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HOUSING AUTHORITY AGENDA REPORT
City of Anaheim
HOUSING & COMMUNITY DEVELOPMENT DEPARTMENT
DATE: AUGUST 25, 2026
FROM: HOUSING & COMMUNITY DEVELOPMENT DEPARTMENT
SUBJECT: ANAHEIM HOUSING AUTHORITY FY 2026-2027 AMENDED ANNUAL PUBLIC HOUSING AGENCY PLAN AND FY 2026-2027
AMENDED 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 Amended Annual Public Housing Agency Plan and FY 2026-2027 Amended Administrative Plan as an attachment of the Annual 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 Amendment (Attachment 1) and the Administrative Plan for FY 2026-2027 Amendment (Attachment 2) for your 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.
Where applicable, greater detail on the programs and services offered by AHA is provided through attachments to the electronic template.
Anaheim Housing Authority FY 2026-2027 Amended Annual Public Housing Agency Plan and FY 2026-2027 Amended Administrative Plan August 25, 2026
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.
The FY 2026/27 Annual Plan and Administrative Plan were approved by the Commission on February 28, 2026, and by the Housing Authority Board on March 24, 2026.
DISCUSSION:
This year, the Annual Plan and Administrative Plan are being amended to incorporate significant policy changes required under the Housing Opportunities Through Modernization Act (HOTMA). Enacted by Congress in 2016, HOTMA included both self-implementing provisions and provisions requiring implementing regulations from the U.S. Department of Housing and Urban Development (HUD). Sections 102 and 104 are the final major provisions requiring HUD implementation. Due to technical challenges, HUD postponed implementation several times.
However, on May 14, 2026, HUD issued Notice PIH 2026-15, establishing January 1, 2027, as the final compliance deadline for all public housing agencies (PHAs) to implement Sections 102 and 104. These sections of HOTMA have significant impacts on calculation of income and assets, eligibility limitations, and how interim recertifications are processed for program participants.
Under current policy, AHA calculates a family's annual income by estimating how much income the family is expected to receive over the next 12 months.
Under HOTMA, AHA will generally use the income the family received during the previous 12 months instead. Some types of income that are expected to end during the coming year may no longer be counted.
HOTMA also makes significant changes to how AHA counts assets. Retirement accounts will no longer be included as countable assets. However, recreational or other non-essential vehicles, such as boats, must now be counted as assets.
Currently, if an asset does not earn interest, dividends, or other income, AHA must estimate how much income it could earn using a HUD-established savings rate. This is called "imputed income." However, now families with total net assets below $50,000 will no longer have imputed income added to their annual income from those assets and may self-certify their asset information.
HOTMA also changes who is eligible for assistance.
Anaheim Housing Authority FY 2026-2027 Amended Annual Public Housing Agency Plan and FY 2026-2027 Amended Administrative Plan August 25, 2026
Families with net assets exceeding $100,000 will no longer be eligible for assistance when they first apply, although families currently receiving assistance may continue participating even if their assets later exceed this threshold.
In addition, families who own a home or other property where they can legally and safely live will no longer be eligible for assistance, either at initial admission or at their annual recertification.
The requirements governing interim recertifications are also changing.
Currently, families can request an interim recertification at any time if their income decreases between annual recertifications. This may lower the amount of rent they are required to pay.
Under HOTMA, AHA will process an interim recertification for a decrease in income only when the family's adjusted annual income decreases by at least 10 percent. Additionally, AHA must now evaluate changes in eligible expenses and deductions that may reduce adjusted income and require an interim recertification.
As required by HUD, AHA annually convenes a Resident Advisory Board (RAB) composed entirely of Housing Choice Voucher (HCV) program participants to assist in the development and review of the Annual Plan and Administrative Plan. This year's RAB consists of 11 program participants. Each member received a summary of the proposed policy changes and was provided an opportunity to review and comment on the amendments. A summary of the RAB's comments and AHA's responses is included in Attachment 1 of the Annual Plan. Overall, the RAB did not express any objections to the proposed policy changes or the content of the plans.
Drafts of the PHA Plans and all attachments were made available for public comment for the mandated 45-day period commencing on June 8, 2026, to July 23, 2026. Public notices summarizing the purpose and content of the Plans and the date of the public hearing were published in issues of the Orange County Register, La Opinion, the Anaheim Bulletin and Nguoi Viet Daily News, and on the AHA website. No elements of the proposed plans were challenged or opposed, and no public comments were received.
On August 5, 2026, the Housing and Community Development Commission held a public hearing on the item. No public comments were received, and the Commission recommended approval of the item by a 6–1 vote. Commissioners emphasized the importance of a strong communications plan to keep participants, landlords, and the public informed as the changes are implemented. They also expressed interest in providing additional supportive services to affected households.
The plans must be approved by the Anaheim Housing Authority’s Governing Board and submitted to HUD before the September 1 effective date. AHA intends to submit the PHA Plan to HUD following AHA’s Governing Board approval.
Anaheim Housing Authority FY 2026-2027 Amended Annual Public Housing Agency Plan and FY 2026-2027 Amended Administrative Plan August 25, 2026
IMPACT ON BUDGET:
There is no budgetary impact.
Respectfully submitted,
Grace Ruiz-Stepter
Executive Director
Attachments:
1. Amended Annual Public Housing Agency (PHA) Plan for Fiscal Year 2026-2027
2. Amended Administrative Plan Policy Changes for Fiscal Year 2026-2027
3. Administrative Plan for Fiscal Year 2026-2027