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B.1 Revision of the PHA Plan Elements
Summary of Revisions to the 2026 Section 8 Housing Choice Voucher Administrative Plan
The Anaheim Housing Authority (AHA) is required to maintain an Administrative Plan (Plan) that outlines the policies and procedures governing the administration of its Section 8 Housing Choice Voucher (HCV) program. Since the last revisions took effect on July 1, 2025, some sections of the Plan are currently being updated with new or revised policies.
This attachment reflects the revisions made to the Administrative Plan regarding the Section 8 HCV, Project-Based Voucher (PBV), and special- purpose voucher programs. Summaries of the changes being made are listed below. For your reference, the revisions are listed under the “PROPOSED PHA ADMIN PLAN LANGUAGE” column.
Significant Amendment/Modification
In the FY 2025-2029 Five-Year PHA Plan, the AHA defined a significant amendment or modification to the PHA Plan as a change in program policy, including changes to rent, admissions policies, and organization of the waiting list or terminations. Exceptions to this definition will be made for changes that are adopted to reflect changes in U.S. Department of Housing and Urban Development (HUD) regulatory requirements or if such changes are adopted in response to a significant reduction in funding.
Revisions
The proposed 2026 Administrative Plan, including the proposed tracked changes and revisions, is available here:
https://www.anaheim.net/1947/Public-Documents
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CHAPTER 4: APPLICATIONS, WAITING LIST AND TENANT SELECTION Chapter Section: 4-III.C. Selection Method
Subsection (if any): Local Preferences
PROPOSED PHA ADMIN PLAN LANGUAGE:
4-III.C. Selection Method
[…]
Local Preferences [24 CFR 982.207; HCV p. 4-16]
PHAs are permitted to establish local preferences and to give priority to serving families that meet those criteria. HUD specifically authorizes and places restrictions on certain types of local preferences. HUD also permits the PHA to establish other local preferences, at its discretion. Any local preferences established must be consistent with the PHA plan and the consolidated plan, and must be based on local housing needs and priorities that can be documented by generally accepted data sources.
PHA Policy
The PHA may open its waiting list only to certain local preferences [PIH Notice 2012-34].
The following is a list of local preferences offered by the PHA in their order of selection.
1. Special Needs Populations
a. The PHA will commit up to 50% of annual new
admission vouchers to assist Anaheim-based families
who are either:
i. Homeless and referred by an approved local
service provider because they are participating
in a local transitional housing program or are
PREVIOUS PHA ADMIN PLAN LANGUAGE:
4-III.C. Selection Method
[…]
Local Preferences [24 CFR 982.207; HCV p. 4-16]
PHAs are permitted to establish local preferences, and to give priority to serving families that meet those criteria. HUD specifically authorizes and places restrictions on certain types of local preferences. HUD also permits the PHA to establish other local preferences, at its discretion. Any local preferences established must be consistent with the PHA plan and the consolidated plan, and must be based on local housing needs and priorities that can be documented by generally accepted data sources.
PHA Policy
The PHA may open its waiting list only to certain local preferences [PIH Notice 2012-34].
The following is a list of local preferences offered by the PHA in their order of selection.
1. Special Needs Populations
For up to 172 vouchers, preference will be granted to non- elderly disabled persons that are transitioning out of
institutional or other segregated settings or are homeless. These vouchers were granted through 2017 Mainstream Voucher
Program NOFA and 2020 CARES Act allocations).
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B.1 Revision of the PHA Plan Elements
receiving other supportive and shelter services
from that provider. Providers may be required
to verify that applicants had ties to Anaheim
prior to entering the shelter and commit to
providing appropriate services to the client; or
ii. Participating in a city-funded homeless or at
risk of becoming homeless program and have
been referred by the connected service
agency.
b. Families who are being terminated from the Housing
Opportunities for Persons with AIDS (HOPWA)
program, due to the qualifying member being
deceased.
Applicants must meet all eligibility requirements. Admissions will be on a first-come, first-served basis and are subject to funding availability.
2. Emergency Housing Voucher (EHV) families (PIH Notice 2025-19)
Currently assisted EHV families whose assistance is at risk of termination due to a lack of program funding, in the following order:
a. EHV families with an elderly and disabled head of
household, spouse, or co-head.
b. EHV families with an elderly head of household,
spouse, or co-head.
c. EHV families with a disabled head of household,
spouse, or co-head.
d. EHV families with minors under 18.
e. All other families who are currently assisted under the EHV program.
Within each sub-category, families will be placed in
randomized order to ensure fairness in the transition process. a. The PHA will commit up to 50% of annual new
admission vouchers to assist Anaheim-based families
who are either:
i. Homeless and referred by an approved local
service provider because they are participating
in a local transitional housing program or are
receiving other supportive and shelter services
from that provider. Providers may be required
to verify that applicants had ties to Anaheim
prior to entering the shelter and commit to
providing appropriate services to the client; or
b. Participating in a city-funded homeless or at risk of becoming homeless program and have been referred by
the connected service agency. Families who are being
terminated from the Housing Opportunities for Persons
with AIDS (HOPWA) program, due to the qualifying
member being deceased.
Applicants must meet all eligibility requirements. Admissions will be on a first come, first served basis and is subject to funding availability.
2. The PHA may issue vouchers to families who live or work in the City of Anaheim and are referred by Anaheim Police
Department. These types of referrals will be limited to victims of a crime, the magnitude or impact of which requires rapid relocation.
Referrals must be made in writing on Anaheim Police
Department letterhead, and signed by the Chief or Deputy Chief of Police only. Eligibility, including background checks will be confirmed for all members. All referrals are subject to the approval of the Executive Director or designee.
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3. The PHA may issue vouchers to families who live or work in the City of Anaheim and are referred by the Anaheim Police Department. These types of referrals will be limited to victims of a crime, the magnitude or impact of which requires rapid relocation.
Referrals must be made in writing on Anaheim Police
Department letterhead, and signed by the Chief or Deputy Chief of Police only. Eligibility, including background checks, will be confirmed for all members. All referrals are subject to the approval of the Executive Director or designee.
4. Eligible families who are displaced as a result of a project sponsored by the City of Anaheim Community Development
Department or other City of Anaheim Department.
5. Any family that has been terminated from the City of Anaheim HCV program due to insufficient program funding.
6. Families who live, work, or have been hired to work in Anaheim (Residency preference).
State Required Priority: Veterans (including surviving spouses of veterans) and current members of the armed services will have priority within the preference categories listed above. To receive a veteran’s preference, the household must include a veteran, a surviving spouse of a veteran, or a current member of the armed forces. The veteran must be able to document a discharge status other than dishonorable.
3. Eligible families who are displaced as a result of a project sponsored by the City of Anaheim Community Development
Department or other City of Anaheim Department.
4. Any family that has been terminated from the City of Anaheim HCV program due to insufficient program funding.
5. Families who live, work, or have been hired to work in Anaheim (Residency preference).
State Required Priority: Veterans (including surviving spouses of veterans) and current members of the armed services will have priority within the preference categories listed above. To receive a veteran’s preference, the household must include a veteran, a surviving spouse of a veteran or current member of the armed forces. The veteran must be able to document a discharge status other than dishonorable.
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B.1 Revision of the PHA Plan Elements
CHAPTER 7: VERIFICATION
Chapter Section: 7-I.C. UP-FRONT INCOME VERIFICATION (UIV) Subsection (if any): EIV Income Report
PROPOSED PHA ADMIN PLAN LANGUAGE:
EIV Income Report
The data shown on income reports is updated quarterly. Data may be between 3 and 6 months old at the time reports are generated.
PHA Policy
The PHA will obtain income reports for annual reexaminations on a monthly basis. Reports will be generated as part of the regular reexamination process.
Income reports will be compared to family-provided information as part of the annual reexamination process. Income reports may be used in the calculation of annual income, as described in Chapter 6-I.C. Income reports may also be used to meet the regulatory requirement for third party verification, as described above. Policies for resolving discrepancies between income reports and family-provided information will be resolved as described in Chapter 6-I.C. and in this chapter.
Income reports will not be used in interim reexaminations to identify any discrepancies between reported income and income shown in the EIV system, and as necessary to verify and calculate earned income, unemployment benefits, Social Security and/or SSI benefits.
At the PHA’s discretion, EIV may also be used to verify that families claiming zero income are not receiving income from any of these sources.
Income reports will be retained in participant files with the applicable annual or interim reexamination documents.
When the PHA determines through income reports and third-party verification that a family has concealed or under-reported income, PREVIOUS PHA ADMIN PLAN LANGUAGE:
EIV Income Report
The data shown on income reports is updated quarterly. Data may be between 3 and 6 months old at the time reports are generated.
PHA Policy
The PHA will obtain income reports for annual reexaminations on a monthly basis. Reports will be generated as part of the regular reexamination process.
Income reports will be compared to family-provided information as part of the annual reexamination process. Income reports may be used in the calculation of annual income, as described in Chapter 6- I.C. Income reports may also be used to meet the regulatory requirement for third party verification, as described above. Policies for resolving discrepancies between income reports and family- provided information will be resolved as described in Chapter 6-I.C. and in this chapter.
Income reports will be used in interim reexaminations to identify any discrepancies between reported income and income shown in the EIV system, and as necessary to verify and calculate earned income, unemployment benefits, Social Security and/or SSI benefits. EIV will also be used to verify that families claiming zero income are not receiving income from any of these sources.
Income reports will be retained in participant files with the applicable annual or interim reexamination documents.
When the PHA determines through income reports and third-party verification that a family has concealed or under-reported income, corrective action will be taken pursuant to the policies in Chapter 14, Program Integrity.
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B.1 Revision of the PHA Plan Elements
corrective action will be taken pursuant to the policies in Chapter 14, Program Integrity.
However, the PHA will not use income information in EIV at annual reexamination when Safe Harbor verification is used to determine a family’s income.
However, the PHA will not use income information in EIV at annual reexamination when Safe Harbor verification is used to determine a family’s income.
CHAPTER 8.A: HOUSING QUALITY STANDARDS AND RENT REASONABLENESS DETERMINATIONS Chapter Section: 8-II.B. Initial HQS Inspection
Subsection (if any): Appliances [Form HUD-52580]
PROPOSED PHA ADMIN PLAN LANGUAGE:
PHA Policy
California Assembly Bill 628 requires that all rental units include a working stove and refrigerator, unless the tenant chooses in writing to bring their own refrigerator.
If the family opts to supply the refrigerator, the PHA will allow the refrigerator to be placed in the unit after the unit has met all other HQS requirements. The required appliances must be in place before the HAP contract is executed by the PHA. The PHA will execute the HAP contract based upon a certification from the family that the appliances have been installed and are working.
PREVIOUS PHA ADMIN PLAN LANGUAGE:
PHA Policy
If the family is responsible for supplying the stove and/or refrigerator, the PHA will allow the stove and refrigerator to be placed in the unit after the unit has met all other HQS requirements.
The required appliances must be in place before the HAP contract is executed by the PHA. The PHA will execute the HAP contract based upon a certification from the family that the appliances have been installed and are working.
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CHAPTER 8.B: NATIONAL STANDARDS FOR THE PHYSICAL INSPECTION OF REAL ESTATE AND RENT
REASONABLENESS DETERMINATIONS
Chapter Section: 8-II.B. Initial HQS Inspection
Subsection (if any): Appliances
PROPOSED PHA ADMIN PLAN LANGUAGE:
PHA Policy
California Assembly Bill 628 requires that all rental units include a working stove and refrigerator, unless the tenant chooses in writing to bring their own refrigerator.
If the family opts to supply the refrigerator, the PHA will allow the refrigerator to be placed in the unit after the unit has met all other HQS requirements. The required appliances must be in place before the HAP contract is executed by the PHA. The PHA will execute the HAP contract based upon a certification from the family that the appliances have been installed and are working.
PREVIOUS PHA ADMIN PLAN LANGUAGE:
PHA Policy
If the family is responsible for supplying the stove and/or refrigerator, the PHA will allow the stove and refrigerator to be placed in the unit after the unit has met all other HQS requirements.
The required appliances must be in place before the HAP contract is executed by the PHA. The PHA will execute the HAP contract based upon a certification from the family that the appliances have been installed and are working.
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B.1 Revision of the PHA Plan Elements
CHAPTER 11: REEXAMINATIONS
Chapter Section: 11-I.C. Conducting Regular Reexaminations Subsection (if any): N/A
PROPOSED PHA ADMIN PLAN LANGUAGE:
11-I.C. Conducting Regular Reexaminations
As part of the annual reexamination process, families are required to provide updated information to the PHA regarding the family’s income, expenses, and composition [24 CFR 982.551(b)].
PHA Policy
Families will be asked to provide all required documentation outlined in the reexamination notice to the reexamination appointment. If the reexamination process is being conducted by mail, families are expected to submit the necessary materials to the PHA office in-person, use a PHA secure drop box, or delivery by mail by the established due date. The required information will include a PHA-designated reexamination form, an Authorization for the Release of Information/Privacy Act Notice, as well as supporting documentation related to the family’s income, expenses, and family composition.
[…]
PREVIOUS PHA ADMIN PLAN LANGUAGE:
11-I.C. Conducting Regular Reexaminations
As part of the annual reexamination process, families are required to provide updated information to the PHA regarding the family’s income, expenses, and composition [24 CFR 982.551(b)].
PHA Policy
Families will be asked to bring all required information (as described in the reexamination notice) to the reexamination appointment. The required information will include a PHA- designated reexamination form, an Authorization for the Release of Information/Privacy Act Notice, as well as supporting
documentation related to the family’s income, expenses, and family composition.
[…]
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B.1 Revision of the PHA Plan Elements
CHAPTER 11: REEXAMINATIONS
Chapter Section: 11-II.C. Changes Affecting Income or Expenses Subsection (if any): Family-Initiated Interim Reexaminations > Required Reporting
PROPOSED PHA ADMIN PLAN LANGUAGE:
11-II.C. Changes Affecting Income or Expenses
Family-Initiated Interim Reexaminations
The PHA must adopt policies prescribing when and under what conditions the family must report changes in family income or expenses [24 CFR 982.516(c)]. In addition, HUD regulations require that the family be permitted to obtain an interim reexamination any time the family has experienced a change in circumstances since the last determination [24 CFR 982.516(b)(2)].
Required Reporting
HUD regulations give the PHA the freedom to determine the circumstances under which families will be required to report changes affecting income.
PHA Policy
The PHA will conduct interim reexaminations for families that qualify for the earned income disallowance (EID), and only when the EID family’s share of rent will change as a result of the increase.
Families who report zero income must report a change in income within ten (10) business days of the change. The PHA will conduct an interim re-examination to reflect the addition of income to the household. The increase will be effective on the first of the month following a 30 days’ notice to the family. Please
PREVIOUS PHA ADMIN PLAN LANGUAGE:
11-II.C. Changes Affecting Income or Expenses
Family-Initiated Interim Reexaminations
The PHA must adopt policies prescribing when and under what conditions the family must report changes in family income or expenses [24 CFR 982.516(c)]. In addition, HUD regulations require that the family be permitted to obtain an interim reexamination any time the family has experienced a change in circumstances since the last determination [24 CFR 982.516(b)(2)].
Required Reporting
HUD regulations give the PHA the freedom to determine the circumstances under which families will be required to report changes affecting income.
PHA Policy
The PHA will conduct interim reexaminations for families that qualify for the earned income disallowance (EID), and only when the EID family’s share of rent will change as a result of the increase.
Families who report zero income must report a change in income within ten (10) business days of the change. The PHA will conduct an interim re-examination to reflect the addition of income to the household. The increase will be effective on the first of the month following a 30 days’ notice to the family. Please refer to Chapter 5- I.C. for additional policies regarding families that report zero income.
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refer to Chapter 5-I.C. for additional policies regarding families that report zero income.
Families are not required to report any other changes in income or expenses that occur throughout the year as long as they have provided complete and accurate information during their regular reexamination.
A family member who reported a loss of employment income within the last 12 months must report any new or replacement income obtained by that member.
Families are not required to report any other changes in income or expenses that occur throughout the year as long as they have provided complete and accurate information during their regular reexamination.
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B.1 Revision of the PHA Plan Elements
CHAPTER 11: REEXAMINATIONS
Chapter Section: 11-I.C. Conducting Regular Reexaminations Subsection (if any): Family-Initiated Interim Reexaminations > Optional Reporting
PROPOSED PHA ADMIN PLAN LANGUAGE:
11-I.C. Conducting Regular Reexaminations
Family-Initiated Interim Reexaminations
Optional Reporting
The family may request an interim reexamination any time the family has experienced a change in circumstances since the last determination [24 CFR 982.516(c)(2)]. The PHA must process the request if the family reports a change that will result in a reduced family income [HCV GB, p. 12-9].
If a family reports a decrease in income from the loss of welfare benefits due to fraud or non-compliance with a welfare agency requirement to participate in an economic self-sufficiency program, the family’s share of the rent will not be reduced [24 CFR 5.615]. For more information regarding the requirement to impute welfare income see Chapter 6.
PHA Policy
If a family reports a change that was not required to report and that would result in an increase in the family share of the rent, the PHA will note the information in the tenant file, but will not conduct an interim reexamination.
Families participating in the PHA’s Family Self-Sufficiency (FSS) program may request an interim reexamination to reflect an increase in earned income. Upon request, the PHA will process the interim reexamination for FSS program purposes.
Families may report changes in income or expenses at any time.
PROPOSED PHA ADMIN PLAN LANGUAGE:
11-I.C. Conducting Regular Reexaminations
Family-Initiated Interim Reexaminations
Optional Reporting
The family may request an interim reexamination any time the family has experienced a change in circumstances since the last determination [24 CFR 982.516(c)(2)]. The PHA must process the request if the family reports a change that will result in a reduced family income [HCV GB, p. 12-9].
If a family reports a decrease in income from the loss of welfare benefits due to fraud or non-compliance with a welfare agency requirement to participate in an economic self-sufficiency program, the family’s share of the rent will not be reduced [24 CFR 5.615]. For more information regarding the requirement to impute welfare income see Chapter 6.
PHA Policy
If a family reports a change that was not required to report and that would result in an increase in the family share of the rent, the PHA will note the information in the tenant file, but will not conduct an interim reexamination.
Families may report changes in income or expenses at any time. .
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B.1 Revision of the PHA Plan Elements
CHAPTER 17: PROJECT-BASED VOUCHERS
Chapter Section: 17-VI.D. Selection From the Waiting List Subsection (if any): Preferences
PROPOSED PHA ADMIN PLAN LANGUAGE:
Preferences [24 CFR 983.251(d) and FR Notice 01/18/17]
The PHA may use the same selection preferences that are used for the tenant-based voucher program, establish selection criteria or preferences for the PBV program as a whole, or for occupancy of particular PBV developments or units. The PHA must provide an absolute selection preference for eligible in-place families as described in Section 17-VI.B. above.
Although the PHA is prohibited from granting preferences to persons with a specific disability, the PHA may establish a selection preference for families who qualify for voluntary services, including disability-specific services, offered in conjunction with assisted units, provided that the preference is consistent with the PHA plan and nondiscrimination and civil rights statutes and requirements.
[…]
PHA Policy
The PHA will establish a set of preferences for each PBV waiting list to reflect the target population of each PBV project or group of units.
After considering the site -specific preferences mentioned above, the PHA will evaluate preferences for the PBV program in accordance with the policies in Chapter 4-II.C.
The PHA will also provide a selection preference when required by the regulation (e.g., eligible in-place families, qualifying families for “excepted units,” mobility impaired persons for accessible units).
PREVIOUS PHA ADMIN PLAN LANGUAGE:
Preferences [24 CFR 983.251(d) and FR Notice 01/18/17]
The PHA may use the same selection preferences that are used for the tenant-based voucher program, establish selection criteria or preferences for the PBV program as a whole, or for occupancy of particular PBV developments or units. The PHA must provide an absolute selection preference for eligible in-place families as described in Section 17-VI.B. above.
Although the PHA is prohibited from granting preferences to persons with a specific disability, the PHA may establish a selection preference for families who qualify for voluntary services, including disability-specific services, offered in conjunction with assisted units, provided that the preference is consistent with the PHA plan and nondiscrimination and civil rights statutes and requirements.
[…]
PHA Policy
The PHA will establish a set of preferences for each PBV waiting list to reflect the target population of each PBV project or group of units.
The PHA will also provide a selection preference when required by the regulation (e.g., eligible in-place families, qualifying families for “excepted units,” mobility impaired persons for accessible units).
The PHA will commit up to 50% of annual new admission vouchers to assist Anaheim-based homeless families who are either:
iii. Homeless and referred by an approved local
service provider because they are participating
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The PHA will commit up to 50% of annual new admission
vouchers to assist Anaheim-based homeless families who are either:
i. Homeless and referred by an approved local
service provider because they are participating
in a local transitional housing program or are
receiving other supportive and shelter services
from that provider; or
ii. Participating in a city-funded homeless or at
risk of becoming homeless program and have
been referred by the connected service
agency.
Applicants are still required to meet all eligibility requirements and qualify for the PBV unit that they applied for.
in a local transitional housing program or are
receiving other supportive and shelter services
from that provider; or
iv. Participating in a city-funded homeless or at
risk of becoming homeless program and have
been referred by the connected service agency.
Applicants are still required to meet all eligibility requirements and qualify for the PBV unit that they applied for.
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B.1 Revision of the PHA Plan Elements
CHAPTER 19: SPECIAL PURPOSE VOUCHERS
Chapter Section: 19-IV.E. PREFERENCES [Notice PIH 2024-30] Subsection (if any): N/A
PROPOSED PHA ADMIN PLAN LANGUAGE:
PHAs may use either date and time of application or a drawing or other random choice technique in selecting families from the Mainstream waiting list among applicants with the same preference status in accordance with the PHA’s administrative plan.
PHA Policy
The PHA claimed a preference for a targeted group as part of an application for Mainstream vouchers under a NOFO. The PHA will offer the following preferences:
1. Emergency Housing Voucher (EHV) families (PIH Notice 2025-19)
Currently assisted EHV families whose assistance is at risk of termination due to a lack of program funding, in the following order, so long as they are eligible for a Mainstream
voucher under the requirements outlined in Section 19-
IV.B:
a. EHV families with an elderly and disabled head of
household, spouse, or co-head.
b. EHV families with an elderly head of household,
spouse, or co-head.
c. EHV families with a disabled head of household,
spouse, or co-head.
d. EHV families with minors under 18.
e. All other families who are currently assisted under the EHV program.
PREVIOUS PHA ADMIN PLAN LANGUAGE:
PHAs may use either date and time of application or a drawing or other random choice technique in selecting families from the Mainstream waiting list among applicants with the same preference status in accordance with the PHA’s administrative plan.
PHA Policy
The PHA claimed a preference for a targeted group as part of an application for Mainstream vouchers under a NOFO. The PHA will offer the following preference:
From Chapter 4-III.C. - For up to 172 vouchers, preference will be granted to non-elderly disabled persons that are transitioning out of institutional or other segregated settings or are homeless. These vouchers were granted through 2017 Mainstream Voucher Program NOFA and 2020 CARES Act allocations)
The PHA will use the date and time of application technique in selecting families from the Mainstream waiting list among applicants with the same preference status.
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Within each sub-category, families will be placed in
randomized order to ensure fairness in the transition process.
2. For up to 172 vouchers, preference will be granted to non- elderly disabled persons who are transitioning out of
institutional or other segregated settings or are homeless.
These vouchers were granted through 2017 Mainstream
Voucher Program NOFA and 2020 CARES Act allocations.
The PHA will use the date and time of application technique in selecting families from the Mainstream waiting list among applicants with the same preference status.
State Required Priority: Veterans (including surviving spouses of veterans) and current members of the armed services will have priority within the preference categories listed above. To receive a veteran’s preference, the household must include a veteran, a surviving spouse of a veteran, or a current member of the armed forces. The veteran must be able to document a discharge status other than dishonorable.