201 S. Anaheim Blvd.
Second Floor
Anaheim, CA 92805
Tel: (714) 765-4320
Fax: (714) 765-4331
www.anaheim.net
HOUSING AUTHORITY AGENDA REPORT
City of Anaheim
HOUSING & COMMUNITY DEVELOPMENT
DEPARTMENT
DATE: MARCH 24, 2026
FROM: HOUSING & COMMUNITY DEVELOPMENT DEPARTMENT
SUBJECT: APPROVE THE ANAHEIM HOUSING AUTHORITY’S FY 2026- 2027 ANNUAL PUBLIC HOUSING AGENCY PLAN AND FY 2026-
2027 ADMINISTRATIVE PLAN
ATTACHMENT (Y/N): YES ITEM # 05
GOVERNMENT CODE § 84308 APPLIES: NO
RECOMMENDATION:
That the Governing Board of the Anaheim Housing Authority, by Motion, approve the Anaheim Housing Authority’s FY 2026-2027 Annual Public Housing Agency Plan and FY 2026-2027 Administrative Plan, and authorize the Executive Director, or her designee, to execute required certifications and related documents.
DISCUSSION:
Section 511 of the Quality Housing and Work Responsibility Act of 1998 established the requirement for Public Housing Agencies (PHAs) to develop and maintain PHA Plans, including a Five-Year Plan and an Annual Plan. PHA Plans inform the U.S. Department of Housing and Urban Development (HUD), Housing Choice Voucher (HCV) program participants, stakeholders, and members of the public about the PHA’s strategy for serving the needs of low-income and very low-income families. This year, the Anaheim Housing Authority (AHA) is presenting the Annual Plan for FY 2026-2027 (Attachment 1) and the Administrative Plan for FY 2026-2027 (Attachment 2) for consideration.
The Five-Year Plan outlines the PHA's overall mission, goals, and objectives for a five- year period and is submitted to HUD on a five-year cycle. The AHA’s current Five-Year Plan covers FY 2025-2029, and it was reviewed and approved by the AHA’s Governing Board on April 8, 2025. It was subsequently submitted to HUD on April 17, 2025, and approved on September 16, 2025. The Annual Plan provides a focused update on the PHA’s immediate operations, funding, and services for the previous fiscal year, as well as plans for the next fiscal year. The Annual Plan, submitted annually, must align with the Five-Year Plan and the One-Year Consolidated Plan for the same planning period. It also reports progress toward achieving the goals set in the Five-Year Plan. HUD provides PHAs with electronic templates to prepare and submit their PHA Plans. In most sections, information is provided by selecting pre-established check boxes from HUD.
Approval of Anaheim Housing Authority’s Agency and Administrative Plans March 24, 2026
Where applicable, greater detail on the programs and services offered by AHA is provided through attachments to the electronic template.
As an attachment to the PHA Plans, the AHA is required by HUD to maintain an Administrative Plan that details its policies for implementing the HCV program. The Administrative Plan is an attachment to the Annual PHA Plan, and contains all proposed policy changes that guide the administration of the HCV program. The Administrative Plan must comply with federal regulations and be approved by the AHA Governing Board. It is generally updated annually or more frequently when significant changes to program policies occur. Below is a summary of the proposed policy changes, which are detailed in Attachment 2.
This year, the Administrative Plan is being revised to incorporate an Emergency Housing Voucher (EHV) preference on AHA’s HCV, Project-Based, and Mainstream waiting lists. This proposed preference is in response to HUD’s nationwide notification to PHAs that EHV funding is expected to end earlier than originally projected, placing EHV households at risk of homelessness. On December 12, 2025, AHA successfully received HUD approval for a waiver that allows the transition of EHV families onto the HCV waiting list, and is proposing this preference structure to implement that transition. This EHV preference structure was informed by an analysis of AHA EHV households’ vulnerability. Consistent with HUD guidance, the proposed EHV preference is intended to facilitate the orderly transition of EHV households into other available rental assistance programs while supporting continuity of housing stability.
The proposed Administrative Plan also includes a policy update to discontinue the use of the Enterprise Income Verification (EIV) income report during interim re-examinations, as the data is frequently outdated and, in many cases, not relevant to the family's reported income change. In addition, AHA is proposing policy revisions to incorporate the new state law, AB 628, which requires landlords to provide refrigerators and stoves. Another new proposed policy change allows families participating in the Family Self-Sufficiency (FSS) program to request an interim reexamination when their income increases. This policy will enable them to grow their escrow account faster, consistent with the intent of the FSS program. Additional policy clarifications include procedures for submitting annual reexamination documentation by mail, and income reporting requirements when changes occur.
As required by HUD, a Resident Advisory Board (RAB) consisting entirely of HCV program participants is formed each year to assist in the preparation and review of the plans stated herein.
This year, AHA held an in-person RAB meeting on January 29, 2026, to gather input, and 11 program participants attended. A summary of the RAB members’ input and AHA’s responses is included in the Annual Plan Attachment 1. Overall, the RAB expressed support for the anticipated plans, and there were no objections to any content or proposed policy changes.
Drafts of the PHA Plans and all attachments were made available for public comment during the required 45 day period from December 26, 2025 through February 9, 2026. No elements of the proposed plans were challenged or opposed and no public comments were received.
Public notices summarizing the purpose and content of the Plans and announcing the public hearing scheduled for Wednesday, February 18, 2026 were published in the Orange County Register, La Opinión, and Nguoi Viet Daily News, and were also posted on the AHA website on Approval of Anaheim Housing Authority’s Agency and Administrative Plans March 24, 2026
December 26, 2025. A notice was additionally published in the Anaheim Bulletin on January 1, 2026. The public hearing originally scheduled for February 18, 2026 was cancelled. AHA subsequently published a re-hearing notice in the Orange County Register, La Opinión, and Nguoi Viet Daily News on February 24, 2026, rescheduling the public hearing for March 4, 2026.
A public hearing was held during the Housing & Community Development Commission (HCDC) meeting on March 4, 2026, with no public comments received on the proposed plans.
The HCDC approved the plans on the same date.
The plans must be submitted to HUD by the April 17, 2026 deadline. Upon approval by the Governing Board, AHA will submit the PHA Plan to HUD and implement the Administrative Plan, effective April 1, 2026, rather than the July 1 date that has traditionally been used.
Establishing the earlier effective date will allow AHA to implement key policy changes sooner, including the EHV preference to begin transitioning eligible families from the sunsetting EHV program to the other available programs. AHA confirmed directly with HUD that PHAs have the authority to establish their own effective date for the Administrative Plan.
IMPACT ON BUDGET:
There is no budgetary impact on the Housing & Community Development Department’s budget.
The Housing Choice Voucher (HCV) program is entirely funded by federal funds provided by HUD. In the event that program funds are reduced or eliminated, necessary cost savings would be implemented through attrition and in accordance with the policies outlined in the Administrative Plan.
Respectfully submitted,
Grace Ruiz-Stepter
Executive Director
Attachments:
1. FY 2026-2027 Annual Year Public Housing Agency Plan
2. FY 2026-2027 Annual Year Public Housing Agency Plan (Redline)
3. FY 2026-2027 Anaheim Housing Authority Administrative Plan Policy Updates
4. FY 2026-2027 Anaheim Housing Authority Administrative Plan Policy Updates (Redline)