CITY OF POMONA HOUSING AUTHORITY
RESIDENT ADVISORY BOARD (RAB) COMMENTS RECEIVED AND RESPONSE TO
PUBLIC HOUSING AGENCY
FY 2025-2026 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 Authority (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 participants received invitation letters to participate in the Resident Advisory Board (RAB) on October 8, 2024. Ten (10) program participants responded. The PHA held an in-person meeting on October 8, 2024 to discuss proposed FY 2025-2026 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 2025-2026 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:
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.” 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.” Section 903.17 sets 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 served by the PHA”. The regulations also states that no later than 45 days before the public hearing is to take place, the PHA must:
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 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, time, 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:
The PHA invited 200 program participants to participate on the Resident Advisory Board. The final RAB members formed on October 8, 2024 to participate in the PHA planning process Considered recommendations and comments from participants, the public, and the Resident Advisory Board(s) in the development of the Final Annual Plan On February 21, 2025, the PHA published a Notice in local newspapers that the Annual Plan Draft was available for inspection at 505 S. Garey Ave., between the hours of 7:30 a.m. to 6:00 p.m.
PHA Published Notices regarding the Annual Plan Draft and the Public Hearing in the Inland Valley Daily Bulletin on February 21, 2025 Annual Plan Draft copies made available at the PHA main administrative office Annual Plan Draft copies provided to all RAB members at RAB meetings 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 21, 2025 Conducted a Public Hearing on the Annual Plan Draft
The PHA Board of Commissioners conducted a Public Hearing regarding the Annual Plan Draft on April 7, 2025. The Public Hearing was not adjourned until everyone present who wished to make comments had the opportunity to speak.
The PHA considered all comments from the Public Hearing and the Resident Advisory Board, in drafting the Final Annual Plan.
COMMENTS ON THE PHA DRAFT ANNUAL PLAN
During the 45-day Annual Plan comment period, the PHA welcomed oral and written 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 paper notes during RAB Annual Plan-related meeting held October 8, 2024. RAB meeting was held during this period as an in-person meeting. 2025-2026 RESIDENT ADVISORY BOARD (RAB) MEMBERS
Bolden
Bowen
Brown
Castillo
Collins
Davis
Delancy
Fletcher
Hudson
Wheeler
COMMENTS MADE BY RAB MEMBERS AND PHA RESPONSE:
HQS/Rent Increases
Comment: What is the allowable amount of rent increases that an owner may implement? PHA Response: An owner may only request and be approved for one rent increase within a 12-month period. Moreover, the rental increase request is subject to rent reasonableness evaluation and the PHA will make the final determination of the approved contract rent. Both the tenant and owner are notified of any changes with a 30-day notice.
Comment: What are Small Area Fair Market Rents (SAFMRs) and how will it affect my voucher? PHA Response: Required by HUD, the PHA will move to FMRs established at the ZIP code level, which are known as Small Area Fair Market Rents (SAFMRs). The use of multiple payment standards will allow the PHA to provide rental assistance at levels that more accurately reflect the rents charged in individual neighborhoods. The voucher payment standard is the maximum subsidy the PHA can provide towards the contract rent (rent plus utility allowance for utilities). If the contract rent (rent plus utility allowance) is more than the voucher payment standard, the family must make up the difference with their portion of rent.
Comment: Is the property I live in a Tax Credit property, and or exempt by AB1482? PHA response: The Assembly Bill, AB1482 known as the “Tenant Protection Act of 2019”, protects renters in California by implementing rent control measures and limits the reasons for eviction. It also restricts rent increases to a max of 5% (plus local rate of inflation) or 10% of your current rent, whichever is lower. There are specific circumstances when a property may be exempt of AB1482, such as a Single Family Home, if owner is not a corporate entity, REIT or LLC, Properties built in the last 15 years, owner occupied duplexes, and properties that have other affordable housing covenants such as tax credit properties. Tenants may search on state website or seek guidance from tenant rights organizations.
Comment: My recertification is biennial verses annual; if my rent amount increases then I am unable to get my portion adjusted until my recertification is due? PHA response: The Alternative Reexamination Schedule established a biennial (every two years) recertification schedule for all HCV families who have at least $1,200 per year in annual income. Any families reporting less than $1,200 per year in annual income will remain on an annual recertification cycle. For example, changes in household income in between recertifications, the PHA will allow at least one (1) interim adjustment per year at the request of the household if the household gross income has decreased 10% or more or for changes in household composition in between recertifications. The PHA will conduct up to one (1) interim reexamination per year to account for any changes in household composition that occur between annual/bi-annual reexaminations. If the family has already had an interim within the year, the change must be reported at the next scheduled recertification. The goal of this Moving to Work (MTW) activity is to further self-sufficiency of residents and reduce the burden of reporting to the PHA when the family experiences an increase in household income. If there is a rental increase in between your recertification period, the PHA will update the payment standard to lessen the burden on the family if any.
Comment: My owner/management company has changed the method I pay rent; they are no longer allowing cash or check payments. Can they do that? PHA response: The PHA recommends for tenants to get clear information from their owner/management company about the new payment method, and inquire if there are any exceptions that can be made. Tenants have the right to request reasonable accommodations for exceptions to policies.
Housing Programs/Needs
Comment: What are the different types of Housing Vouchers that the PHA offers to applicants? PHA response: Currently the PHA administers the following type of vouchers: Housing Choice (HCV), and various special program vouchers such as Emergency Housing (EHV), Mainstream (MS), and Foster Youth to Independence (FYI), Housing Stability (HSV), Project Based (PBV) and Veterans (VASH). 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 incentives does the PHA offer?
PHA response: Through the MTW program, the PHA has implemented several incentives designed to encourage owners to rent to voucher holders, such as: Signing Bonus that provides a one-time $250 signing bonus to each owner when a new Housing Assistance Payments Contract is executed and Damage Claims that allow owners to submit a damage claim of up to one month’s contract rent (minus any amounts paid in security deposit) for damages to the unit above and beyond normal wear and tear. The ultimate goal of the incentives is to create a more balanced and equitable housing market that benefits both housing providers and tenants, contributing to healthier communities.
Comment: When will the City of Pomona PHA open the Waiting List? PHA response: The Pomona Housing Authority anticipates opening the Waiting List in the upcoming 1-2 years. The opening of the Waiting List is typically dependent on our leasing rate, funding availability, new voucher allocation, and rate of attrition. Due to a high demand for affordable housing, many PHAs have long lists, and wait times may vary significantly.
Comment: What is the Family Self- Sufficiency (FSS) program? How can I participate? PHA response: FSS is a Section 8 program that is designed to assist current Section 8 tenants to achieve economic independence; the objective is to reduce the dependency of low-income families on welfare assistance and on Section 8, public assistance, or any Federal, State, or local rent or homeownership subsidies. Upon completion of a five-year FSS Contract of Participation, the tenant is to no longer need any federal and state welfare assistance. The FSS financial incentive is the establishment of an escrow account, which becomes available to the family at the completion of its contract. The family receives their escrow balance and may invest the funds they preserved in any matter they desire.
Other Topics
Comment: Maintenance requests with the property management company where I live tend to be left unaddressed or little to no effort is made to complete my requests.
PHA Response: The PHA recommends that tenants follow the inquiry/maintenance request process designated by the owner/management company to report an issue or request repairs. The participant should allow reasonable time for management to address and resolve their requests. If a request is not addressed by the owner/management company, the tenant can notify the PHA. The PHA staff can then reach out to management to follow up on the tenant concerns and hopefully assist in getting the matter resolved.
Comment: The common areas of my housing complex need attention, most importantly the trees.
PHA response: The PHA encourages tenants to submit a request for maintenance especially if the area of concern poses imminent danger to the residents who utilize these common areas. Once again, provide management an opportunity to address the request and then follow up with the PHA if there is no response within a reasonable amount of time.
Comment: I fear making any requests to my owner/management company because of possible retaliation or intimidation from their staff members.
PHA Response: The PHA recommends tenants who are experiencing a negative response after they have made requests to their owner/management company that they reach out to their local housing rights center and seek assistance in addressing the situation.
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. More importantly several participants expressed how satisfied they are with their current owner/management company and shared the positive experiences they have had with the program One program participant cited “My owner is so nice and understanding. I feel very lucky to live where I do because I know not everyone can share my same sentiment. I also want to thank the PHA staff for always being so kind and addressing my questions and concerns.” Another participant added, “Yes, thank you to the PHA because I have had nothing but a positive experience on the program and all the staff is always so kind to me.” PHA response: Thank you all 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. The PHA staff makes every effort to deliver exceptional service. Your suggestions 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 2024. Ten (10) program participants responded.
Public Hearing and/or Meetings
Ten (10) RAB members attended the in-person meeting to address participants’ 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 21, 2025.
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 21, 2025.
The PHA Board of Commissioners conducted a Public Hearing regarding the Draft Annual Plan on April 7, 2025. The Public Hearing adjourned until everyone present who wished to make comments had the opportunity to speak.
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 2025-2026 Annual Plan. The PHA will continue to engage its stakeholders 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.