Area Housing Authority of the County of Ventura
1400 West Hillcrest Dr. Newbury Park, CA 91320-2721
www.ahacv.org • (805) 480-9991 • TTY (805) 480-9119. FAX (805) 480-1021 Serving Camarillo, Fillmore, Moorpark, Ojai, Simi Valley, Thousand Oaks, and the unincorporated areas of Ventura County March 1, 2025
Kevin Kildee, Mayor
City of Camarillo
601 Carmen Drive
Camarillo, CA 93010
Re: Annual Report for the Year Ending December 2024
Dear Honorable Mayor Kildee,
It is both our pleasure and privilege to serve the City of Camarillo as Commissioners to the Area Housing Authority of the County of Ventura (AHA). Please note that the City selected Randy Chapman to fill the unexpected vacancy left by Brent Reisender's resignation. The following is our annual report to the City summarizing the issues, achievements, challenges and priorities of the AHA during 2024. The scope of this report is limited to those items pertinent to the City of As appointed commissioners, we are responsible for filing the Statement of Economic Interest Form 700 annually. We confirmed that this was completed in 2024. In addition, we completed required ethics training and received instruction on the Brown Act, provided by AHA's General Counsel, Ian Elsenheimer, Ferguson Case and Orr Paterson, LLP.
Additionally, Commissioner Hooper attended the Camarillo State of the City. Commissioners Hooper and Chapman attended the Housing Opportunities Made Easier (HOME) Conference.
Commissioner Hooper participated as a member of the AHA Ad Hoc Elections Committee.
Again, thank you for the opportunity to serve the residents of the City. Please do not hesitate to contact either of us with any questions or to discuss the City's housing priorities.
Respectfully submitted,
1h2
Commissioner Doug Hooper Commissioner Randy Chapman
Equal Housing
Opportunity
Area Housing Authority of the County of Ventura
1400 West Hillcrest Dr. Newbury Park, CA 91320-2721
www.ahacv.org • (805) 480-9991 • TTY (805) 480-9119 • FAX (805) 480-1021 Serving Camarillo, Fillmore, Moorpark, Ojai, Simi Valley, Thousand Oaks, and the unincorporated areas of Ventura County Annual Housing Report for the City of Camarillo
for the Year Ending December 2024
BOARD OF COMMISSIONERS
Annually, the Board of Commissioners elects the Board Chair and Vice-Chair. Effective February 2024, Mark Lunn (Thousand Oaks) was elected as the Chair and Susan L. Johnson (Fillmore) as the Vice-Chair.
AREA HOUSING AUTHORITY MANAGEMENT
While the Board of Commissioners oversees the agency's policies, Michael Nigh, Executive Director, leads the agency's operations. Mr. Nigh has been with the Area Housing Authority of the County of Ventura (AHA) for over 30 years and has served as the Executive Director since 2015.
Overseeing a staff of 68 employees and a budget in excess of $49 million, Mr. Nigh is responsible for ensuring the agency's fiscal stability while leading strategic planning and development efforts.
FINANCIAL STABILITY
The AHA continues to remain fiscally sound, as evidenced by the unmodified opinion issued on the financial statements for the fiscal year ending June 30, 2024 by the independent certified public accounting firm that performed the annual audit. The annual audit is presented to the Board of Commissioners in January and, once formally accepted by the Board, copies are provided to the City manager.
Funding for housing programs is dependent upon the Department of Housing and Urban Development (HUD) and the federal government budget process. The AHA continues to operate in a challenging federal environment with ongoing uncertainty in funding as well as program administration. In November 2023, the U.S. Congress passed a Continuing Resolution to extend funding into January 2024. (NOTE: In January 2024 another Continuing Resolution to extend funding to March 1, 2024.) The AHA continues to receive funding allocations at FY 2022/2023 levels to continue housing programs.
AGENCY ACHIEVEMENTS
In 2024, AHA again received the highly distinguished ranking of "High Performer" from HUD. To achieve this level of federal recognition, all areas of the agency undergo an independent audit. From client files and financial records to staff required trainings and operational procedures are scrutinized.
E
Equal Housing
Opportunity
FEDERALLY FUNDED PROGRAMS
AHA's two federally funded programs are the Section 8 Housing Choice Voucher Program and the Low Rent Public Housing Program. Each program has a separate eligibility/income qualification, waiting list, and restricted funding stream.
Section 8 Housing Choice Voucher Program (Section 8)
A key element to the Section 8 Voucher Program is household's responsibility to pay 30% of their total household income for rent with the remaining portion of the rent paid directly to the landlord by AHA using the federal funding provided. The amount paid directly to the landlord is the Housing Assistance Payment (also referred to as HAP).
In Camarillo for December 2024, the average monthly Housing Assistance Payment sent to landlords was $1,643 (up from $1,491 in 2023). The average tenant portion of the rent was $546 for the same time period and remained almost unchanged from 2023. Clearly, the significant amount of assistance needed along with the very low amount paid by the tenant illustrates the tremendous disparity between income and rent.
As of the end of 2024, 79% of all voucher holders were extremely-low income. There were 533 Section 8 vouchers in use in the city of Camarillo at the end of 2024 (down from 544), equating to
23.5% of the total vouchers available and 24.2% of the total monthly funding. Over $ 875,000 per month of federal funds is injected into Camarillo's economy by way of Housing Assistance Payments.
Shortfall Funding Notification of the calendar year finding was received from the U.S. Department of Housing and Urban Development (HUD) on May 9, 2024, five months into the funding year.
As part of the formula to determine what each housing authority will receive HUD applies an inflation factor to prior year costs. At the time of the funding notifications, HUD also released the inflation factors and Ventura County received no inflation factor for 2024 indicating that HUD did not recognize any increase in rental housing costs in Ventura County. Thus, HUD provided funding at the same level as what was incurred in the prior year.
Meanwhile, from January 2023 to January 2024, the AHA experienced an average Housing Assistance Payment (HAP) cost per unit increase of 10%. AHA continues to work with HUD to obtain sufficient funding to maintain the program at current leasing levels.
As of the end of December 2024, there were 4,021 households on the Section 8 waiting list. The Section 8 program opened to new applicants in early 2024 and closed on February 13, 2024.
Small Area Fair Market Rents AHA's jurisdiction has been designated by HUD to use Small Area Fair Market Rents (SAFMR). SAFMRs may be different for each zip code within our jurisdiction. This complex and complicated process is a significant change and requires the AHA to establish fair market rents by both number of bedrooms and zip code. The current SAFMR is on our website under the "Information Center" tab, included in the monthly Board Packets, and attached to this report. 2 of 5
Public Housing Program
AHA manages 350 units of Public Housing. Public Housing residents pay 30% of their total household income for rent. Dwindling federal funds are allocated to supplement operations. Public Housing complexes are aging facilities that require extensive and diligent maintenance to meet AHA's high standards.
Ellis Terrace Apartments on Temple Avenue is the only Public Housing complex in Camarillo. The complex provides 27 units of family housing for approximately 100 individuals. The occupancy rate consistently ranges between 99% and 100%. AHA invested over $125,000 at Ellis Terrace in 2024 for improvements to this complex.
The Public Housing waiting list was open to new applicants February 2023, closing later that month. As of the end of December 2024, there were 2,490 households on the Public Housing waiting list. This waiting list is currently closed to new applicants.
CAMARILLO HOUsINg PORTFOLIO (NoN-PUBLIC HousIng UNITS)
In addition to administering two federal housing programs, AHA also owns, manages, or has a financial interest in the following properties in Camarillo:
• Bradford Apartments, 27 units, occupancy 99%
• Meadowbrook Apartments 13 units, occupancy 99%
• Mira Vista Senior Apartments, 305 units, occupancy 99% • Raemere Street Duplex, 2 units, occupancy 99%
• The Casas (Casa de Sueño and Casa Velasquez), occupanc 99% Bradford Apartments
Bradford Apartments, an older property in the portfolio, was completely refurbished in 2016/2017 using 4% Tax Credit Funding. Improvements included energy upgrades, improved structural integrity, and overall beautification. The end result of the extensive work is a fresh-looking updated complex with improved structural integrity which provides energy savings to the residents. (The Section 8 Housing Choice Voucher is accepted at Bradford Apartments.) Meadowbrook Apartments
Meadowbrook Apartments continues to serve Camarillo residents as an affordable family housing property. Turnover at Meadowbrook is infrequent. New residents are provided with information on local transportation, schools, and health services. (The Section 8 Housing Choice Voucher is accepted at Meadowbrook Apartments.)
Mira Vista Village Senior Apartments
During 2023, Mira Vista residents accessed the "on-site" case management and resident services.
Residents were assisted with health care benefits and local transportation options. Mira Vista staff 3 of 5
coordinated assistance to renew Home Energy Assistance Program (HEAP) applications, Section 8 re- certifications, and to obtain benefit information from the Social Security Administration and Human Services Agency. In addition, weekly food distribution is provided on-site. (The Section 8 Housing Choice Voucher is accepted at Mira Vista Village.)
Raemere Street Duplexes
This 2-unit complex continues to provide much needed affordable housing to Camarillo residents.
Located near downtown, residents are centrally located near shops, services, and transportation. (The Section 8 Housing Choice Voucher is accepted at Raemere Street Duplexes.) The Casas (Casa de Sueño and Casa Velasquez)
Acquired from Cabrillo Economic Development Corporation as part of their portfolio re-alignment in late 2018, these 23 units are income restricted. The AHA continues to assess the overall needs of the property and to prioritize capital improvements. (The Section 8 Housing Choice Voucher is accepted at Casa de Sueño and Casa Velasquez.) In 2024, approximately $25,000 in improvements for fencing, roofing and exterior painting were completed at The Casas.
DEVELOPMENT
The need for affordable units continues to exceed the city's inventory and limited funding resources are extremely competitive. The high cost of land and lack of available funding continue to be obstacles to increasing the supply of affordable housing. Therefore, the AHA actively seeks opportunities to increase the number of affordable housing units through the use of tax credit funding. An essential element to AHA's success in securing this funding is the ability to partner with our jurisdictions, respected nonprofit agencies, and private developers to bring a full complement of services and amenities to the proposed developments. Tax credit funding is highly competitive and has limited funds but is currently the best funding tool available to us.
Vista Campanario Apartments: In 2018, the AHA and our development partners submitted a successful joint proposal for Vista Campanario located at 2800 Barry Street. At AHA's July 27, 2022 Board Meeting, the Board approved an allocation of up to 59 Project-Based Section 8 Vouchers' exclusively for this development. In September 2022, AHA was notified of its award of $25 million in Tax Credit funding. A Notice to Proceed (with commencement of work) was issued by the AHA on April 10, 2023 and construction began soon after. In September 2023, AHA hosted a groundbreaking ceremony for City officials. The AHA continues to work closely with City staff to ensure progress. Full occupancy is anticipated for April 1, 2025.
Project-based vouchers (PBVs) are a component of the Housing Choice Voucher (HCV) program to allocate vouchers to a specific development or housing complexes. The AHA uses its tenant-based voucher funding to allocate project-based units to a project. No additional funding is provided by HUD. 4 of 5
Vista Campanario Apartments, when completed, will deliver a total of 60 housing units providing a mix of studio, one, two, and three-bedroom apartments. Each resident's unit is furnished with major appliances, central heating and air conditioning, and granite counter tops. Studio units are furnished with a double bed and small dining set and outfitted with basic household necessities.
Site amenities include solar power, community room, laundry rooms, on-site manager, and after school tutoring/computer room. There are walking paths meandering through the complex, a parking garage, and play area/tot lot. In addition, AHA partnered with Channel Islands Studios to create and install two "feature" art pieces.
AHA continues to expand partnerships and enrich our relationships with community organizations to broaden our ability to provide services and leverage funding. With the goal to maximize the resources of each organization, there is confidence that additional services and affordable units will be developed.
Attachments:
• Small Area Fair Market Rents (SAFMRs) - Payment Standards • Income Limits
• Section 8 Housing Choice Voucher Program Demographics • Section 8 Housing Choice Voucher Program Status
• Public Housing Program Status
• Demographics - Occupancy by Program
5 of 5
Area Housing Authority of the County of Ventura
1400 West Hillcrest Dr. Newbury Park, CA 91320-2721
(805) 480-9991 • TTY (805) 480-9119• FAX (805) 480-1021 www.ahacv.org Serving Camarillo, Fillmore, Moorpark, Ojai, Simi Valley, Thousand Oaks, and the unincorporated areas of Ventura County The Area Housing Authority of the County of Ventura
SAFMR Payment Standard Schedule by ZIP code
Effective 01/01/2025
ZIP Code SRO OBR 1BR 2BR 3BR 4BR 5BR
90265 1913 2550 2900 3600 4600 5300 5950
91304 1425 1900 2200 3640 4250 4600
91307 1913 2550 2900 4600 5300 5950
91311 1477 1969 2266 3696 4301 4947
91320 1598 2130 2450 4000 4600 5300
91360 1598 2130 2450 4000 4600 5300
91361 1913 2550 2900 4600 5300 5950
91362 1598 2130 2450 4000 4600 5300
91377 1913 2550 2900 4600 5300 5950
93001 1477 1969 2266 3696 4301 4947
93003 1477 1969 2266 3696 4301 4947
93004 1598 2130 2450 4000 4600 5300
93010 1598 2130 2450 4000 4600 5300
93012 1598 2130 2450 4000 4600 5300
93013 1650 2200 2510 3800 4300 5000
93015 1404 1872 2172 3576 4188 4600
93021 1598 2130 2450 4000 4600 5300
93022 1477 1969 2266 3696 4301 4947
93023 1425 1900 2200 3640 4250 4600
93030 1404 1872 2172 3576 4188 4600
93033 1404 1872 2172 3576 4188 4600
93035 1598 2130 2450 4000 4600 5300
93036 1425 1900 2200 3640 4250 4600
93040 1404 1872 2172 3576 4188 4600
93041 1425 1900 2200 3640 4250 4600
93060 1404 1872 2172 3576 4188 4600
93063 1598 2130 2450 4000 4600 5300
93064 1477 1969 2266 3696 4301 4947
93065 1598 2130 2450 4000 4600 5300
93066 1425 1900 2200 3640 4250 4600
93099 1477 1969 2266 3696 4301 4947
93225 1404 1872 2172 3576 4188 4600
93252 1477 1969 2266 3696 4301 4947
portur
INCOME LIMITS
Effective 04-01-2024
INCOME LIMITS: Median Family Income S125,600
30% OF MEDIAN 30 29550 33800 38000 42200 45600 49000 52350 55750 VERY LOW-INCOME 49250 56300 63350 70350 76000 81650 87250 92900 LOW-INCOME 80 78800 90050 101300 112550 121600 130600 139600 148600 REVISED Effective 4-1-2024
DEMOGRAPHICS Reporting Date: December 31, 2024 Page 2
Monthly Rent Related Averages by City
3000 Rent Related Averages by City
2500
2000
1500
1000
500
Camarillo Fillmore Moorpark Ojai Simi Valley Thousand Unincorp Oaks
OPS 2483 2639 2749 2190 2420 2510 2616
DRENT 2189 2212 2571 1772 2046 2068 2206
CHAP 1643 1698 1920 1338 1542 1545 1519
OTTP 546 514 651 434 504 523 687
PS = Avg. Payment Standard at time of Lease Up
RENT = Contract Rent
HAP = Housing Assistance Payment
TTP = Total Tenant Payment (Tenant Portion of Rent)
DEMOGRAPHICS
Monthly Vouchers in use, Dollars - Comparison of City to All Vouchers % of All HAP % of all HAP
Vouchers Vouchers Dollars Dollars
Camarillo 533 23.5% $875,836 24.2%
Fillmore 246 10.9% $417,721 11.5%
Moorpark 124 5.5% $238,033 6.6%
Ojai 62 2.7% $82,966 2.3%
Simi Valley 653 28.8% $1,006,929 27.8%
Thousand Oaks 509 22.5% $786,426 21.7%
Unincorporated 106 4.7% $160,985 4.4%
Outside of Area 31 1.4% $56,639 1.6%
2264 100.0% $3,625,535 100.0%
Vouchers = Number of vouchers actively in use in designated city. % of Vouchers = Percentage of monthly vouchers leased in a city compared to all vouchers HAP Dollars = Total monthly Housing Assistance Payments made in designated city. % of Dollars = Percentage of monthly voucher HAP paid in a city compared to all HAP
HOUSING CHOICE VOUCHER PROGRAM STATUS
Total Family Members Assisted 4,179
WAITING LIST STATUS
Current S8 Waiting List Closed 02/13/24 4,021
DEMOGRAPHICS
Voucher Holders Income Classifications - All Cities
Income Classifications
Very LowL ow Other
16%. 3% 2%
Extremely Low
79%
EXTREMELY LOW, <= 30% of Median Income; VERY LOW, >30% and <= 50% of Median Income; LOW, > 50% and <= 80% of Median Income; OTHER, > 80% of Median Income
PUBLIC HOUSING PROGRAM STATUS
Total Family Members Assisted
WAITING LIST STATUS
Current Public Housing Elderly Waiting List 975
Current Public Housing Family Waiting List 1,515
Waiting List Closed 02/15/2023
DEMOGRAPHICS
Public Housing Income Categories
PH Income Classifications
Low Other
Very Low 4% 3%
17%
Extremely Low
76%
EXTREMELY LOW, <= 30% of Median Income; VERY LOW, >30% and <= 50% of Median Income; LOW, > 50% and <= 80% of Median Income; OTHER, > 80% of Median Income
DEMOGRAPHICS Reporting Date: December 31, 2024 Page 2
Occupancy By Program
Units #of Occupancy
Units Leased Vacancies %
Public Housing 350 347 3 99%
Agency Owned 202 200 2 99%
TCP Managed Property 212 207 5 98%
Mira Vista Village 303 300 3 99%
1067 1054 13 99%
RESIDENT SERVICES:
Services are provided in partnership with a wide network of service partners. A partial list of partnering agencies includes Conejo Recreation and Parks District, Senior Concerns, Ventura County Area Agency on Aging, LifeSTEPS, and Help of Ojai.