City of Piedmont
COUNCIL AGENDA REPORT
DATE: July 20, 2026
TO: Mayor and Council
FROM: Rosanna Bayon Moore, City Administrator
SUBJECT: Receipt of the 2025 Annual Progress Report to the California Department of Housing and Community Development Regarding the Implementation of the 6th Cycle (2023-2031) Housing Element
RECOMMENDATION
Receive the attached 2025 Annual Progress Report (APR) for the implementation of the Piedmont General Plan 6th Cycle (2023-2031) Housing Element programs.
EXECUTIVE SUMMARY
The 2025 Housing Element Annual Progress Report (APR) tracks the implementation of Piedmont’s 6th Cycle (2023–2031) Housing Element. In compliance with Government Code Section 65400, the APR details the City's ongoing progress toward meeting its State-mandated Regional Housing Needs Allocation (RHNA) target of 587 housing units by 2031, which are distributed across very low, low, moderate, and above-moderate income affordability tiers.
In 2025, 14 new homes completed construction, all of which were accessory dwelling units (ADUs), representing an increase from nine completed units in 2024. In 2025, the City issued 15 building permits (consisting of 14 ADUs and one SB 9 unit) and approved 16 planning entitlements for new homes, denying only one ministerial SB 9 development. Using a local rental survey and regional planning methodologies to determine ADU affordability, staff categorized the 15 permitted units as four very low-income, five low-income, three moderate-income, and three above-moderate-income units.
In addition to direct unit construction, Piedmont made significant progress implementing the 77 programs outlined in its Housing Element. Key achievements in 2025 included relaxing zoning restrictions for mixed-use development, and adopting the Moraga Canyon Specific Plan. Building on these planning initiatives, the City posted a Request for Qualifications (RFQ) in May 2026 to begin a process to select a development team for Moraga Canyon.
BACKGROUND
State law requires all cities and counties in California to prepare a “Housing Element,” which establishes a long-range plan to meet a community’s fair share of regional housing needs. The Housing Element provides an analysis of development constraints and the immediate and longterm housing needs in Piedmont, identifying land and financial resources to meet the City’s fair share of housing growth, establishing policies that address those needs based on the collective vision and values of the Piedmont community, and including programs that would help implement those policies. Information about Housing Element law is available on the HCD website at https://www.hcd.ca.gov/planning-and-community-development/housing-elements.
Pursuant to Government Code Section 65400, local governments are required to submit electronically, in a pre-established spreadsheet format, a Housing Element Annual Progress Report (APR) to the California Department of Housing and Community Development (HCD). Piedmont staff filed the 2025 APR with HCD on April 1, 2026, and staff is presenting the APR to Council, in accordance with State law. The purpose of the APR is to inform the State, decision-makers and the public on the status and progress of implementing the City’s Housing Element including tracking overall housing unit production and affordability, and to provide updates on the implementation of policies and programs. The reporting requirements are established by California law and have expanded significantly in scope and detail in recent years.
The State-mandated targets for the production of new units by the end of 2031 in Piedmont are 587 housing units in the following affordability categories: 238 above moderate income; 92 moderate income; 94 low income; and 163 very low income.
ANNUAL PROGRESS REPORT
Pursuant to Government Code Section 65400, the Annual Progress Report must be prepared using an Excel spreadsheet form prescribed by HCD. Piedmont’s Annual Progress Report for 2025 is posted to the City’s website and linked as Attachment B. It details the following approvals:
• Completed Housing Units: 14 new homes completed construction (compared to 9 in 2024) • Building Permits: Building staff issued 15 building permits, consisting of 14 to construct new accessory dwelling units (ADUs), plus one building permit for a SB 9 housing unit (compared to a total of 14 ADUs and two SB 9 housing units in 2024) • Planning Approvals: Planning staff approved 16 permits for new homes in 2025, consisting of 14 permits for ADUs, plus one single-family home and one SB 9 housing unit (compared to 18 ADUs, one single-family home, and two SB 9 duplex units in 2024) In addition, in 2025 the City made significant progress implementing 77 Housing Element programs, including adopting zoning amendments and completion of the Moraga Canyon Specific Plan. A request for qualifications seeking a developer or development team to construct housing and other improvements in Moraga Canyon was posted to the City website in May 2026. The status of each of the housing programs is described in Table D of the APR.
Agenda Report Page 2
In 2025, four of the building permits that were issued were for small ADUs and Junior ADUs.
Based on a survey of rental units in the Piedmont-Oakland housing market, these units are listed in the APR as affordable to households earning very low incomes (VL), meaning households earning less than 50 percent of the area median income for Alameda County (income of approximately $71,950 a year maximum for a household of three people). The RHNA allocation for very low-income households is 21 units annually. (This annual goal is calculated by dividing the 6th Cycle RHNA goal of 163 very low-income units by the 8 years of the planning period.) Five building permits issued in Piedmont in 2025 were for ADUs that would likely have rents affordable to residents earning low-income wages between 50 percent to less than 80 percent of the area median income for Alameda County. City staff characterize these units as low income. In 2025, this income was approximately $112,550 maximum a year for a three-person household.
Three new ADUs that were issued building permits in 2025 are characterized as moderate-income housing (M) based on the rental survey. Moderate incomes are 80 percent to 120 percent of the area median income for Alameda County. In 2025, this income was a maximum of approximately $172,600 a year for a household of three people (and more for larger households).
The remaining two ADUs and one SB 9 housing unit that were issued building permits in 2025 are estimated to be affordable to above-moderate-income (AM) households earning greater than 120 percent of the area median income.
In addition to the building permits issued, the City issued final approval of construction for 14 housing units in 2025, all of which are ADUs. For comparison, the City issued final approval for construction of nine new housing units in 2024, 12 housing units in 2023, 14 housing units in 2022, and 16 housing units in 2021.
Lastly, in 2025, the Planning Division approved 16 planning entitlements for new housing units in 2025, consisting of 14 permits for ADUs, plus one single-family home, and one SB 9 housing unit. For comparison, the City approved planning entitlements for 21 new units in 2024, 26 entitlements in 2023, 28 entitlements in 2022, 33 entitlementsin 2021, and 25 entitlements in 2020.
In 2025, the only planning entitlement to be denied was one SB 9 ministerial development (Howard Avenue). The projects receiving planning approvals in 2025 are expected to receive building permits in 2026.
Rental Survey Methodology
City of Piedmont staff used both the Association of Bay Area Governments / Metropolitan Transportation Commission (ABAG / MTC) methodology dated January 2026 and a rental survey (Attachment A) to determine the potential affordability of the ADUs that obtained permit approval in Piedmont in 2025. In some cases, the potential rent that could be obtained based on the floor area and number of bedrooms of each ADU does not result in the exact distribution recommended in the ABAG / MTC memo. For example, there are fewer ADUs affordable to very low-income households resulting in a share less than the 30 percent maximum for the 2025 APR. This approach is less than the maximum percentage allowed in the ABAG / MTC recommended methodology but is believed to be a more accurate representation of market conditions.
Agenda Report Page 3
Housing Element Programs
In 2025, the City made significant progress implementing the 77 housing programs outlined in the Housing Element. Table D of Attachment B provides each of the Housing Element housing programs and the steps that the City has taken to implement the program. As shown in Table D, Piedmont decision-makers and staff are implementing new programs to increase production beyond the construction activity seen in prior years. New programs include increasing the allowed residential density along portions of Grand Avenue and Highland Avenue, increasing permitted building heights along Grand Avenue, planning for development in Moraga Canyon, and streamlining CEQA review. In 2025, the City of Piedmont relaxed zoning restrictions for mixeduse development and adopted the Moraga Canyon Specific Plan. A request for qualifications seeking a developer or development team to construct housing and other improvements in Moraga Canyon was posted to the City website in May 2026.
Senate Bill 423
Senate Bill 423 (SB 423) and Government Code section 65913.4 updates SB 35 (originally adopted in 2017) and provides a streamlined and ministerial review path for projects in jurisdictions that are not meeting their RHNA at both lower income and market-rate income levels.
Ministerial projects do not require review and approval through a public hearing, review under the California Environmental Quality Act (CEQA), or neighborhood notification. Ministerial projects are subject to local objective design standards (ODS).
The California Department of Housing and Community Development (HCD) determines the eligibility levels for the Streamlined Ministerial Approval Process (SMAP) based on the Housing Element APRsfiled by jurisdictions, statewide. The most recent SMAP determination (Attachment C) was released on July 1, 2026.
Currently, Piedmont is one of 178 jurisdictions in the State of California subject to the SB 423 SMAP streamlining for proposed developments with at least 50 percent of the units affordable to people earning less than 80 percent of the area median income for Alameda County. A larger number of California jurisdictions are subject to the lowest eligibility threshold. According to HCD, 329 jurisdictions are now subject to SMAP for projects with only 10% affordability or more. More information about the SMAP determinations and overall progress addressing the State’s housing crisis is included as Attachment D. Piedmont’s progress will be assessed by HCD again in June 2027 when reviewing the APR for 2026 and preceding years.
CONCLUSION
The 2025 Annual Progress Report shows that the City of Piedmont is making good faith efforts to implement the programs in the 6th Cycle Housing Element and to meet the State-mandated RHNA, and it demonstrates the on-going work underway by Piedmont decision-makers and staff to enable housing production in all income categories in accordance with State law.
By: Pierce Macdonald, Senior Planner
Agenda Report Page 4
ATTACHMENTS
Attachment A
Attachment B
Pages 6 – 17
Linked
Attachment C Page 18
Rental Survey
2025 Housing Element Annual Progress Report
SMAP Determination, dated July 1, 2026
Attachment D Pages 19 – 21 HCD SMAP and APR Briefing and Announcement Agenda Report Page 5
ATTACHMENT A – 2025 ADU Affordability and Rental Survey In January 2026, the Association of Bay Area Governments / Metropolitan Transportation Commission (ABAG / MTC) published a technical assistance memo, titled “ADU Affordability Survey Findings and Recommendations.” In partnership with Bay Area jurisdictions, ABAG has been administering an affordability survey to learn more about the rents of newly built accessory dwelling units (ADUs) in the Bay Area. In 2024 and 2025, participating jurisdictions distributed the survey as part of the permitting process. This data is complimented by similar studies in Oakland and San José.
The technical assistance memo states that, based on the results of the surveys and discussions between ABAG / MTC and California Department of Housing and Community Development (HCD), HCD is comfortable with the City of Piedmont and other ABAG jurisdictions using the following assumptions about the affordability of ADUs in their Annual Progress Reports (APRs) for two more years (APR 2025 and 2026):
• 30% maximum very low income
• 30% maximum low income
• 30% maximum moderate income
• 10% maximum above moderate income
City of Piedmont staff use both the ABAG / MTC methodology and a rental survey to determine the potential affordability of the ADUs that obtained planning and building permit approval in Piedmont in 2025. In some cases, the potential rent that could be obtained based on the floor area and number of bedrooms of each ADU does not result in the exact distribution recommended in the ABAG / MTC memo. For example, there are fewer ADUs affordable to very low-income households resulting in a share less than the 30 percent maximum for the 2025 annual progress report. This approach is conservative because in each case the resulting share is less than the maximum percentage in the ABAG / MTC recommended methodology. 2025 Rental Market
The City of Piedmont surveyed the average rent and unit size for Piedmont and the surrounding Oakland area. Real estate websites, providing information and services for people seeking rental housing in a publicly accessible format, were used to find average rental rates and other characteristics of local rental housing in 2025. Rental information for Oakland is readily available.
Oakland was found to be a larger sample and more reflective of trends in the local rental market.
Average rents in Piedmont in 2025 total $2,473 per month, the same as that reported in 2024 (a decrease compared to $2,609 in 2023 and $2,725 in 2022 (RentCafe.com)). This rent is less than that reported for the surrounding City of Oakland $2,565 per month on average for a 769-squarefoot unit (down from $2,581 per month in 2024 for a 771-square-foot unit, and a decrease from $2,680 in 2023 and $2,850 in 2022 for an average 780-square-foot unit). Average rental unit size in Piedmont in 2025 decreased to 750 square feet down from approximately 770 square feet in 2024. According to RentCafe, in Oakland, 79% of units are rented at a rate greater than $2,000.
ATTACHMENT A Agenda Report Page 6
The age and small number of Piedmont rental units and the lack of amenities, such as gyms, parking garages, or roof-top gardens, present in many large rental housing developments, could suggest why Piedmont apartments and ADUs rent for slightly less than Oakland as a percentage of overall units (i.e. fewer luxury apartments in Piedmont).
RentCafe.com reports the average rent in Piedmont in 2025 as $2,473 per month. Average unit size is approximately 750 s.f. As stated above, the average rent reported for Oakland was slightly more at $2,565 per month for a 769-square-foot apartment.
This survey incorporates data from Zumper.com and Rentometer.com. Reliable data for Piedmont was not available from all online sources for 2025 because of the small sample of apartments and the large number of houses for rent (rather than apartments). For example, Zumper.com estimated the average rent of a 1-bedroom apartment in Piedmont at $2,040, a decrease from $2,795 in 2023, based on a sample of one apartment (10% of average of 10 listing per month). • Zumper.com reports that the average rent in Oakland in 2025 for a one-bedroom apartment is $1,950 per month, a decrease from $2,046 in 2024 and $2,050 per month in 2023. The sample size is approximately 1,000 apartments surveyed. The average rent for a studio apartment was $1,544 (down from $1,695 per month in 2024). The average rent for a two-bedroom apartment was $2,650, down from $2,725 in 2024. • Rentometer.com reports that the average rent for a one-bedroom unit in Piedmont in 2025 (based on a survey of units in both Piedmont and Oakland) is $2,255 per month up from $2,004 in 2024.
The average rent in Oakland in 2025, based on a survey of 999 one-bedroom units, is $2,149, down from $2,240 in 2024 and $2,381 in 2023. The average rent of a studio apartment in Oakland was $1,901 down from $1,991 in 2024 and up from $1,883 in 2023.
The average rent of a two-bedroom apartment in Oakland was $2,939, up from $2,936 in 2024 and down from $3,062 in 2023.
The average rent of a studio apartment in Piedmont was $1,609, and a 2-bedroom, $3,828. The average rent for a one-bedroom unit was $2,255. • ApartmentList.com was used to prepare the 2024 rental survey. In 2025, ApartmentList.com changed format and no longer provides rental market data.
This City of Piedmont prepared rental survey shows the cost per square foot based on the average rents provided by RentCafe.com for the City of Oakland market and assigns a 49.3% premium to two-bedroom apartments based on the percentage increase of rents provided by Zumper and Rentometer.
2025 Piedmont Average Rents Per Square Footage
2025
Average
Rent
RentCafe
Average
Apartment
Size
Rent $ Per
Square
Footage
Rent
VL
Rent
L
Rent
M
Rent
AM
$2,473 750 3.30 See below. See below. See below. See below.
ATTACHMENT A Agenda Report Page 7
2025 Oakland Average Rents Per Square Footage
2025
Average
Rent
RentCafe
Average
Apartment
Size
Rent $ Per
Square
Footage*
Rent
(sf.)
VL
Rent
(sf)
L
Rent
(sf.)
M
Rent
(sf., 1-
bedroom +
s.f., 2-beds)
AM
$2,565 769 3.34
A. Zumper Bedroom Count Premium
2025
Average Rent
Zumper
1-Bedroom
2-Bedroom
(+$745
39%
premium)
$1,905 $1,905 $2,650
B. Rentometer Oakland Bedroom Count Premium
2025
Average Rent
Rentometer
Oakland
1-Bedroom
2-Bedroom
(+$790
36.8%
premium)
$2,149 $2,149 $2,939
C. Rentometer Piedmont Bedroom Count Premium
2025
Average Rent
Rentometer
Piedmont
1-Bedroom
2-Bedroom
(+$1,573
69.8%
premium)
$2,255 $2,255 $3,828
D. Average Rents A to C - Average Premium for 2-Bedroom Apartment Average Rent 1-Bedroom 2-Bedroom Average Premium 2-Bedroom Unit $2,103 $2,103 $3,139 49.3%
Housing Affordability by Incomes
According to California HCD, the maximum allowable rents in 2025 for low-income (L) category units in Alameda County (less than 80% AMI) are $2,238 per month (studio); $2,398 per month (one-bedroom); and $2,878 (two bedrooms).
The maximum allowable rents for very low-income (VL) category units of one bedroom or studio in Alameda County (less than 50% AMI) are between $1,398 (studio) and $1,598 (onebedroom unit). The rent for two bedrooms is $1,798 (two bedroom).
The maximum allowable rentsfor moderate-income (M) category units are $3,356 (studio); $3,835 (one bedroom); and $4,315 (two bedrooms).
ATTACHMENT A Agenda Report Page 8
The maximum allowable rents for extremely low-income households (EL) (30% AMI or less) are $840 (studio or SRO); $960 (one bedroom); and $1,080 (size not viable for two bedrooms).
Methodology and Premium for Two-Bedroom Apartments
The average rents for a one-bedroom apartment surveyed by Zumper and Rentometer (including both Piedmont and Oakland), are less than the average rent surveyed by RentCafe at $2,565for an average 769-square-foot apartment in Oakland. The rent per square foot was calculated by dividing the average unit size by the average rental rate.
This survey uses the higher number, provided for the Oakland rental market, by RentCafe for analysis of probable rents in Piedmont. This survey adjusts the rents for a two-bedroom or more apartment according to the premium for two-bedroom apartments surveyed by Zumper and Rentometer at approximately 49.3% more than a one-bedroom apartment.
Therefore, the average $3.34 per square foot rent, provided by RentCafe for the Oakland market, is adjusted up to $4.99 per square foot for the rents for a two-bedroom apartment. This approach is conservative because it is likely that the RentCafe survey included some two-bedroom apartments in the average $3.34 rent per square foot.
Conclusion
In 2025, a total of 15 new housing units obtained building permits and began construction. Of the 15 new housing units, all but one are ADUs. Using the ABAG / MTC recommended methodology, staff found the following:
• Four (4) of the new housing units can be characterized as affordable to households with very low incomes.
• Five (5) of the new housing units are characterized as affordable to households earning low incomes.
• Four (4) of the new housing units are characterized as affordable to households earning moderate incomes.
• Lastly, two (2) ADUs are characterized as affordable to households earning above moderate incomes. A total of three above moderate-income units obtained building permits, consisting of the two ADUs and the addition of the one single-family residence at 146 Wildwood Gardens.
For addresses, sizes, and numbers of bedrooms, see the list of New Housing Units Obtaining Building Permits in 2025 and Dwelling Unit Applications Seeking Planning Entitlements on the following pages.
ATTACHMENT A Agenda Report Page 9
New Housing Units Obtaining Building Permits in 2025 in Piedmont, CA Address Size Bedrooms Estimated Rent
Per S.F.
Projected Rent
1 318 B Hillside Avenue ADU 450 s.f. 1 3.34 L - $1,503
2 318 C Hillside Avenue ADU 525 s.f. 0 3.34 L - $1,754
3 237 B El Cerrito Avenue ADU 798 s.f. 2 4.99 AM - $3,982 4 1049 B Harvard Road ADU 342 s.f. 0 3.34 VL - $1,142
5 1159 B Harvard Road ADU 523 s.f. 0 3.34 L - $1,747
6 21 B Cambridge Way ADU 500 s.f. 1 3.34 L - $1,670
7 365 B San Carlos Avenue ADU 800 s.f. 0 3.34 AM - $2,672 8 146 Wildwood Gardens SFR SFR N/A - SFR N/A AM - N/A
9 146 B Wildwood Gardens ADU 486 s.f. 0 3.34 L - $1,623 10 71 B Dudley Avenue 952 s.f. 2 4.99 AM - $4,751
11 158 B Wildwood Gardens 667 s.f. 1 3.34 L - $2,228
12 1529 B Grand Avenue ADU 417 s.f. 1 3.34 VL - $1,393
13 307 B El Cerrito Avenue ADU 790 s.f. 0 3.34 M - $2,639 14 235 B Mountain Avenue ADU 432 s.f. 0 3.34 L - $1,443 15 221 B Bonita Avenue ADU 472 s.f. 0 3.34 L - $1,577
ADU Affordability Distribution, incorporating ABAG Study Very Low 4 units (<30%)
Low 5 units (<30%)
Moderate 3 units (<30%)
Above Moderate 3 units (>10%)
ATTACHMENT A Agenda Report Page 10
Dwelling Unit Applications Seeking Planning Entitlements 2025 in Piedmont CA Address Size Bedrooms Estimated
Rent PSF
Projected Rent
1 1135 B Oakland Ave 696 sf
basement
conversion
0 3.34 2,325
2 283 B Scenic Ave 1,180 sf
within new
SFR
2 4.99 5,888
3 318 C Hillside Ave 525 sf
garage
conversion
0 3.34 1,754
4 307 B El Cerrito Ave 790 sf
basement
conversion
0 3.34 2,639
5 50 B La Salle Ave 850 sf ADU
detached
0 3.34 2,839
6 235 B Mountain Ave 432 sf ADU
detached
0 3.34 1,443
7 124 B Mesa Ave 529 sf ADU
addition
0 3.34 1,767
8 45 B Lake Ave 777 sf
detached 2
story
1 3.34 2,595
9 48 B Ronada Ave 799 sf
basement
addition
1 3.34 2,669
10 62 B York Dr 352 sf
garage
conversion
0 3.34 VL 1,176
11 101 B Bonita Ave 838 sf
detached
1 3.34 2,799
12 255 B La Salle Ave 387 sf
detached
0 3.34 VL 1,293
13 571 B Crofton Ave 800 sf
garage
conversion
2 4.99 3,992
14 21 B Sierra Ave 675 sf
detached
0 3.34 2,255
15 Howard Ave ADU 1 800 sf
attached
basement
2 4.99 3,992
16 Howard Ave ADU 2 800 sf
attached
basement
2 4.99 3,992
17 31 B Jerome Ave 481 sf
detached
0 3.34 1,607
18 2058 Oakland Ave lot split only N/A
19 1332 C Grand Ave 800 sf
detached
cottage
1 3.34 2,672
20 1835 Trestle Glen lot split only N/A
21 154 Scenic Ave SFD N/A
22 152 Scenic Ave SFD N/A
23 21 Sierra Ave SFD N/A
ATTACHMENT A Agenda Report Page 11
24 Howard Ave 1 800 sf
attached
2 4.99 3,992
25 Howard Ave 2 800 sf
attached
2 4.99 3,992
26 31 Jerome Ave 1,000 sf +
SFR
N/A
27 356 B Mountain Ave 370 sf
garage
conversion
0 3.34 VL 1,236
28 316 B Pala Ave 410 sf JADU
basement
0 3.34 VL 1,369
29 154 B Scenic Ave 776 sf
attached
basement
2 4.99 3,872
30 152 B Scenic Ave 800 sf
attached
basement
2 4.99 3,992
ADU Affordability Distribution, incorporating ABAG Study Very Low 5 units (<30%) - $1,176 to $1,443
Low 5 units (<30%) - $1,607 to $2,325
Moderate 7 units (<30%) - $2,595 to $2,839
Above Moderate 11 units (>10%) $ 3,872 to $5,888
ATTACHMENT A Agenda Report Page 12
HUD https://www.huduser.gov/portal/datasets/il.html
State HCD
TCAC https://www.treasurer.ca.gov/ctcac/compliance.asp
The current limits are effective as of the following dates.
HUD
Income Limits April 1, 2025
Rent Limits June 1, 2025
State HCD
Income Limits April 23, 2025
Rent Limits June 1, 2025
TCAC
Income Limits April 1, 2025
Rent Limits April 1, 2025
Alameda County Housing & Community Development
Income and Rent Limits
The following Income and Rent Limits are compiled from HUD, State HCD, and TCAC. To access the reference material please use the following links.
Please note that the compiled limits are based on the limits used by projects within Alameda County HCD's portfolio of affordable housing projects. To determine which limits to use please always reference the Regulatory Agreement for the project.
https://www.hcd.ca.gov/grants-and-funding/income-limits/state-and-federal-income-rent-andloan-value-limits G:\HCD\Administration\Progmgt\Income and Rent Limits\2025 Income and Rent Limits Summary
ATTACHMENT A Agenda Report Page 13
Source Income Level 1 2 3 4 5 6 7 8
State HCD 15% $16,750 $19,150 $21,550 $23,950 $25,850 $27,800 $29,700 $31,600 TCAC 20% $22,380 $25,580 $28,780 $31,960 $34,520 $37,080 $39,640 $42,200 TCAC 30% $33,570 $38,370 $43,170 $47,940 $51,780 $55,620 $59,460 $63,300 HUD1
30% $33,600 $38,400 $43,200 $47,950 $51,800 $55,650 $59,500 $63,300 TCAC 35% $39,165 $44,765 $50,365 $55,930 $60,410 $64,890 $69,370 $73,850 TCAC 40% $44,760 $51,160 $57,560 $63,920 $69,040 $74,160 $79,280 $84,400 TCAC 45% $50,355 $57,555 $64,755 $71,910 $77,670 $83,430 $89,190 $94,950 TCAC 50% $55,950 $63,960 $71,950 $79,900 $86,300 $92,700 $99,100 $105,500 HUD1
50% $55,950 $63,950 $71,950 $79,900 $86,300 $92,700 $99,100 $105,500 TCAC 55% $61,545 $70,345 $79,145 $87,890 $94,930 $101,970 $109,010 $116,050 TCAC 60% $67,140 $76,740 $86,340 $95,880 $103,560 $111,240 $118,920 $126,600 HUD 60% $67,140 $76,740 $86,340 $95,880 $103,560 $111,240 $118,920 $126,600 TCAC 70% $78,330 $89,530 $100,730 $111,860 $120,820 $129,780 $138,740 $147,700 TCAC 80% $89,520 $102,320 $115,120 $127,840 $138,080 $148,320 $158,560 $168,800 HUD1
80% $87,550 $100,050 $112,550 $125,050 $135,100 $145,100 $155,100 $165,100 TCAC 100% $111,900 $127,900 $143,900 $159,800 $172,600 $185,400 $198,200 $211,000 State HCD 100% $111,850 $127,850 $143,800 $159,800 $172,600 $185,350 $198,150 $210,950 State HCD 120% $134,250 $153,400 $172,600 $191,750 $207,100 $222,450 $237,750 $253,100 Notes:
2. The 2025 published HUD Median Family Income for a Household of 4 is $159,800.
HH Size
Alameda County Housing & Community Development
Income Limits
(TCAC as of 04/01/2025, HUD as of 04/01/2025, State HCD as of 04/23/2025)
1. State HCD's 30%, 50%, and 80% income levels match HUD's published 30%, 50%, and 80% income levels.
G:\HCD\Administration\Progmgt\Income and Rent Limits\2025 Income and Rent Limits Income Limits
ATTACHMENT A Agenda Report Page 14
Source Income Level ST/SRO 1 BR 2 BR 3 BR 4 BR
TCAC 20% $559 $599 $719 $831 $927
County HCD2
20% $559 $639 $719 $799 $863
TCAC 30% $839 $899 $1,079 $1,246 $1,390
County HCD2
30% $840 $960 $1,080 $1,198 $1,295
TCAC 35% $979 $1,049 $1,259 $1,454 $1,622
TCAC 40% $1,119 $1,199 $1,439 $1,662 $1,854
TCAC 45% $1,258 $1,348 $1,618 $1,869 $2,085
TCAC 50% $1,398 $1,498 $1,798 $2,077 $2,317
HUD3
50% $1,398 $1,498 $1,798 $2,077 $2,317
County HCD2
50% $1,398 $1,598 $1,798 $1,997 $2,157
TCAC 55% $1,538 $1,648 $1,978 $2,285 $2,549
TCAC 60% $1,678 $1,798 $2,158 $2,493 $2,781
County HCD2
60% $1,678 $1,918 $2,158 $2,397 $2,589
HUD3
65% $1,798 $1,928 $2,316 $2,667 $2,955
County HCD2
65% $1,818 $2,078 $2,338 $2,596 $2,804
TCAC 70% $1,958 $2,098 $2,518 $2,908 $3,244
TCAC 80% $2,238 $2,398 $2,878 $3,324 $3,708
County HCD2
90% $2,517 $2,877 $3,237 $3,595 $3,883
TCAC 100% $2,796 $2,996 $3,596 $4,154 $4,634
HOME Rent Limits
Source Income Level ST 1 BR 2 BR 3 BR 4 BR
HUD3
Low HOME $1,398 $1,498 $1,798 $2,077 $2,317
HUD3 High HOME $1,798 $1,928 $2,316 $2,667 $2,955
Fair Market Rents
Source Income Level ST 1 BR 2 BR 3 BR 4 BR
HUD3
Fair Market $1,937 $2,201 $2,682 $3,432 $4,077
Notes:
Bedroom Size1
Bedroom Size1
Bedroom Size1
Alameda County Housing & Community Development
Rent Limits
(TCAC as of 04/01/2025, HUD as of 06/01/2025, State HCD as of 06/01/2025)
1. To find rent limits for 5 bedroom and 6 bedroom units please refer to TCAC and HUD's published limits. Those bedroom sizes are not included in the table as the County's affordable housing portfolio does not include units of those sizes.
2. County HCD rent limits should only be used for projects that used the Assumed Household Size of 1 person per ST, 2 people per 1 BR, 3 people for 2 BR, 4 people per 3 BR, 5 people per 4 BR. The County HCD rent limits are calculated as 1/12th of 30% of the AMI's income limit. Please confirm with each project's Regulatory Agreement that this is the correct calculation to use when determining each units rent limit.
3. State HCD's HOME rent limits match HUD's published HOME rent limits.
G:\HCD\Administration\Progmgt\Income and Rent Limits\2025 Income and Rent Limits Rent Limits
ATTACHMENT A Agenda Report Page 15
Background Documentation
ATTACHMENT A Agenda Report Page 16
ATTACHMENT A Agenda Report Page 17
Attachment C
Streamlined Ministerial Approval Process (SMAP) Dashboard | California Department of Housing and Community Development
ATTACHMENT C Agenda Report Page 18
Attachment D
HCD Publishes Determinations About Which Jurisdictions are Subject to State Streamlining Law and Releases New 2025 Housing Production Data Most.Cities.and.Counties.Must.Streamline.Housing.Developments.that.Include.
Affordable.Housing?.as.the.Data.Shows.Progress.from.Implementation.and.
Enforcement.of.State.Housing.Laws
The California Department of Housing and Community Development (HCD) is pleased to announce the Streamlined Ministerial Approval Process (SMAP) Dashboard displaying an updated list of the California cities and counties that are subject to streamlined housing approvals for specific housing projects and the results of the 2025 Annual Progress Report (APR) collection. 2026 SMAP Determination as of 6/30/2026
For most of the state (507 jurisdictions out of 539 jurisdictions), Streamlining is available to developments with at least 50% affordability.
Specifically:
• 32 jurisdictions are exempt from SMAP
• 178 jurisdictions are subject to SMAP for projects with at least 50% affordability
• 329 jurisdictions are subject to SMAP for projects with at least 10% affordability
HCD will host a webinar to give an overview of the recently released Draft SMAP Guidelines update. The webinar will include opportunities to provide comments and ask questions. In that webinar, HCD will also summarize the results of the SMAP determination.
SMAP Determination Dashboard
The SMAP Dashboard incorporates real-time Housing Element compliance data into the determination in accordance with SB 423 (Wiener, 2023) requirements and ATTACHMENT D Agenda Report Page 19
provides interactive features for users to explore the data used to produce the determination.
For more information on the SMAP Determination, please visit: Streamlined Ministerial Approval Process (SMAP) Dashboard.
For more information on the most recent housing production data, please visit:
Annual Progress Reports - Data Dashboard.
2025 APR Update:
The 2026 SMAP Determination is based on data collected on housing construction from jurisdictions’ 2025 APR submissions, which show each locality’s housing development activity for the calendar year and provide an unparalleled statewide snapshot of new housing development. 2025 APR data showed a slight increase in new housing permitted statewide, up 2% from about 119,000 in 2024 to about 121,000 in 2025, and demonstrated continued progress in California’s efforts to address the housing needs of all. The details below reflect data from 497 jurisdictions whose APR data has been processed as of June 1, 2026; HCD is currently working with the remaining jurisdictions throughout the state to collect and process their 2025 APRs.
Affordable Housing Growth Continues:
• The share of development affordable to low- and moderate- income Californians continues to grow, especially among multifamily (5+ unit) rental housing. In 2018, 25.7% of multifamily rental housing permitted in California was affordable to low- and moderate-income households. In 2025, that share rose to 54%. This growth has been a notable outcome during Governor Newsom’s time in office. From 2019 to 2025, 43.8% of multifamily rental homes permitted are affordable to low- and moderate-income households. • For housing affordable to extremely low-income households, California saw increases at all stages of the development pipeline from 2024 to 2025. The number of entitled units increased by 122% from 1,511 to 3,350, permitted units by 7.6% from 3,492 to 3,758, and completed units by 36.4%, from 2,741 to 3,739.
ATTACHMENT D Agenda Report Page 20
Multifamily and ADU Increases in Housing Activity:
• Multifamily (5+ units) housing activity remained high in 2025 with statewide totals of 85,610 units entitled, 44,783 permitted, and 49,476 completed, all exceeding 2024 totals of 83,458, 40,342, and 45,908 respectively. • ADU production continues to increase, with record highs in applications submitted, permits issued, and units completed in 2025. The total number of ADUs permitted in 2025 is nearly 4 times as many as were permitted in 2018.
Density Bonus Success:
• Density bonuses account for a substantial share of the new deed-restricted affordable housing being created for lower-income households. Of the more than 60,000 deed-restricted affordable units entitled or permitted in 2025, almost 40,000 were entitled or permitted under a state or local density bonus law.
Streamlining Production through State Laws:
• State streamlining laws helped permit 3,259 units this year, a 61% increase from 2024. Of these streamlined units, the amount affordable to lower income households jumped 77% from 2024 to 2025.
• SMAP was utilized to permit 1,565 new units in 2025, representing a 58% rise from 2024 totals. 79% of these SMAP-streamlined units were affordable to lower-income households.
Looking Ahead
For additional information, please refer to the Department’s Housing Element Implementation and APR Dashboard and raw Housing Element APR Data which has been updated to include data on residential development through December 31, 2025. Since last year, HCD has added features to these tools including:
• Opportunity categories on page 9 of the APR Dashboard to implement AB 2667
• New geographic fields added to the raw APR data including latitude, longitude, standardized address, and match score
Questions? For all questions or concerns related to the 2026 SMAP Determination Dashboard please email [email protected].
ATTACHMENT D Agenda Report Page 21