for low- and moderate- income households to purchase their first home in Anaheim. • Housing Stability Program: Provides one-time emergency assistance to prevent displacement of low-income seniors and families at risk of eviction or homelessness.
These guidelines outline the framework for administering the A-LHTF, including program eligibility, investment criteria, financial controls, monitoring and reporting requirements, and the City’s ongoing role in implementation and oversight.
Together, the A-LHTF and these program guidelines represent Anaheim’s renewed commitment to housing opportunity and stability, providing a flexible platform to meet local housing needs today and into the future.
Anaheim Local Housing Trust Fund – Guidelines
MAY 2025 2
II. Background
As has been widely documented, the State of California has a statewide housing affordability crisis, which also manifests at the local level. While the issue has received much media and political attention in recent years, it has been developing for decades. The shortage of housing stock is often cited as the root cause of rising housing costs, increased homelessness, and other social and economic problems.
Historically, the City of Anaheim (City), through a variety of programs and incentives, has provided a broad spectrum of housing options for persons who live and/or work in Anaheim.
Since 1978, the City’s efforts have resulted in the creation of over 6,000 units, both rental and homeownership, including 5,742 affordable units. In 2005, the City Council adopted the Affordable Housing Strategic Plan (the “Strategy”), which set a goal of constructing 1,200 affordable housing units for very low to moderate-income households. City staff met this goal, and subsequently, the goal was adjusted to 2,700 units to be delivered between 2009 through 2014. The City was well on track to meet and possibly even exceed that goal when a significant funding stream, the Redevelopment Housing Set-Aside fund, was eliminated.
On February 1, 2012, the State of California dissolved redevelopment. Prior to dissolution, the City of Anaheim generally received approximately $15-$17 million per year from tax increment funds for affordable housing production. In the aftermath of the dissolution, there has been a dearth of resources to continue affordable housing production at the scale that previously was possible. To put this into context, the only remaining, reliable source of funding for affordable housing production in the decade that followed the dissolution of the Redevelopment Agency was the federal HOME Investment Partnership (HOME) program. However, the HOME program also experienced a significant disinvestment during roughly the same period, that is, program funding was reduced by 50 percent between FY 2010 and FY 2016, such that the Anaheim allocation went from $2,240,380 to $1,067,408. For FY 2024, the City’s HOME allocation is $1,314,087.60.
Following significant industry advocacy to re-establish some sort of local recurring fund, State legislators passed the Building Homes and Jobs Act (SB 2, 2017), establishing a $75 recording fee on real estate documents to increase the supply of affordable homes in California. These funds established the Permanent Local Housing Allocation (PLHA) fund, which generates approximately $3 million annually for Anaheim as of 2019. When combined with HOME funds, annual recurring sources of funds for housing production total approximately $4.6 million annually. The Anaheim cash contribution, also referenced as gap financing, has averaged $6 million, based on the cost of two latest affordable housing developments, Finamore Place (completed in February 2022) and Miraflores Apartments. It is important to recognize that there are additional City costs associated with the production of affordable housing, such as site acquisition and environmental mitigation actions that are not part of the gap financing figure, as these are generally incurred in advance of providing the soft financing assistance. It is also further noted that HOME funds can be used for various housing interventions, and a large
Anaheim Local Housing Trust Fund – Guidelines
MAY 2025 3
portion of these funds are presently committed to preventing homelessness in the form of tenant- based rental assistance.
On August 20, 2024, City Council adopted Ordinance No. 6588, establishing the Anaheim Local Housing Trust Fund (A-LHTF) to provide assistance in developing and maintaining affordable housing. The A-LHTF establishes a locally-controlled mechanism to receive federal and state affordable housing grants, local developer contributions, in-lieu fees, and potential philanthropic donations to further Anaheim’s affordable housing initiatives.
III. Local Need
As of the writing of these guidelines, Anaheim residents’ need for affordable rental and homeownership housing can be best understood through two general indicators – housing cost burden and affordable program wait lists and interest lists. For context, the most recent United States Census Bureau American Community Survey (ACS) data estimates there are 340,505 residents in Anaheim occupying 109,885 housing units with 60,647 being rental units (55.2%) and 49,238 homeowner units (44.8%).
Housing Cost Burden
For housing costs to be considered affordable, a household’s total housing costs should not exceed 30 percent of household income, according to the United States Department of Housing and Urban Development (HUD). Households that spend more than 50 percent of their income on housing costs are defined as “extremely housing cost burdened.” Housing cost burden can impact both rental and homeownership households. The following exhibits outline that extreme cost burden impacts approximately 33 percent of renters and 13 percent of homeowners citywide.
Anaheim Local Housing Trust Fund – Guidelines
MAY 2025 4
Affordable Program Wait Lists and Interest Lists
To better understand local needs, staff reviewed these housing waiting lists and ran affordability scenarios for two highly representative groups: seniors and low wage workers. The data below highlights the extent of unmet demand for affordable housing programs in Anaheim:
• Over 35,000 households are on the combined Anaheim Section 8 Housing Choice V oucher program waiting lists
• Approximately 5,000 households on the Affordable Housing interest list This demand is compounded by a severe affordability gap. According to the Social Security Administration, the latest average Social Security monthly income for a senior is $1,839.83.
Based on recent data available on Rent.com and Rent Café, the average rent for a studio in Anaheim is $1,947.
The average rent for a one-bedroom apartment in Anaheim is currently $2,078. For individuals working a minimum-wage job, or $16.50/hour, assuming full time work, the average rent for a one-bedroom apartment represents 78.7 percent of gross earnings.
In response to this need, the Anaheim Local Housing Trust Fund (A-LHTF) is structured around three core investment areas designed to increase the supply of affordable housing, expand homeownership opportunities, and prevent displacement of vulnerable residents.
The following A-LHTF Guidelines include an overview of the following: eligible projects and programs; administration and oversight of funds; funding sources and financial management protocols; and monitoring and evaluation procedures.
Anaheim Local Housing Trust Fund – Guidelines
MAY 2025 5
IV. Eligible Projects and Programs
The A-LHTF includes three primary eligible projects and programs, also referred to as investment “buckets,” to achieve the Fund’s objectives – Build More Homes Initiative, First- Time Homeowners Program, and Housing Stability Program. Funding amounts in each investment bucket are included in Appendix A.
A. Baseline Criteria
All eligible projects and programs shall adhere to the following baseline criteria:
1) Anaheim Live/Work Preference - In an effort to support existing Anaheim residents and employers, all projects and programs shall continue the Anaheim Housing Authority’s policy of including a preference for program participants to either currently reside continuously in Anaheim for the past 12 months or currently work in Anaheim continuously for the past 12 months.
a) Assistance under the Housing Stability Program is only for Anaheim residents living within the City of Anaheim limits.
2) Project or housing unit must be located within the City of Anaheim 3) Trust funds should be leveraged with other city, state, federal or philanthropic sources, where possible.
4) Geographically Distributed Funds – Funding Allocation Plans should strive to expend Trust funds between the six Council Districts, when feasible. Certain funding “buckets” that correlate to existing affordable housing developments may not be able to achieve geographic funding parity. For citywide programs, such as the First-Time Homeowners Program, staff should make best efforts to inform potential program participants in all Council Districts.
B. Primary Investment “Buckets”
The following outlines the three primary investment “buckets” including target beneficiaries, project types, eligible uses, and affordability requirements. 1) Build More Homes Initiative
The production of more housing units that individuals and families can afford to rent or buy continues to be a primary strategy in achieving the City’s goal of increasing livability in the 2025 Strategic Plan. The City’s Housing and Community Development Department has a longstanding history of facilitating the production of more housing units through assembling sites for development and/or providing gap financing. The Build More Homes Initiative seeks to build upon the City’s legacy and provide Trust funds to support the various activities necessary to build more homes that residents can afford, inclusive of rental development and homeownership developments.
Anaheim Local Housing Trust Fund – Guidelines
MAY 2025 6
a) Target Beneficiaries:
i) Workforce (individuals and families)
ii) Households Experiencing Homelessness (individuals and families) iii) Active Older Adults (55+ years of age)
iv) Special Needs (e.g., Transitional Aged Youth, persons with disabilities, persons with AIDS).
b) Project Types:
i) New construction rental housing (including integrated, ancillary community- serving spaces)
ii) New construction for-sale housing (including integrated, ancillary community serving spaces)
iii) Adaptive reuse of non-residential buildings (motel, office, etc.) iv) Substantial rehabilitation of existing multifamily housing c) Eligible Uses
i) Acquisition of future development sites and associated costs (closing costs, property taxes, relocation, etc.)
ii) Site preparation costs (environmental assessments and clean-up, demolition, property maintenance/security, etc.)
iii) Gap financing (based on financial analysis)
iv) Ineligible Uses: Trust funds may not be used for transitional housing, group homes, temporary housing, and/or homeless shelters.
d) Affordability Requirements:
i) Affordability requirements of leveraged funding sources shall apply. ii) In the event leveraged funding sources do not have affordability requirements, the City shall determine necessary affordability requirements on a project-by- project basis to ensure the funds provide long-term impact. e) Fund Reimbursement:
i) All expended funds shall be accrued on a per project basis and structured as a loan to the project. Loans will carry a simple interest rate of 4% and be repaid through a split of residual receipts once the development has stabilized. ii) All reimbursed loans shall be deposited back into the Trust to be reused for a future development.
Anaheim Local Housing Trust Fund – Guidelines
MAY 2025 7
f) Leveraging of Funds:
i) A-LHTF shall be leveraged with other federal, state, local funding sources for gap financing and strategic acquisitions. A-LHTF funds shall not exceed 50% of total City investment.
2) First-Time Homeowners Program
The Anaheim Downpayment Assistance Program provides first time homebuyers the opportunity to purchase a home in Anaheim through a $50,000 downpayment assistance loan. The purpose of the Program is to facilitate access to home ownership opportunities for those households that can qualify for a primary mortgage, except where market prices are out of reach, or they lack sufficient down payment funds.
This new program is designed to help households that do not qualify for existing programs but face challenges in achieving homeownership due to high market prices or insufficient down payment funds.
a) Target Beneficiaries:
i) Household income may not exceed 150% of the area median income for Orange County.
ii) First-time homebuyers who have not had an ownership interest in any real property at any time during the last three (3) years.
iii) Must be pre-qualified for a fixed-rate First Mortgage. b) Project Types:
i) The property must be defined as a single-family residential property (Single- Family Home, Townhome, or Condominium).
ii) Must meet lender mortgage guidelines.
c) Eligible Uses:
i) First-time homebuyer must occupy the property as a primary residence; non- occupant co-borrowers are not allowed.
d) Affordability and Application Requirements:
i) First-time homebuyer must contribute a minimum of 3% but no more than 20% of the home purchase price toward the down payment. Of that amount, up to 5% of the home purchase price may come from family gift funds. ii) First-time homebuyer shall cover all closing costs. iii) City loan funds must be applied towards downpayment only. iv) In-Person Department of Housing and Urban Development (HUD) Approved homebuyer education and counseling is required for one occupying first-time homebuyer.
v) Home purchase price may not exceed the average home purchase price in Anaheim which will be determined and updated by the City on a quarterly basis. e) Fund Reimbursement:
Anaheim Local Housing Trust Fund – Guidelines
MAY 2025 8
i) Structured as a 30-year fixed mortgage loan bearing a 3% simple interest rate - requiring no monthly payments.
ii) Repayment is due when the home is no longer owner-occupied, the property is sold or the title is transferred.
iii) Refinancing of the first mortgage is permitted only to lower the interest. Any cash-out refinancing will trigger repayment of the loan. 3) Housing Stability Program
Since 2020, the City offers emergency assistance through the COVID-19 Emergency Rental Assistance (ERAP) Senior Safety Net (SSNP) programs, funded by one-time COVID-19 relief, Housing Set Aside and V oluntary Developer Donations funds.
From July 2022 to June 2024, after the end of California's eviction moratorium, Anaheim's ERAP highlighted the continued need for rental among family households.
With more than 1,400 unique households requesting assistance at this time, 32% of households at or below 50% AMI reported facing imminent eviction and housing instability by receiving a pay or quit or eviction notice from their landlord. Similarly, since the inception of the SSNP, there has been an increasing number of households requesting emergency assistance with 200 households awarded assistance over the past 5 years. However, these programs lack ongoing funding to be sustainable, and hold several limitations from age, household type, and ties to pandemic-related financial hardships.
To offer ongoing support to Anaheim families and seniors, the Housing Stability Program would include two tranches for each population including the creation of a new program for families and supplemental funding for the existing senior program.
Housing Stability Assistance Program for Families
This program will assist eligible family households address emergency, short-term circumstances impacting their housing status. The purpose of the program is to promote housing stability among low-income families by providing one-time financial assistance in an amount not to exceed $5,000 to prevent housing displacement, eviction, and homelessness.
a) Target Beneficiaries:
i) Very low-income (at or below 50% of the Orange County Area Median Income) family households (24 CFR § 5.403; 42 USC 1437a(b)(3)) residing in Anaheim facing imminent housing instability or a recent destabilizing event and do not actively receive subsidized rental assistance.
Anaheim Local Housing Trust Fund – Guidelines
MAY 2025 9
b) Eligibility Requirements
i) Be a City of Anaheim renter for the last 12 months (owners, subleases, motel tenants, and residents in unincorporated Anaheim are not eligible for this program)
ii) Have a documented risk of imminent housing instability or recent destabilizing event (see Documentation Requirements)
iii) Have a household income of 50% or below the Orange County Area Median Income
iv) Demonstrate ability to maintain housing stability beyond assistance period. v) Confirmation of non-duplicate benefit of other emergency assistance or subsidy program
c) Documentation Requirements:
i) Complete Program Application
ii) Proof of Residence in City of Anaheim for past 12 months, which may include:
• Current and Complete Lease Agreement
• Anaheim Public Utility Bill
• Documentation included under Proof of Income or Applicant Identity iii) Proof of Income
• Two Months of complete and non-redacted Bank Statements, or • Pay stubs for all employed members of an Eligible Household (one month), or
• Unemployment statements or benefits letters, or
• Social Security and Social Security Disability Insurance statements or benefits letters
• Most recent household tax return (If a household is not required to complete a tax return, then a Form W-2, a Form 1099-MISC, or other tax statements for the Eligible Household, members may be substituted) vi) Proof of Applicant Identity.
All household members shall be listed by name on the application and household members over 18 years old shall provide proof of identity.
Acceptable documentation for identity verification comes in several forms, including:
• A form of government-issued identification, such as a birth certificate or driver’s license
• Foreign identification documents, such as passports, or driver IDs • An employment identification card from the applicant’s employer • Certificate of marriage or license
• Certified copy of divorce decree
• Copy of a certified, court-ordered maintenance award (if legal) or a notarized statement declaring separation
Anaheim Local Housing Trust Fund – Guidelines
MAY 2025 10
• Public Assistance participation documentation
• A tax return or other tax document that includes the applicant’s name • A utility or other bill with complete name and address that is consistent with application. School transcripts or other enrollment form with complete name and address that is consistent with application. vi) Documentation of imminent housing instability or recent destabilizing event.
This is a non-exhaustive list and may vary depending on applicant circumstances.
• Signed Pay or Quit or Eviction Notice from landlord
• At Fault Eviction due to nonpayment of rent - Unlawful Detainer or Judgement
• Loss of job – Notice of Separation Letter from Employer on Employer Letterhead or Employee Development Department (EDD) Notice of Unemployment Insurance Award or Denial
• Medical Expense – Medical Bill
• Natural Disaster – Insurance Claim
• Victim of domestic violence – Form HUD-5382
vi) Landlord Participation and Payment Information
• Written Verification of Landlord Participation
• Complete and Signed W-9 Form
• Proof of Ownership
ο Property deed
ο Mortgage note
ο Complete and non-redacted tax return with a completed Schedule E form
ο Property insurance.
d) Payment Types:
i) For households facing imminent housing instability, such as an eviction, one-time rental arrears assistance that does not exceed two months of rental arrears in an amount not to exceed $5,000 paid directly to the landlord ii) For households facing a recent destabilizing event, one-time emergency assistance may be granted as security deposit assistance in an amount not to exceed $5,000 paid directly to the landlord
e) Application
i) Direct referral from City staff or nonprofit agency presently contracted with the City of Anaheim
ii) Applications will be processed on a first-come, first-served basis until funds are depleted
f) Notification
i) Application Selection and Documentation Request
Anaheim Local Housing Trust Fund – Guidelines
MAY 2025 11
ii) Confirmation of Participation and Issuance of Landlord Agreement iii) Final Determination to Applicant (Award or Denial) g) Administration
i) Application Review and Determination administered by City staff • City staff administration expenditures will be leveraged to the extent possible with federal, state, and local grant funds
h) Marketing
i) The City will advertise this program through the City and A-LHTF website and referring partner agencies.
Supplement to Senior Safety Net Program - Emergency Assistance The Senior Safety Net Program (SSNP) was enacted in February 2020 to assist eligible older adults to address emergency or short-term situations impacting their housing status.
The purpose of the program is to promote housing stability among low-income seniors by providing either emergency or short-term rental assistance to prevent displacement and/or assist in obtaining decent, safe, affordable housing. The emergency assistance component of SSNP assists households 55 years or older.
As the SSNP operates with federal funds and is required to comply with federal guidance, the SSNP will operate in accordance with the most recent City Council adopted policies and procedures comparable to the A-LHTF baseline criteria noted above. The SSNP policies and procedures are included in Appendix D.
V. Administration
The following section outlines the governance structure, roles of staff, administrative costs and Guideline adoption/amendment procedures.
1. Governance
Anaheim City Council shall perform all the following functions:
• Provide policy direction and oversight
• A-LHTF Guideline adoption, including amendments
• Funding allocation in the Funding Allocation Plan
• Approve program-specific expenditures or project-specific funding commitments • Review Annual Report
The Anaheim Housing and Community Development Commission shall serve as an advisory body on all matters of the A-LHTF and provide a recommendation to the Anaheim City Council.
Anaheim Local Housing Trust Fund – Guidelines
MAY 2025 12
2. Staff and Administration
The day-to-day operations and administration of the A-LHTF shall be completed by the Housing and Community Development Department and assisted by the Finance Department.
• Housing and Community Development Department- The Director of Housing and Community Development, or designee, shall serve as the administrator of the A- LHTF. The Director’s administrative responsibilities shall include implementation, monitoring, evaluation and reporting on the projects and programs outlined in the Guidelines and Funding Allocation Plans.
• Finance Department - The Finance Director/City Treasurer, or designee, shall provide financial management and accounting services for the LHTF including disbursing and collecting A-LHTF funds; maintaining and managing a separate account or accounts for A-LHTF funds; and, maintaining financial records for the A-LHTF.
The implementation and administration of the various programs will incur administrative costs including legal, project management personnel, third party financial and economic analysis, and environmental and labor compliance management. Funding Allocation Plan budgets shall include a 3.12% allocation to cover administrative costs.
3. Adoption and Amendments to the Guidelines
The adoption of A-LHTF Guidelines, and any amendments, shall be through a Resolution of the City Council. Additionally, the Housing and Community Development Commission shall provide a recommendation to the City Council prior to City Council consideration. Drafts of Guidelines and/or amendments shall be made available for public review in accordance with all standard City Clerk protocols.
VI. Funding Sources and Financial Management
The City of Anaheim’s Housing and Community Development Department has a longstanding history of managing multiple federal, state and local funding sources to support the existing affordable housing projects and programs. The A-LHTF will serve as an additional local funding source to support new tailored programs or be leveraged with other state and federal funding.
The following outlines the potential funding sources that can be accepted into the Anaheim Local Housing Trust Fund (A-LHTF), budgeting and allocating procedures, prioritization considerations, audits and transparency measures.
1. Funding Sources
The A-LHTF serves as a vehicle to receive funds from other government, private and philanthropic sources to invest in housing initiatives. The following is a list of potential sources that may be deposited into the A-LHTF:
• Local government funding (City General Funds, etc.)
• Federal and State grants (Federal PRO Housing grant, State Local Housing Trust Fund Program, etc.)
Anaheim Local Housing Trust Fund – Guidelines
MAY 2025 13
• Private and philanthropic contributions (Development Agreement Community Benefit funds, Foundation philanthropic gifts, etc.)
• In-Lieu Fees (paid to the City of Anaheim as an alternative to providing affordable housing units on-site as required by the Affordable Housing Ordinance) • Funds collected and utilized pursuant to an assessment district and its guidelines by providing a specific benefit to the payors of the assessment Funding sources may have specific funding requirements that require those funds to be spent on a certain investment “bucket” or on a targeted population. Individual fund monitoring and reporting will be required for any funding source specific requirements.
2. Budgeting and Allocation
The available and projected funds in the A-LHTF shall be budgeted in the A-LHTF Funding Allocation Action Plan during the city’s annual budget planning process.
Requests to expend funds on individual programs or programs outlined in the A-LHTF Funding Allocation Plan shall require separate Council actions. Transfer for funds from the A-LHTF may be required to the Anaheim Housing Authority (“Authority”) for purposes of combining with other funding sources prior to acquiring a future development site, gap financing a development, etc. This shall take the form of a Cooperation Agreement between the City and the Authority.
3. Financial Controls and Audits
A-LHTF will be subject to the City’s standard financial controls, including regular audits and financial reporting requirements. All A-LHTF activities will comply with the City’s adopted audit procedures, and any additional financial oversight required by individual funding sources will also be implemented to ensure transparency and accountability.
4. Transparency
All Guidelines, Funding Allocation Plans and Annual Reports shall be posted on the City’s website for public access. Any proposed action to adopt or modify the Guidelines, allocate funds and expend funds will be duly noticed and posted according to standard City protocols for discretionary Council actions.
VII. Monitoring and Evaluation
The City of Anaheim will be diligent stewards of the funds deposited into the A-LHTF. Staff will continue and expand existing monitoring and evaluation procedures to ensure compliance with funding source(s), occupancy requirements, loan repayments terms, and other key performance metrics.
The Director of Housing and Community Development, or designee, shall prepare and present an annual report to the City Council regarding the activities undertaken with funds from the A- LHTF in the previous year and any other topics required by the Guidelines.
Anaheim Local Housing Trust Fund – Guidelines
MAY 2025 14
The A-LHTF seeks to provide long-term community benefits. At a minimum, the following list of key performance metrics shall be evaluated and outlined in the Annual Reports:
• Number of homeowners assisted
• Affordable housing units produced
• Total funding utilized and leveraged
• Underutilized and/or nuisance sites acquired
APPENDIX A – FUNDING ALLOCATION PLAN
The table below outlines the recommended use of the initial $16 million in A-LHTF resources to support key affordable housing priorities.
Program Investment Amount Percentage
Starting Balance $16,000,000* 100.00%
Build More Homes Initiative $9,500,000* 59.38%
First-Time Homebuyer Programs $5,000,000 31.25%
Housing Stabilization Program $1,000,000 6.25%
Administration $500,000 3.12%
*Includes $1M from a federal grant that requires use of funds for housing production.
APPENDIX B – OVERVIEW OF OPTIONAL PROGRAMS
I. Preserving Affordable Housing Program
Preservation of affordable housing is a crucial issue for the city of Anaheim, where economic disparities and rising housing costs pose significant challenges to the community. To combat these issues, Anaheim is committed to preserving its existing rental housing stock to expand housing opportunities for very low-low- and moderate-income households.
Affordable housing preservation efforts fall into two categories: deed restricted housing and naturally occurring affordable housing (NOAH).
• Deed Restricted Affordable Housing - Deed restricted housing includes properties where affordability is legally mandated through covenants, ensuring that rents remain accessible to low- and moderate-income households. These restrictions are typically tied to subsidies or public funding and are enforced for a 55-year term. Anaheim actively monitors these properties and tracks expiring covenants. By tracking the covenants, the City can intervene as necessary to renew or extend agreements to prevent units from transitioning to market rate. This monitoring strategy is part of a broader strategy to maintain the city’s affordable housing inventory and prevent displacement within the community.
• Naturally Occurring Affordable Housing (NOAH) - NOAH refers to rental properties that are affordable without the benefit of government subsidies or deed restrictions. These units tend to have lower rents due to factors like such building age, location, or other factors that influence price rather than formal affordability mechanisms. NOAH is crucial because it often serves as an unofficial segment of the affordable housing market.
The City faces limitations in its authority to prevent them from being sold to market rate developers. This gap in regulatory control poses a challenge. Rents for unrestricted NOAH units are set by individual property owners based on market conditions, making them vulnerable to leaving the affordable housing stock. As these units age, significant capital investments are needed to maintain their quality. However, the relatively low rents that make these units affordable often result in limited cash flow for owners, hindering long-term maintenance efforts. By offering resources to NOAH property owners in exchange for a deed-restricted affordability commitment, the City can preserve these units while incentivizing owners to invest in necessary building improvements.
The following outlines the challenges facing preservation of deed-restrict and naturally occurring affordable housing:
• The City has identified 462 units at risk of losing their affordability covenants in the next 10 years.
• Existing State and Federal financial resources are ill suited for preservation projects that are smaller than 50 units.
• Currently, there are no State or Federal funding sources that are set-aside exclusively for unsubsidized affordable housing preservation. Federal sources that include tax credits, CDBG, HOME, are generally only compatible with larger, rental projects. Larger developments are favored because they can achieve more units per dollar invested, which makes them more competitive in the application process.
Capital Improvement and Rehabilitation Funds
Dedicated financial resources are needed to ensure the continued affordability and physical quality of the assisted housing stock. In the event resources become available, below are some ways to preserve affordable housing stock with financial incentives:
• Establish dedicated funding streams to support capital repairs and improvements in deed- restricted units.
• Offer low- or no-interest loans or grants to owners for necessary rehab, contingent upon extending affordability restrictions.
• Provide financial incentives for property owners who voluntarily extend or renew expiring deed restrictions.
• Use public-private partnerships and layered financing (e.g., tax credits, local housing trust funds) to support timely acquisitions.
II. Neighborhood Improvement & Economic Connectivity Program Neighborhoods serve as the foundational building blocks of a city’s socioeconomic well-being.
In Anaheim, where overcrowding and access to resources impact livability, many vulnerable communities face challenges related to infrastructure, mobility, safety, and economic connectivity. Past projects like Hermosa Village provided comprehensive improvements, including the renovation of its affordable housing properties, community facilities, and public infrastructure, transforming an aging neighborhood into a thriving community. While these efforts reflect the City’s commitment to serve Anaheim’s most vulnerable neighborhoods, many communities continue to face livability challenges and disconnection from high-opportunity areas.
Leveraging a more systems-thinking approach to neighborhood improvement, this effort will focus on enhancing the existing housing stock and mobility infrastructure to strengthen connections between existing multifamily neighborhoods and high-opportunity areas, such as employment hubs and commercial corridors. Using city-owned code enforcement data, OCTA transportation ridership, and Streetlight on-demand transportation pattern analytics, the Anaheim Livability Lab will identify aging housing and stock mobility-challenged neighborhoods strategically located near commercial corridors, where targeted investments can improve access to jobs, services, and foster economic opportunity.
HOMELESSNESS PREVENTION AND STABILIZATION
PILOT PROGRAM
DOUGLAS BECHT
DIRECTOR OF CARE COORDINATION
CALIFORNIA STATEWIDE STUDY OF PEOPLE EXPERIENCING
HOMELESSNESS
High housing costs combined with low incomes left
participants vulnerable to homelessness.
32% entered homelessness from a stable living
situation in which they were on a lease, mortgage, or
other written agreement, although most were on a
lease (rather than a mortgage).
These individuals described rapid descents precipitated by discrete events, such as a threatened (or actual) eviction, domestic violence, a family health crisis that required immediate full-time caretaking, an incarceration, or
wildfire.
By the time they became homeless, many had navigated
through a series of less stable and lower quality housing.
These included moving from being a primary leaseholder
to renting a room in a shared house, having multiple
roommates, or renting low-quality housing.
CALIFORNIA STATEWIDE STUDY OF PEOPLE EXPERIENCING
HOMELESSNESS
Participants believed that financial assistance would help them obtain housing and exit homelessness.
Eighty-six percent thought that a monthly subsidy of $300-$500 a month would help them re-enter housing.
Ninety-five percent thought a lump-sum payment of $5,000- $10,000 would help them.
Ninety-six percent thought that a Housing Choice Voucher (or similar rental subsidy) would help them re-enter housing
PUBLIC POLICY INSTITUTE OF CALIFORNIA:
MANY CA RENTERS REMAIN FINANCIALLY STRESSED
One million California renters are behind on their rent payments, and almost 150,000 of them believe that it is very or somewhat likely they will face eviction in the next two months, according to recent Census Bureau surveys.
The majority (60%) of those behind on rent are at least two months in arrears, and one-third are three or more months behind.
Economically vulnerable renters are most at risk. Those who have experienced recent declines in wages are almost twice as likely than others to be behind in rent, and low-income households (less than $35,000 per year) are five times as likely as high-income households (greater than $100,000 per year) to be behind. Renters with a high school diploma or less are more than twice as likely (15%) as college graduates (7%) to be behind.
2023 HOMELESS SURVEY
18.2 % of people surveyed reported becoming homelessness for the first time in the last 12 months. The following is a breakdown of their length of homelessness by months:
HOMELESS SERVICE SYSTEM PILLARS
PREVENTION
What is Prevention? Prevention is a short-term intervention provided to individuals and families at risk of homelessness or experiencing a housing crisis to achieve housing stability. What is the goal of Prevention? Keep individuals and families in their homes and avoid an eviction with short- term interventions to stabilize housing
Principles & Commitments
Early Intervention
Increase Community Awareness & Education
Effective Reentry & Transition Planning
Measure Outcomes
Prevention is an Integral Components of the Homeless System of Care
HOMELESSNESS PREVENTION AND STABILIZATION
PILOT PROGRAM
Eligibility Criteria
Head of household who is age 18 or older
Orange County Resident
Household combined income at or below 30% Area
Median Income
Be at risk of homelessness
Program Components
Maximum assistance of $10,800 through the term of
the Program
Direct Financial Assistance – includes rental arrears, past due utility bills, and forward rent and/or utility bills based on financial need. This is a maximum of $6,000.
Stabilization Payments – recurring financial allocations of $400 each month, for up 12 months to cover
essential living expenses. This is a maximum of $4,800. Paired with robust case management focuses on
developing financial stability and supportive services
plans to identify community-based programs and
resources that support the household in achieving
housing stability.
Priority Population
Seniors, age 60 years and older
Single parent household
Be at imminent risk of homelessness
1 CITY OF ANAHEIM
SENIOR SAFETY NET PILOT PROGRAM GUIDELINES/OPERATING
PROCEDURES
(June 2023)
I. INTRODUCTION
The Senior Safety Net Program (Program) is a pilot program enacted to assist eligible seniors to address emergency or short -term situations impacting their housing status. The purpose of the program is to promote housing stability among low income seniors by providing either emergency or short-term rental assis tance to prevent displacement and/or assist in obtaining decent, safe, affordable housing. The need for assistance will be evaluated through case management services and based on the qualifications outlined below.
The pilot program will utilize funds from the HOME Investment Partnerships Program (HOME) funds, Community Development Block Grant (CDBG) funds and Housing Set -Aside funds. All regulatory requirements applicable to these programs must be adhered to in the administration of this program.
II. Qualifying Guidelines
The guidelines below primarily apply to provisions of emergency assistance and the Tenant-Based Rental Assistance Program (TBRA). Assistance in identifying and/or navigating community services, as described under the case management component of the Program is open to all seniors.
1. Senior is defined as 55 years of age or older for the Case Management and Emergency Assistance components of the program. For HOME Tenant-Based Rental Assistance (TBRA), senior is defined as 62 years of age and older.
2. Residency Requirement - to be eligible for any financial assistance, a senior must be a current resident and have resided in the City for a period of no less than six (6) consecutive months.
Applicants must provide documentation verifying their current place of residence.
3. Income requirements – Priority in providing financial assistance will be given to seniors whose income is at or below the Extremely Low Income (ELI) category, which is 30% of the Average Median Income (AMI), as established by the U.S. Department of Housing and Urban Development (HUD) for federal programs. In all cases, income may not exceed the Very Low Income, or 50% of the AMI category, for either the Emergency or TBRA components of the Program.
4. The applicant and all other adults residing in the household must provide a current picture identification (i.e. government issued ID, including driver’s license, State ID, and student ID if 18 and younger.)
5. The applicant and all household members, 18 years of age and older, must provide proof of income dated within the last 30 days (i.e. employment stubs, unemployment, S.S.I., S.S., Cal-Works, documentation of self-employment, child support, etc.) when requesting Emergency or TBRA assistance. If additional documentation is necessary to confirm total household income, the applicant must provide the information requested in a timely manner, generally defined as 10 business days, in order to continue with the eligibility review process. 2 6. The applicant and all household members, 18 years of age and older, must provide documentation of
assets dated within the past 30 days. The eligibility process will include a review of assets.
Households with liquid assets exceeding $5,000 and or an overall net worth at or exceeding $100,
000 are not eligible for assistance under the Emergency Assistance component of the Senior Safety Net Program. Liquid assets refers primarily to resources such as savings and checking ac
counts that do not require further action or expense to access. A review of net worth will take into c
onsideration all assets including real property with the exception of mobile homes.
III. Case Management
C
ase management services are available to all seniors. There is no income verification associated with t
his component of the Program. Services under this section include; • Int
ake and assessment of client needs, coordination of a service delivery plan, para- professional counseling, and follow-up on success of client/agency linkage, and conduct client progress checks.
• Inf
ormation and referral services; identification of on-going support services/needs of seniors, assistance in accessing services; identification of short-term and long-term needs of clients and pr
oviding responsible referrals to social service agencies for assistance. • M
onitor and document client progress toward independence; establish and prepare case management files; prepare and maintain long term tracking records of clients; prepare and maintain statistical and narrative reports, productivity records, daily staff logs, project plans, and i
ncident reports.
IV. Emergency Rental Assistance Program (ERAP)
The E
mergency Rental Assistance Program (ERAP) is a periphery program run by the City of Anaheim offering rental and utility assistance. Assistance through ERAP may be provided to qualifying seniors experiencing housing instability related to the COVID-19 pandemic. Households must provide sufficient documentation demonstrating COVID-19 hardship to qualify for assistance.
A
ssistance is only available to households that show proof of past due rent or utility payments. The t
otal amount of assistance provided is made at the discretion of the program administrator pending av
ailable funding and in compliance with ERAP program guidelines.
V. Emergency Assistance
E
mergency assistance may be provided to eligible seniors experiencing financial hardship which may contribute to housing displacement as a result of an unforeseen event such as a job loss, medical emergency, loss of family member, and/or significant but short-term increase living expenses.
A
ssistance may also be provided to assist a qualifying senior to obtain permanent, stable housing.
U
nder limited circumstances, emergency assistance may be provided to address a significant rent increase or utility bill (on a case by case basis). When assistance is requested to address these circumstances, applicants must be able to demonstrate that moving forward they will have sufficient income to cover rent and other living expenses needed to remain stably housed.
A
review of asset is required as a condition of providing any emergency assistance. Households with 3 liquid assets that exceed $5000 and/or a net worth at or above $100,000 are not eligible for emergency assistance. Additionally, applicants may be asked to utilize available assets before any emergency assistance is provided.
E
mergency assistance can be provided to eligible seniors for the following categories:
• Mov
ing costs – when the applicant is moving into a unit that provides financial stability or obt
aining housing following displacement. Not to exceed $1000. • R
ent arrears – not to exceed two months’ rent or $3000 whichever is less. • S
ecurity deposit – not to exceed two months’ rent or $3000, whichever is less. Assistance shall only be provided to meet the property owner’s customary security deposit requirement, that is, if onl
y a one month deposit is requested from new tenants, financial assistance shall not exceed that amount.
• A
ssistance with first and last month’s rent – not to exceed $3000 • Assi
stance for other expenses for which there is a demonstrated nexus between the financial assistance requested and housing stability may be considered on a case-by-case basis and will need t
o be approved by an authorized manager.
E
mergency assistance may only be granted once in a 5 year period. In some cases, it may be necessary to provide assistance for two or more categories. For example, it may be necessary to provide assistance with moving assistance and a security deposit to stabilize a senior experiencing a financial hardship. In such cases, assistance shall not exceed $4000.
VI. Tenant Based Rental Assistance (TBRA)
A
pplicants who may need more assistance than is available under the Emergency Assistance component of the Program to achieve housing stability may be considered for Tenant Based Rental Assistance (TBRA). This component of the Program is funding by federal HOME funds therefore all program requirements governing documentation and income requirements will apply. TBRA assistanc e
m
ay be approved for up to 6 months depending on the needs of the applicant. Under limited circumstances, assistance may be extended on a case by case basis but may not exceed 12 months.
Department Director approval is required for assistance beyond 6 months.
C
ase management for TBRA will include up to three one-on-one appointments with the program staff to r
eview and collect eligibility documentation necessary to administer TBRA. Applicants must agree to r
eturn documents to program administrators in a timely manner (on average within five business days) and program administrators reserve the right to deny applicants based on non-responsiveness or non- compliance.
A
HOME TBRA Form will be completed by program staff for every client that receives TBRA assistance.
VII. TENANT SELECTION POLICY
The Tenant
Based Rental Assistance (TBRA) program follows all of the requirements set forth 4 for the HOME Program under Section 24, Part 92, of the Code of Federal Regulations (24 CFR 92).
A. Eligible Participating Tenant Households - For the purposes of participating in the City’s TBRA Program, an eligible Senior Tenant Household must qualify as a low-income household and must meet local preference requirements. Senior is defined as 62 years of age and older.
W
hile the definition of a low-income household is a Tenant Household that has an adjusted annual income that does not exceed eighty percent (80%) of the median income, adjusted for family size, established by U.S. Department of HUD for the City of Anaheim , the City may adopt local priorities.
The pur
poses of the Senior Safety Net program, the City shall adopt the following local priorities:
1. Seniors (62 years or older) whose income is at or below 30 % of AMI and that are paying over 50% of their monthly income for rent, first-come, first-served basis.
2. Seniors (62 years or older) whose income is at 30% that are paying over 30% of their monthly income for rent, first-come, first-served basis.
3. Seniors (62 years or older) whose income is at or below 50% or AMI that are paying over 50% of their monthly income for rent, first-come, first-served basis.
4. Seniors (62 years or older) whose income is at or below 50% or AMI that are paying over 30% of their monthly income for rent, first-come, first-served basis.
Applicants shall be selected based on Fair Housing priorities which prohibit discrimination based on age, race, creed, religion, sex, handicap, national origin or familial status.
B. Determination of Participating Tenant Household Income - Gross annual income, includes all payment from all sources, whether in cash or in-kind, that is anticipated to be received by all adult members of the Participating Tenant Household. The Gross Annual Income includes, but is not limited to:
1. Gross amount of wage, salary, overtime pay, commissions, fees, tips and bonuses
2. Net income from the operation of a business or profession
3. Interest and other income of any kind from real or personal property
4. Full amount of periodic payments received from social security, annuities, insurance pol
icies, retirement funds, pensions, disability/handicap or death benefits
5. Payment in lieu of earnings such as unemployment, worker’s compensation and s
everance pay.
6. Social Security Assistance (SSA) and/or Social Security Disability Supplemental Income A
ssistance (SSI)
7. Alimony, child support and other regular contributions 5 B. Adjustment of gross monthly income - Monthly income shall equal one-twelfth of gross annual income, reduced by each $400.00 per senior household member.
VIII. ELIGIBLE HOUSING UNITS
A. Eligible Housing Units - Participating Tenant Households receiving Program assistance from the City of Anaheim must reside in an eligible Housing Unit. An eligible Housing Unit must:
1. Be inspected to demonstrate t hat the housing unit meets the f ederally established Housing Quality Standards (HQS) as set forth in 24 CFR 982.401. If necessary, eligible households may apply for assistance (in the form of a loan or grant) through the City’s Residential Rehabilitation Program, if repairs are necessary to pass an HQS inspection.
2. Receive no other rent subsidies from Federal, State or other local sources.
Occupancy Standard - The eligible Housing Unit shall contain at least one bedroom or living/sleeping room of appropriate size. The following occupancy standard shall apply:
Unit Type Number in Household
One-Bedroom Unit 1 to 3 Persons
Two-Bedroom Unit 3 to 5 Persons
Three-Bedroom Unit 5 to 7 Persons
IX. ADVERTISING TO ELIGIBLE SENIOR HOUSEHOLDS RESIDING IN HOUSING UNITS LOCATED
WITHIN THE CITY OF ANAHEIM
The City shall advertise the Program by distributing flyers and/or offering workshops to senior residents.
LANDLORD REQUIREMENTS
• The lease agreement will include a lease addendum that will be executed in connection with the lease between the landlord and the eligible household.
• The addendum will include the terms of the rental assistance payments to be paid to the landlord on behalf of the eligible household, confirm the obligations of the landlord, confirm obligations of the eligible household regarding payment of rent, utilities and appliances, rules and regulations of tenancy and confirm the landlord's obligation to maintain the housing unit in accordance with HQS. • The property owner will be required to provide the City or its Consultant with notice of a lease termination, prohibit discrimination by the landlord against the eligible household as well as lease provisions prohibited by the HOME Program.
6 • The City or its Consultant will review the rental agreement to confirm its compliance with state law and all HOME Program requirements.
• Each landlord will be required to submit a completed IRS Form W -9 Request for Taxpayer Identification Number and Certification. The City or its Consultant will rely on this information when issuing a 1099 form to each payee as required by the IRS. A 1099 form must be issued annually to all participating landlord (payee).
MAXIMUM AMOUNT OF RENTAL SUBSIDY/TENANT HOUSEHOLD CONTRIBUTION
A. Payment Standard - The City shall utilize the Payment Standard established by the Anaheim Housing Authority (AHA) for the Section 8 Housing Choice Voucher Program, which is published by AHA on a yearly basis. (See Attached Rent Subsidy Chart).
B. Total Tenant Household Payment - Participating Tenant Households shall pay 50% of their adjusted monthly income (as hereafter defined) for housing costs consisting of monthly rent payment. If the r ent is above the Payment Standard the household will pay 50% of its income toward housing plus the amount by which the rent exceeds the payment standard
C. Rent Reasonableness Review - City shall review the Participating Tenant Household’s lease agreement to verify the amount of rent paid on a monthly basis, excluding utilities.
X. LENGTH OF ASSISTANCE
The City will provide rental assistance payments for up to six months from the date of the execution of Rent Payment Contract with the possibility of an extension, not to exceed twelve months.
Rental Assistance Payments will be made by the City on a monthly basis directly to the Property Manager. Assistance may be terminated upon verification that the Participating Tenant Household:
A. Is no longer income eligible (i.e. income exceeds fifty percent of area median income adjusted per family size), or
f
B. No longer resides in the eligible Housing Unit on a full-time basis.
In addition, rental assistance could be terminated if the City no longer receives HOME funding. If HOME funding to the City is discontinued the TBRA program funding will be terminated on June 30th of the current program year.
XI. RIGHT TO AN INFORMAL HEARING PROCEDURE
Participating Tenant Households have the right to be heard by an impartial official, without prejudice.
Program participants may appeal a proposed Program action that may have an adverse effect upon them by submitting a written Request for Hearing to the City of Anaheim, which includes the Participating Tenant Household's objection, name and relationship of all potential parties, list of documents to be presented, current address and telephone number. Appeals must be filed within seven (7) calendar days 7 of notification of proposed Program action.
The informal hearing will be scheduled as soon as possible. The informal hearing shall be conducted in English. Notice of Informal Hearing will be issued at least ten days prior to the Hearing appointment. The Participating Tenant Household may bring legal counsel and/or a translator at their expense.
Participating Tenant Household may bring person(s) to testify and/or documents at their expense.
Participating Tenant Households may review pertinent file documentation as along as such documentation does not infringe on any other party's rights.
Within ten business days of the Informal Hearing, the official's decision will be mailed.
XII. PROGRAM PROCEDURES
1. The City or its Consultant receives the application.
2. City staff reviews application and tenant lease agreement. The lease must be signed by the tenant and landlord which outlines the prohibited lease terms and other basic leasing requirements.
3. Annual gross income is verified and adjusted monthly income is calculated to determine the Total Tenant Payment.
4. Application approved by City staff.
5. Unit inspection.
6. Preparation and execution of the Rental Assistance Contract between the City and the Participating Tenant Household.
7. City sets up project on HUD IDIS.
8. City will make monthly payments to the Property Manager on a reoccurring basis based on the discretion of the Community and Economic Development Manager . City shall drawdown Federal funds to reimburse City for such costs.
DEFINITIONS
Fair Market Rent (FMR)
The Fair Market Rent (FMR) is a rent standard that is established and published by the U.S. Department of HUD for individual jurisdictions based upon the rent for standard units within that jurisdiction.
Housing Unit Characteristics
The Housing Unit Characteristics are certain minimum housing quality standards that meet local building codes as well as established Federal Section 8 Program minimum housing quality standards.
Initial Income Verification
8 Initial Income Verification determines if program applicants are income-eligible by reviewing original source documents.
Income eligibility
Income eligibility is based on anticipated GROSS ANNUAL income from all sources as follows:
1. The full amount, before any payroll deductions, of wages and salaries, overtime pay, commissions, fees, tips and bonuses, and other compensation for personal services;
2. The net income from operation of a business or profession. Expenditures for business expansion or amortization of capital indebtedness shall not be used as deductions in determining net income. An allowance for depreciation or assets used in a business or profession may be deducted, based on straight line depreciation, as provided in Internal Revenue Service regulations. Any withdrawal of cash or assets from the operation of a business or profession will be included in income, except to the extent the withdrawal is reimbursement of cash or assets invested in the operation by the Family;
3. Interest, dividends, and other net income of any kind from real or personal property. Expenditures for amortization of capital indebtedness shall not be used as a deduction in determining net income. An allowance for depreciation is permitted only as authorized in paragraph (b)(2) of this section. Any withdrawal of cash or assets from an investment will be included in income, except to the extent the withdrawal is reimbursement of cash or assets invested by the Family. Where the Household has Net Household Assets in excess of $5,000, annual Income shall include the greater of the actual income derived from all Net Household Assets or a percentage of the value of such Assets based on the current passbook savings rate, as determined by HUD;
4. The full amount of periodic payments received from social security, annuities, insurance policies, retirement funds, pensions, disability or death benefits and other similar types of periodic receipts, including a lump-sum payment for the delayed start of a periodic payment;
5. Payments in lieu of earnings, such as unemployment and disability compensation, worker's compensation and severance pay (but see paragraph (c)(3) of this section);
6. Welfare Assistance. If the Welfare Assistance payment includes an amount specifically designed for shelter and utilities that is subject to adjustment by the Welfare Assistance agency in accordance with the actual cost of shelter and utilities, the amount of Welfare Assistance income to be included as income shall consist of:
(i) The amount of the allowance or grant exclusive of the amount specifically designated or shelter or utilities, plus
(ii) The maximum amount that the Welfare Assistance agency could in fact allow the Household for shelter and utilities. If the Household's Welfare Assistance is ratably reduced from the standard of need by applying a percentage, the amount calculated under this paragraph (b)(6)(ii) shall be the amount resulting from one application of the percentage;
7. Periodic and determinable allowances, such as alimony and child support payments, and regular contributions or gifts received from persons not residing in the dwelling;
8. All regular pay, special pay and allowances of a member of the Armed Forces (but see paragraph (c)(7) of this section); and
9 9. Any earned income tax credit to the extent it exceeds income tax liability.
GROSS ANNUAL income does not include the following:
1. Income from employment of children (including foster children) under the age of 18 years;
2. Payments received for the care of foster children;
3. Lump-sum additions to Household assets, such as inheritances, insurance payments (including payments under health and accident insurance and worker's compensation), capital gains and settlement for personal or property losses (but see paragraph (b)(5) of this section);
4. Amounts received by the Household that are specifically for, or in reimbursement of, the cost of medical expenses for any family member;
5. Income of a live-in aide, as defined in 24 CFR 813.102;
6. Amounts of educational scholarships paid directly to the student or to the educational institution, and amounts paid by the Government to a veteran, for use in meeting the costs of tuition, fees, books, equipment, materials, supplies, transportation, and miscellaneous personal expenses of the student.
Any amount of such scholarship or payment to a veteran not used for the above purposes that is available for subsistence is to be included in income;
7. The special pay to a Household member serving in the Armed Forces who is exposed to hostile fire;
8. (i) Amounts received under training programs funded by HUD
(ii) Amounts received by a Disabled person that are disregarded for a limited time for purposes of Supplemental Security Income eligibility and benefits because they are set aside for used under a Plan to Attain Self-Sufficiency (PASS); or
(iii) Amounts received by a participant in other publicly assisted programs which are specifically for or in reimbursement of out-of-pocket expenses incurred (special equipment, clothing, transportation, child-care, etc.) and which are made solely to allow participation in a specific program;
9. Temporary, nonrecurring or sporadic income (including gifts);
10. For all initial determinations and reexaminations of income carried out on or after April 23, 1993, reparation payments paid by a foreign government pursuant to claims filed under the laws of that government by persons who were persecuted during the Nazi era; or
11. Amounts specifically excluded by any other Federal stature from consideration as income for purposes of determining eligibility or benefits under a category or assistance programs that includes assistance under the United States Housing Act of 1937.
Lease
The lease must be a written document and have a term of at least one year.
Maximum TBRA Payment
10 The maximum TBRA payment is the difference between 50% of the Participating Tenant Household’s adjusted monthly income and the rent limit (payment standard) established by the City.
Program Participant Selection
Participant selection occurs upon the receipt of a complete application package from a tenant household that is processed on a first-come, first-serve basis.
Payment Standard
The Program shall utilize the Payment Standard established by the Anaheim Housing Authority (AHA) for the Section 8 Housing Choice Voucher Program, which is published by AHA on a yearly basis. (See Attached Rent Subsidy Chart). If space rent is above the FMR household will pay 50 percent of its income toward housing plus the amount by which the unit’s space rent exceeds the payment standard.
Tenant Based Rental Assistance (TBRA)
Tenant based rental assistance is a rental subsidy program provided by the City to help individual households afford housing costs.
Total Tenant Payment
The total tenant payment is the share of the amount of monthly rent to be paid by the Participating Tenant Household.
11 CURRENT INCOME GUIDELINES
Based on HUD Guidelines published June 21, 2023
FAMILY
SIZE
VERY LOW
(30% OF MEDIAN)
LOW
(50% OF MEDIAN)
1 $30,150 $50,250
2 $34,450 $57,400
3 $38,750 $64,600
4 $43,050 $71,750
5 $46,500 $77,500
6 $49,950 $83,250
7 $53,400 $89,000
8 $56,850 $94,750
12 FAIR MARKET RENTS
FY 2023
Santa Ana-Anaheim-Irvine, CA HUD Metro FMR Area
FMRs for All Bedroom Sizes
2023 FMRs Per Unit Based on Number of Bedrooms
One-Bedroom Two-Bedroom Three-Bedroom Four-Bedroom
$2,113 $2,539 $3,448 $4,032
Fair Market Rents (FMRs) are published by HUD to be used by the Orange County Housing Authority (OCHA) for administration of the Housing Choice Voucher Program effective October 1, 2018.