1 26-89990
CITY OF GLENDALE, CALIFORNIA
REPORT TO THE JOINT MEETING: GLENDALE CITY COUNCIL AND
HOUSING AUTHORITY
AGENDA ITEM
Report: Public Hearing and Approval of Fiscal Year 2026-27 Section 8 Public Housing Agency (PHA) Annual Plan, and 2026 Section 8 Administrative Plan.
1. Housing Authority Resolution Adopting and Authorizing the Submission of the Section 8 Public Housing Agency Fiscal Year 2026-27 Annual Plan, and the 2026 Section 8 Administrative Plan to the U.S. Department of Housing and Urban Development.
COUNCIL ACTION
Item Type: Public Hearing
Approved for May 5, 2026 calendar
EXECUTIVE SUMMARY
The Section 8 PHA Annual Plan provides essential information regarding the Housing Authority’s policies, operations, and services. The Plan also outlines the Authority’s mission, goals, and objectives for addressing the housing needs of low-income families.
The Administrative Plan outlines policies and procedures for administering the Section 8 Program. The U.S. Department of Housing and Urban Development (HUD) mandates a 45-day public comment period and a public hearing before the submission deadline for the Section 8 Annual PHA Plan, and the Section 8 Administrative Plan.
RECOMMENDATION
That the Housing Authority conduct a public hearing and adopt a resolution approving and adopting the Fiscal Year 2026–27 Section 8 PHA Annual Plan and the 2026 Section 8 Administrative Plan and authorizing the submission of the plans to HUD.
ANALYSIS
This year’s Annual PHA Plan (Exhibit 1) includes updates to Financial Resources, Operation and Management and provides a progress report on the mission and goals established in the 5-Year PHA Plan.
Financial Resources:
Since December 2024, the Glendale Housing Authority (GHA) has operated in shortfall status due to expenditures exceeding the available budget authority. During this period, the GHA has successfully applied for and received shortfall funding from HUD to ensure 12 26-89990
6 8
0 8
continued payment of housing assistance subsidies for existing participants. However, as a condition of receiving this funding, HUD has restricted the GHA from leasing new applicants from the waiting list. As a result, leasing activity has been paused until the budgetary situation improves either through attrition or additional HUD funding.
Due to the budgetary constraints, the GHA has also been unable to lease 224 out of its full HUD-authorized voucher allocation. As of February 1, 2026, the Glendale Section 8 Program portfolio includes a total of 2,578 Housing Choice Vouchers, comprised of 1,377 Glendale-HCV vouchers, 950 Portable vouchers, 188 EHV vouchers, 38 Fair Share Vouchers, 13 VASH vouchers and 12 Mainstream vouchers.
Operation and Management:
F inancial R esources R equired to F ully F und A ll P rograms Programs Total Vouchers Funding
Glendale HCV Voucher HAP $30,891,168
Glendale HCV Admin Fee $2,380,479
Glendale HCV Total 1,592 $33,271,647
VASH HAP $261,900
VASH Admin Fee $29,250
VASH Total 15 $291,150
Mainstream Voucher (MSV) $272,160
MSV Admin Fee $27,300
MSV Total 14 $299,460
Fair Share Voucher (FSV) $918,540
FSV Admin Fee $87,750
FSV Total 45 $1,006,290
Port HAP $18,696,000
Port Admin Fee $1,106,712
Port Total 950 $19,802,712
Total HAP $51,039,768
Total Admin Fee $3,631,491
GRAND TOTAL 2,616 $54,671,259
13 26-89990
6 8
0 8
The Emergency Housing Voucher (EHV) Program, established under the American Rescue Plan Act of 2021, was designed as a temporary federal initiative to provide housing assistance to households experiencing or at risk of homelessness. While originally anticipated to extend through the end of 2030, current federal projections indicate that the available funding will be depleted near the end of 2026 (i.e. September -December) due to increased subsidy costs.
The GHA currently administers EHV assistance to 188 households. In response to the anticipated, EHV program sunsetting, the City proactively developed a potential strategy with action steps. On April 28, 2026, the City Council directed staff to utilize local assets of approximately $2.0 M in federal HOME and local Measure A funds for temporary funding assistance and to provide eleven dwelling units at the Park View senior housing project to eligible households. Staff will continue monitoring HUD resources and potential federal and state program solutions to provide continued temporary assistance to EHV households.
Progress Report:
The Housing Authority has made measurable progress toward the goals outlined in the 5-Year Plan, with a continued focus on program compliance, operational efficiency, and housing stability for participants.
Section Eight Management Assessment Program (SEMAP):
SEMAP is HUD’s performance measurement system used to evaluate the effectiveness of the Housing Choice Voucher program administration. SEMAP assesses key areas including leasing, rent determinations, inspections, financial management, and regulatory compliance. Housing Authorities are scored based on specific indicators and designated as High Performer, Standard Performer, or Troubled based on their overall performance.
For FY 2024–25, the GHA earned a perfect score of 130 points in HUD’s SEMAP and maintained the designation of a High Performer agency.
Review and Update Payment Standards:
Payment standards were reviewed and adjusted in 2025 to remain within the HUD- required range. The median payment standards were set at 93% of Small Area Fair Market Rents to balance the affordability of quality units with the current budgetary constraints.
PAYMENT STANDARDS
14 26-89990
6 8
0 8
Zip Codes 0 Bedroom 1 Bedroom 2 Bedrooms 3 Bedrooms 4 Bedrooms 91201 $1,980 $2,240 $2,830 $3,589 $3,960
91202 $2,011 $2,257 $2,840 $3,589 $3,968
91203 $1,957 $2,207 $2,798 $3,589 $3,960
91204 $1,955 $2,207 $2,798 $3,589 $3,960
91205 $2,000 $2,240 $2,830 $3,589 $3,960
91206 $2,057 $2,302 $2,867 $3,631 $4,050
91207 $2,029 $2,280 $3,000 $3,636 $4,032
91208 $2,075 $2,321 $2,880 $3,667 $4,086
91214 $2,184 $2,448 $3,200 $3,868 $4,304
91020 $1,955 $2,240 $2,800 $3,589 $3,960
91210 $2,511 $2,808 $3,546 $4,509 $4,995
91046 $2,148 $2,412 $3,003 $3,804 $4,241
Maintain Housing Quality:
The Housing Authority conducted 1,445 Housing Quality Standards (HQS) inspections between July 2025 and January 2026 to ensure units meet HUD requirements for decent, safe, and sanitary housing. Quality control inspections were also performed to maintain consistency and accuracy.
Maintain Internal Controls:
The GHA maintained a robust quality control program to ensure regulatory compliance of rent determinations. A sample of work completed by Section 8 caseworkers was reviewed along with 100 percent of all work completed by trainees to ensure consistency and accuracy.
Staff Development and Training:
Section 8 staff participated in a range of professional training opportunities, covering topics including financial management, SEMAP compliance, portability, and SAFMR implementation.
Conduct Marketing and Outreach:
The GHA hosted an Owner Appreciation and Outreach Event designed to strengthen relationships with existing property owners and promote participation in the Section 8 program. Housing staff engaged with owners, highlighted the benefits of being a Section 8 housing provider, addressed common misconceptions about the program and responded to owner questions.
Supportive Services and Housing Stability:
Collaboration with Glendale Continuum of Care (CoC) partners remains ongoing to 15 26-89990
6 8
0 8
support participants with complex needs. The Housing Authority is expanding partnerships through the planned funding of a dedicated case manager position at Gateways Hospital and Mental Health Center to support participants with behavioral health needs.
2026 Administrative Plan:
The GHA conducted a comprehensive review of its Administrative Plan (Exhibit 2) and updated policy language to improve clarity and incorporate HUD regulatory changes. No significant discretionary policy changes were made. The revised Administrative Plan is scheduled to become effective June 1, 2026, ensuring that the program remains aligned with current federal requirements.
STAKEHOLDERS/OUTREACH
In accordance with Section 5A of the United States Housing Act of 1937 (USHA), as amended by Section 511 of the Quality Housing and Work Responsibility Act of 1998, a Notice of Public Hearing, for this Public Hearing, was published on March 19, 2026, for the required 45-day public comment period in the Glendale Independent.
In addition to meeting with the Resident Advisory Board, the updated policy documents were made available on the Housing webpage and available to interested parties via mail or email during the required public comment period. Staff received public comments in support of the EHV program (Exhibit 6).
FISCAL IMPACT
There is no current fiscal impact. However, the anticipated funding is subject to HUD’s final award amounts and will be appropriated during the FY 2026-27 budget process.
ENVIRONMENTAL REVIEW (CEQA/NEPA)
The action of Adopting and Authorizing the Submission of the Fiscal Year 2026-27 Public Housing Agency Annual Plan and 2026 Section 8 Administrative Plan to the U.S.
Department of Housing and Urban Development (HUD): (1) is exempt from further environmental review under the California Environmental Quality Act (“CEQA”) pursuant to Title 14 of the California Code of Regulations (“CEQA Guidelines”) Section 15061(b)(3) (common sense exemption), as it can be seen with certainty that there is no possibility that the action(s) will have a significant effect on the environment; and (2) is not a project under CEQA Guidelines Sections 15060(c)(3) and 15378(b)(4) because it constitutes a governmental fiscal activity that does not involve any commitment to any specific project which may result in a potentially significant physical impact on the environment. Each of the foregoing provides a separate and independent basis for CEQA compliance and, when viewed collectively, provides an overall basis for CEQA compliance.
CAMPAIGN DISCLOSURE
This item is exempt from campaign disclosure requirements. 16 26-89990
6 8
0 8
ALTERNATIVES TO STAFF RECOMMENDATION
Do not adopt a resolution authorizing the approval of the Glendale Housing Agency Section 8 Fiscal Year 2026-27 Annual Plan, and 2026 Section 8 Administrative Plan, required by HUD. This alternative is not recommended, as this will result in the GHA being out of compliance, which will likely result in a punitive action by HUD.
ADMINISTRATIVE ACTION
Submitted by:
Jack Wong, Acting Director of Community Development
Prepared by:
Michael Fortney, Acting Assistant Director of Community Development/Housing Edgar Akopyan, Senior Housing Analyst
Approved by:
Roubik R. Golanian, P.E., City Manager
EXHIBITS/ATTACHMENTS
Exhibit 1: Section 8 Annual PHA Plan FY 2026-27
Exhibit 2: 2026 Section 8 Administrative Plan
Exhibit 3: Resident Advisory Board Meeting Minutes
Exhibit 4: Certification of Compliance with PHA Plans and Related Regulations Exhibit 5: Certification by State or Local Official of PHA Plans Consistency with the Consolidated Plan or State Consolidated Plan
Exhibit 6: Public Comments