Attachment No. 7
CITY OF POMONA HOUSING AUTHORITY
RESIDENT ADVISORY BOARD (RAB) COMMENTS RECEIVED AND RESPONSE TO
PUBLIC HOUSING AGENCY
FY 2024-2025 ANNUAL PLAN
BACKGROUND
The “ Quality Housing Work Responsibility Act of 1998” (QHWRA) contains a provision whereby a Housing Agency must submit an Annual Plan. The Department of Housing and Urban Development (HUD) published the Annual Plan final rule on October 21, 1998. The rule was effective on November 22, 1999. The Annual Plan has two elements, a Five -Year Plan and an Annual Plan, which includes the Moving to Work (MTW) Supplement . The Annual Plan submission process is a continuing planning process. The Pomona Housing Authorit y (PHA) must submit an Annual Plan every year. Program participants and the public have an opportunity for input before each submission to HUD.
As part of the PHA’s outreach efforts, 200-program participant s received invitation letters to participate in the Resident Advisory Board (RAB) on January 22, 2024. Eight (8) program participants responded. The PHA held an in-person meeting on February 6, 20 24 to discuss proposed FY 2024-2025 changes and or service improvements. The PHA gathered feedback and comments during RAB scheduled meeting and has addressed comments below. The PHA thanks the FY 20 24-2025 RAB members for their comments and playing an important role in the development of the PHA’s Annual Plan process.
PURSUANT TO CODE OF FEDERAL REGULATIONS:
Resident participation in the Five -Year and Annual Plan process Code of Federal Regulations (CFR) provisions is as follows:
1. Section 903.13, (a) states: “…The role of the Resident Advisory Board… is to participate in the PHA planning process and to assist and make recommendations regarding the PHA plans.”
2. Section 903.13, (c) states: “The PHA must consider the recommendations of the Resident Advisory Board or Boards in preparing the final Five-Year and Annual Plan.
In submitting the final plan to HUD for approval, the PHA must include a copy of the recommendations made by the Board or Boards and a description of the manner in which the PHA addressed these recommendations.”
3. Section 903.17 se ts forth the public notification requirements: The Board of Commissioners “must conduct a public hearing to discuss the PHA plan…and invite public comment on the plan(s). The hearing must be conducted at a location that is convenient to the residents ser ved by the PHA”. The regulations also states that no later than 45 days before the public hearing is to take place, the PHA must:
Attachment No. 8
4. Make the proposed plan(s) and all information relevant to the public hearing to be conducted available for inspection by the public at the principal office of the PHA during normal business hours; and
5. Publish a notice informing the public that the information is available for review and inspection, and that a public hearing will take place on the plan, and the date, ti me, and location of the hearing.
ANNUAL PLAN PUBLIC PROCESS
The PHA has made the Annual Plan submission and its approval process a public process. The PHA proved to go beyond the HUD requirements.
The following highlights how the PHA complied with regulations:
1. The PHA invited 200 program participants to participate on the Resident Advisory Board. The f inal RAB members formed o n February 6, 2024 to participate in the PHA planning process.
2. Considered recommendations and comments from participa nts, the public, and the Resident Advisory Board(s) in the development of the Final Annual Plan
3. On February 23, 2024, the PHA p ublished a Notice in local newspapers that the Annual Plan Draft was available for inspection at 505 S. Garey Ave ., between t he hours of 7:30 AM – 6:00 PM
a. PHA Published Notices regarding the Annual Plan Draft and the Public Hearing in the Inland Valley Daily Bulletin on February 23, 2024 b. Annual Plan Draft copies made available at the PHA main administrative office c. Annual Plan Draft copies provided to all RAB members at RAB meetings d. Assembled documentation relevant to the non -required sections of the Annual Plan and made it available for public inspection at PHA main administrative office effective February 23, 2024.
4. Conducted a Public Hearing on the Annual Plan Draft a. The PHA Board of Commissioners conducted a Public Hearing regarding the Annual Plan Draft on April 8, 2024. The Public Hearing was not adjourned until everyone present who wished to make comments had the opportunity to speak.
5. The PHA considered all comments from the Public Hearing and the Resident Advisory Board, in drafting the Final Annual Plan.
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COMMENTS ON THE PHA DRAFT ANNUAL PLAN
During the 45-day Annual Plan comment period, the PHA welcomed oral and writte n comments on the Plan Draft
Written comments on the Plan Draft were to be received at the PHA’s main administrative office.
Oral comments on the Annual Plan Draft were recorded via pen and p aper notes during RAB Annual Plan-related meeting held February 6, 2024 . RAB meeting w as held during this period as an in-person meeting.
2024-2025 RESIDENT ADVISORY BOARD (RAB) MEMBERS
Gerry L Green
Margie Muniz
Aaron Sthelan
Deborah Robinson
Geraldine Fletcher
Stephen Griffin
Teresa Salazar
Gracie Huerta
COMMENTS MADE BY RAB MEMBERS AND PHA RESPONSE:
HQS/Rent Increases
Comment: Maintenance request with the property management company where I live tend to be left unaddressed or little to no effort is made to complete requests.
PHA Response: The PHA recommended that all maintenance requests to the property Management Company and/or landlord should be submitted in writing and outline that the PHA has received a copy of the request. The participant then needs to allow the landlord the opportunity to address and resolve the issues within reasonable time. If no effort has been made to complete the request(s) thereafter, the tenant can then follow up with the PHA so the PHA can follow up with the property Management Company and/or landlord on how to best resolve the issue(s).
Comment: Rental Increases, what is the allowable amount of rent increases that an owner may implement?
PHA Response: The PHA provided a detailed explanation that rent increases by an owner may only be applied annually to the existing rental agreement between an owner and tenant.
Moreover, the rental increase request is subject to rent reasonableness and the PHA will make Attachment No. 8
the final determination of the approved contract rent. Both the tenant and landlord are notified of any changes with at least a 30 day notice.
Comment: The PHA makes appointments mandatory, which sometimes conflicts with participant’s availability since they have a large window of time waiting for the inspector to arrive.
PHA response: The PHA will make a reasonable accommodations to schedule appointments around participants availability as long as the appointment is within the PHA’s hours of operation. The PHA is currently limited to one inspector and their availability depends largely on gaining access to other units in time while on their route for the day.
Housing Programs/Needs
Comment: There is a need for more affordable housing and vouchers. What is the PHA doing to increase the number of families they serve?
PHA response: The PHA heavily relies on funding from HUD and can only administer what they are allotted however, the PHA is always looking to assist more families and will continue to apply for additional vouchers whenever possible.
Comment: What is the process for porting out?
PHA response: The PHA provided a detailed explanation on how the portability process works and what the family must do to initiate the process.
Other Topics
Comment: When property management conducts our inspection, they video record the unit. Is this legal?
PHA response: The PHA referred participants to reach out to NLSLA - Neighborhood Legal Services to address concerns regarding practices that the property management company operates to ensure they are legal practice.
Comment: What Housing Opportunities are available in the community that include Wrap Around Services, HomeKey etc.
PHA Response: The PHA has various Project-based vouchers (PBVs) which are a component of a public housing agency’s (PHA’s) Housing Choice Voucher (HCV) program, currently various locations in the City of Pomona offer PBV units. The assistance remains attached to the unit and are subject to use by Veterans and low-income families meeting eligibility criteria.
Comment: Questions regarding Housing programs; Section 8 Limited to 5 Years and Home Ownership Option
PHA Response: The PHA provided responses to questions regarding various housing programs marketed via the local news, social media or word of mouth, the conversation helped answer misconceptions and address any questions that members had. Some of the programs mentioned are not offered in our community due to various factors, home sales price, funding etc.
Attachment No. 8
Comment: The current Property management company provides a 24-hour notice to gain access to my unit, and does not enter the unit until pass the 24-hour notice, is this legal? PHA response: The PHA referred participants to reach out to NLSLA - Neighborhood Legal Services to address concerns regarding practices that the property management company operates to ensure they are legal practice.
RESIDENT ADVISORY BOARD OVERALL SERVICE SATISFACTION
Employee Service
Comments:
Members expressed their gratitude in the opportunity to share their input on the administration of the program.
PHA response: Thank you for your time. Your presence in these meetings indicates your desire to be involved in the process of keeping the program’s integrity and efficiency of service. We will continue giving the best service to all the HCV participants. The PHA staff makes every effort to deliver exceptional service. Your suggestion s are extremely important and taken into consideration for future services provided to program participants. We only request for your added patience and understanding. As always, we strongly suggest you submit any concerns in writing. Your case managers are always here to help with any questions.
SUMMARY OF PUBLIC PARTICIPATION
The PHA provided the public opportunities for input on the proposed programs and activities as follows:
Plan Development
As part of the outreach efforts by the PHA, 200-program participants received invitation letters to participate in the Resident Advisory Board (RAB) in 20 24. Eight (8) program participants responded.
Public Hearing and/or Meetings
Eight (8) RAB members attended the in-person meeting to a ddress part icipants’ needs. The meeting was held before the Annual Plan Draft was completed and subsequently adopted.
Public Notification
The Draft Annual Plan and the Public Hearing date was published in the Inland Valley Daily Bulletin on February 23, 2024.
Access to Information/Availability to the Public
As required by Code of Federal Regulations the PHA assembled documentation relevant to the non-required sections of the Annual Plan and made it available for public inspection at PHA main administrative office effective February 23, 2024.
The PHA Board of Commissioners conducted a Public Hearing regarding the Draft Annual Plan on April 8, 2024 . The Public Hearing adjourned until everyone present who wished to make comments had the opportunity to speak.
Attachment No. 8
Comments Received During 45-Day Comment Period
The PHA did not receive any formal written comments during the 45-day comment period or any time thereafter, prior to the submission of the FY 2024-2025 Annual Plan. The PHA will continue to engage its stakehold ers through comment periods in the future so that policies and procedures reflect the needs of the entire community. The PHA’s objective is to provide affordable, decent, safe, and sanitary housing for eligible very low and extremely low -income families and individuals.
PHA comments:
The PHA opened its HCV waiting list in May 2021 and received 6,123 applications. The HCV waiting list currently consists of 1,586 total applicants.
Reasonable accommodations apply to all activities of the PHA in accordance with Federal law.
In addition, the PHA Administrative Plan, Section 2, states its right and ability to, at its sole discretion, consider all circumstances surrounding a case when making a determination regarding termination or denial.