form HUD-50075-ST (9/30/2027)Page 1 of 4Previous version is obsolete Status: Created
Annual PHA Plan
(Standard PHAs and
Troubled PHAs)
U.S. Department of Housing and Urban Development
Office of Public and Indian Housing
OMB No. 2577-0226
Expires: 9/30/2027
Purpose. The 5-Year and Annual PHA Plans provide a ready source for interested parties to locate basic PHA policies, rules, and requirements concerning thePHA’s operations, programs, and services. They also inform HUD, families served by the PHA, and members of the public of the PHA’s mission, goals, andobjectives for serving the needs of low-, very low-, and extremely low- income families.
Applicability. The Form HUD-50075-ST is to be completed annually by STANDARD PHAs or TROUBLED PHAs. PHAs that meet the definition of aHigh Performer PHA, Small PHA, HCV-Only PHA or Qualified PHA do not need to submit this form. Note: PHAs with zero public housing units mustcontinue to comply with the PHA Plan requirements until they closeout their Section 9 programs (ACC termination).
Definitions.(1) High-Performer PHA - A PHA that owns or manages more than 550 combined public housing units and housing choice vouchers (HCVs) and wasdesignated as a high performer on both the most recent Public Housing Assessment System (PHAS) and Section Eight Management Assessment Program(SEMAP) assessments if administering both programs, SEMAP for PHAs that only administer tenant-based assistance and/or project-based assistance, orPHAS if only administering public housing.(2) Small PHA - A PHA that is not designated as PHAS or SEMAP troubled, that owns or manages less than 250 public housing units and any number ofvouchers where the total combined units exceed 550.(3) Housing Choice Voucher (HCV) Only PHA - A PHA that administers more than 550 HCVs, was not designated as troubled in its most recent SEMAPassessment and does not own or manage public housing.(4) Standard PHA - A PHA that owns or manages 250 or more public housing units and any number of vouchers where the total combined units exceed 550,and that was designated as a standard performer in the most recent PHAS or SEMAP assessments.(5) Troubled PHA - A PHA that achieves an overall PHAS or SEMAP score of less than 60 percent.(6) Qualified PHA - A PHA with 550 or fewer public housing dwelling units and/or HCVs combined and is not PHAS or SEMAP troubled.
A. PHA Information.
A.1 PHA Name: Housing Authority of the City of Richmond PHA Code: CA010 PHA Type: Standard PHA Troubled PHA
PHA Plan for Fiscal Year Beginning: (MM/YYYY): 07/2026 PHA Inventory (Based on Annual Contributions Contract (ACC) units at time of FY beginning, above) Number of Public Housing (PH) Units 267 Number of Housing Choice Vouchers (HCVs) 0 Total Combined Units/Vouchers 267
PHA Plan Submission Type: Annual Submission Revised Annual Submission Public Availability of Information. In addition to the items listed in this form, PHAs must have the elements listed below readily available to the public. A PHA must identify the specific location(s) where the proposed PHA Plan, PHA Plan Elements, and all information relevant to the public hearing and proposed PHA Plan are available for inspection by the public. At a minimum, PHAs must post PHA Plans, including updates, at each Asset Management Project (AMP) and main office or central office of the PHA and should make documents available electronically for public inspection upon request. PHAs are strongly encouraged to post complete PHA Plans on their official websites and to provide each resident council with a copy of their PHA Plans.
How the public can access this PHA Plan: Availability of Information Location: Richmond Housing Authority 450 Civic Center Plaza, 1st Floor Richmond, CA 94804, Monday-Friday, 9:00 AM to 4:00 PM, (510) 621-1300 Website:
https://www.ci.richmond.ca.us/86/Housing-Authority Hearing Date: April 7, 2026 Hearing Location: Before the City of Richmond City Council Meeting, City Council Chambers, 440 Civic Center Plaza, 1st Floor, Richmond, CA 94804, Tuesday 6:25 PM Hearing Agenda: https://www.ci.richmond.ca.us/4157/City-of-Richmond-Council-Meetings PHA Consortia: (Check box if submitting a Joint PHA Plan and complete table below) Participating PHAs PHA Code Program(s) in the
Consortia
Program(s) not in the
Consortia
No. of Units in Each
Program
PH HCV
B. Plan Elements
B.1 Revision of Existing PHA Plan Elements.
(a) Have the following PHA Plan elements been revised by the PHA? form HUD-50075-ST (9/30/2027)Page 2 of 4Previous version is obsolete Y N
Statement of Housing Needs and Strategy for Addressing Housing Needs.
Deconcentration and Other Policies that Govern Eligibility, Selection, and Admissions.
Financial Resources.
Rent Determination.
Operation and Management.
Grievance Procedures.
Homeownership Programs.
Community Service and Self-Sufficiency Programs.
Safety and Crime Prevention.
Pet Policy.
Asset Management.
Substantial Deviation.
Significant Amendment/Modification.
(b) If the PHA answered yes for any element, describe the revisions for each revised element(s):
(c) The PHA must submit its Deconcentration Policy for Field Office review.
B.2 New Activities.
(a) Does the PHA intend to undertake any new activities related to the following in the PHA's applicable Fiscal Year? Y N
Choice Neighborhoods Grants.
Modernization or Development.
Demolition and/or Disposition.
Designated Housing for Elderly and/or Disabled Families.
Conversion of Public Housing to Tenant-Based Assistance.
Conversion of Public Housing to Project-Based Rental Assistance or Project-Based Vouchers under RAD.
Homeownership Program under Section 32, 9 or 8(Y)
Occupancy by Over-Income Families.
Occupancy by Police Officers.
Non-Smoking Policies.
Project-Based Vouchers.
Units with Approved Vacancies for Modernization.
Other Capital Grant Programs (i.e., Capital Fund Community Facilities Grants or Emergency Safety and Security Grants).
(b) If any of these activities are planned for the applicable Fiscal Year, describe the activities. For new demolition activities, describe any public housing development or portion thereof, owned by the PHA for which the PHA has applied or will apply for demolition and/or disposition approval under section 18 of the 1937 Act under the separate demolition/disposition approval process. If using Project-Based Vouchers (PBVs), provide the projected number of project-based units and general locations, and describe how project basing would be consistent with the PHA Plan.
Demolition and/or Disposition.
Richmond Housing Authority intends to pursue either RAD or Section 18 Disposition approval for Nystrom Village (100 units). Richmond Village encountered initial delays, but a technical assistance provider is preparing to submit a PIC inventory removal application. RHA will work with the Housing Authority of Contra Costa County (HACCC) (Housing Choice Voucher Administrator), to obtain the necessary Tenant Protection Vouchers and/or Project-Based Vouchers (using either RAD PBV or local PBV) to support RHA’s conversion of its Public Housing and be consistent of asset repositioning implementing actions outlined in the Public Housing Authority Recovery and Sustainability (PHARS) agreement (Attachment 1). Statement of Housing: The City of Richmond faces significant and persistent housing challenges that closely mirror those of Contra Costa County, particularly among extremely low-income and low-income renter households. These challenges are driven by income disparities, high housing costs, overcrowding, and a high share of households experiencing housing cost burden.¹ Countywide data demonstrate the severity of housing need among extremely low-income renters. Approximately 30,485 extremely low-income renter households form HUD-50075-ST (9/30/2027)Page 3 of 4Previous version is obsolete (45 percent) experience substandard housing conditions, overcrowding, or severe housing cost burden, and 69 percent spend more than 50 percent of their income on housing, placing them at heightened risk of displacement and homelessness.² While Richmond’s specific figures differ, the magnitude and severity of need are comparable.
Richmond’s housing demand is further documented through the City’s Regional Housing Needs Allocation (RHNA) for the 2023–2031 planning period. Richmond is required to plan for 3,614 new housing units, including 840 units for extremely low- and very low-income households, 485 low-income units, 638 moderate-income units, and 1,651 above- moderate units.³ Several indicators show that Richmond experiences greater housing stress than the surrounding region: • Overcrowding: 9.4 percent of Richmond residents lived in overcrowded conditions, compared to 5.1 percent in Contra Costa County and 6.9 percent in the Bay Area.⁴ • Income disparities: Richmond’s median household income ($68,472) is approximately 46 percent lower than Contra Costa County’s median household income ($99,716).⁴ • Poverty: 15 percent of Richmond residents live below the federal poverty level, compared to 9 percent countywide.⁴ • Housing cost burden: Nearly half of all Richmond households are cost-burdened, and 20 percent are severely cost- burdened.⁴ • Renters at risk: More than 50 percent of renter households are cost-burdened, with 25 percent severely cost-burdened.⁴ The Richmond Housing Authority (RHA) plays a central role in addressing the City’s affordable housing needs through the preservation, replacement, and expansion of public housing. RHA’s primary strategy is to preserve or replace existing public housing units through RAD conversions or Section 18 Disposition, and where feasible, increase the total number of affordable units. Recent accomplishments include the rehabilitation and lease-up of Hacienda (150 units) and Nevin Plaza (140 units). Future opportunities to expand the affordable housing supply include potential additional units at Nevin Plaza II and Nystrom Village, subject to feasibility. Footnotes ¹ Contra Costa County, 2020–2025 Consolidated Plan, U.S. Department of Housing and Urban Development. ² Ibid. ³ City of Richmond, 2023–2031 Housing Element, Section II: Projected Housing Need. ⁴ City of Richmond, 2023–2031 Housing Element, Appendix A: Demographic Housing Needs Assessment.
B.3 Progress Report.
Provide a description of the PHA’s progress in meeting its Mission and Goals described in the PHA 5-Year and Annual Plan.
RHA’s Five-Year Plan is now effectively reflected in the agreements contained in the PHARS Agreement between HUD and RHA. A summary of the current status and next steps for each major project is attached.
B.4 Capital Improvements. Include a reference here to the most recent HUD-approved 5-Year Action Plan in EPIC and the date that it was approved.
5-Year Action Plan. Approved 2/28/22
B.5 Most Recent Fiscal Year Audit.
(a) Were there any findings in the most recent FY Audit?
Y N
(b) If yes, please describe:
The results of the recent audit highlighted several key areas for improvement: Internal Control Lack of Supporting Documentation for Expenditures Operating Subsidy Payments Supporting Documentation Missing Tenant Documents Lack of Documented Suspension and Debarment Verification for Vendors Lack of Documentation for Declaration of Trust (DOT) and Declaration of Restrictive Covenants (DORC) Environmental Review Capital Funds for Operating Costs In response to these findings, a corrective action plan has been developed and submitted to the HUD Regional Office, where it has been accepted.
C. Other Document and/or Certification Requirements.
C.1 Resident Advisory Board (RAB) Comments.
(a) Did the RAB(s) have comments to the PHA Plan?
Y N
form HUD-50075-ST (9/30/2027)Page 4 of 4Previous version is obsolete (b) If yes, comments must be submitted by the PHA as an attachment to the PHA Plan. PHAs must also include a narrative describing their analysis of the RAB recommendations and the decisions made on these recommendations.
C.2 Certification by State or Local Officials.
Form HUD 50077-SL, Certification by State or Local Officials of PHA Plans Consistency with the Consolidated Plan, must be submitted by the PHA as an electronic attachment to the PHA Plan.
C.3 Civil Rights Certification/ Certification Listing Policies and Programs that the PHA has Revised since Submission of its Last Annual Plan.
Form HUD-50077-ST-HCV-HP, PHA Certifications of Compliance with PHA Plan, Civil Rights, and Related Laws and Regulations
Including PHA Plan Elements that Have Changed, must be submitted by the PHA as an electronic attachment to the PHA Plan.
C.4 Challenged Elements. If any element of the PHA Plan is challenged, a PHA must include such information as an attachment with a description of any challenges to Plan elements, the source of the challenge, and the PHA's response to the public.
(a) Did the public challenge any elements of the Plan?
Y N
(b) If yes, include Challenged Elements.
C.5 Troubled PHA.
(a) Does the PHA have any current Memorandum of Agreement, Performance Improvement Plan, or Recovery Plan in place?
Y N N/A
(b) If yes, please describe:
2019 PHARS, Attachment
This information collection is authorized by Section 511 of the Quality Housing and Work Responsibility Act, which added a new section 5A to the U.S.Housing Act of 1937, as amended, which introduced the 5-Year and Annual PHA Plan.
Public reporting burden for this information collection is estimated to average 5.64 hours per response, including the time for reviewing instructions, searchingexisting data sources, gathering, and maintaining the data needed, and completing and reviewing the collection of information. Send comments regarding thisburden estimate or any other aspect of this collection of information, including suggestions to reduce this burden, to the Reports Management Officer, REE,Department of Housing and Urban Development, 451 7th Street, SW, Room 4176, Washington, DC 20410-5000. When providing comments, please refer toOMB Approval No. 2577-0226. HUD may not collect this information, and respondents are not required to complete this form, unless it displays a currentlyvalid OMB Control Number.
Privacy Notice. The United States Department of Housing and Urban Development is authorized to solicit the information requested in this form by virtue ofTitle 12, U.S. Code, Section 1701 et seq., and regulations promulgated thereunder at Title 12, Code of Federal Regulations. Responses to the collection ofinformation are required to obtain a benefit or to retain a benefit. The information requested does not lend itself to confidentiality.
Form identification: CA010-Housing Authority of the City of Richmond Form HUD-50075-ST (Form ID - 7373) printed by Antoinette Terrell in HUD Secure Systems/Public Housing Portal at 01/22/2026 06:46PM EST
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Richmond Housing Authority
Administrative Office
450 Civic Center Plaza 2nd Floor
Richmond, CA 94804
(510) 621-1300
PHARS Agreement and Asset Repositioning Update
Since the inception of the 2019 Public Housing Authority Recovery and Sustainability (PHARS) Agreement and Action Plan, the Richmond Housing Authority (RHA), in partnership with the City of Richmond and the U.S. Department of Housing and Urban Development (HUD) Region 9, has made steady and measurable progress toward stabilizing operations, improving housing quality, and advancing long-term redevelopment efforts.
Hacienda
RHA has prioritized residents by completing the repositioning of Hacienda, where 150 newly constructed units with on-site supportive services are fully occupied. Earlier broker-led marketing efforts for the remaining Hacienda parcel did not result in viable proposals. RHA has since assumed direct control of the site. Due to the severe deterioration at Nystrom Village and the need to prioritize that redevelopment, RHA revised the anticipated schedule for issuing a Request for Proposals (RFP) for the Hacienda Remaining Parcel to August 2026. The Section 18 disposition process will follow developer selection.
Nevin Plaza
RHA has substantially completed the renovation and modernization of 140 units at Nevin Plaza Phase I and is actively leasing all remaining vacant units.
At Nevin Plaza Phase II, RHA executed the Land Lease Disposition and Development Agreement (LDDA), submitted an SB 35 application to the City of Richmond on December 4, 2025, and initiated the environmental review process. These actions support the future construction of additional affordable housing on adjacent RHA-owned property.
Nystrom Village
At Nystrom Village, RHA has continued interim capital repairs while advancing full redevelopment planning. On June 17, 2025, Eden Housing and Community Housing Development Corporation were selected as development partners for Phase I, which includes 100 replacement housing units. On October 9, 2025, the parties executed an Exclusive Right-to- Negotiate Agreement.
RHA and its development partners are currently negotiating the Phase I LDDA and are conducting required environmental review under the National Environmental Policy Act (NEPA) and the California Environmental Quality Act (CEQA), along with Section 106 historic consultation. These activities are necessary to support Phase I redevelopment and future construction.
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Richmond Housing Authority
Administrative Office
450 Civic Center Plaza 2nd Floor
Richmond, CA 94804
(510) 621-1300
Richmond Village
For Richmond Village, RHA completed the exit of the investor limited partner and executed a Memorandum of Understanding with McCormack Baron Salazar and Community Housing Development Corporation. RHA also secured a Commitment to Housing Assistance Payment (CHAP) under the Rental Assistance Demonstration (RAD) program on December 23, 2024.
RHA and its development partners are pursuing a no-debt RAD/Section 18 Small PHA Blend conversion for Richmond Village I, II, and III. Key due-diligence activities are underway, including environmental review and a Physical Needs Assessment. These efforts will inform the RAD Financing Plan, which is anticipated for submission by September 2026.
Housing Choice Voucher (HCV) Program Close-Out
RHA has completed all required steps to close out its Housing Choice Voucher (HCV) program following its transfer to the Contra Costa Housing Authority on July 1, 2019. The required close- out audit was satisfied through submission of the FY 2019 audited Financial Data Schedule on August 28, 2024, which was approved by HUD on September 5, 2025. No further action is required, and this PHARS task is complete.
Alignment with Annual and Five-Year Plans
RHA’s Annual Plan and Five-Year Plan are closely aligned with the PHARS Agreement between HUD and RHA. The goals and priorities outlined in these plans are implemented through the PHARS Action Plan, which identifies approved actions, timelines, and milestones for strengthening and modernizing RHA’s housing portfolio. Together, these documents ensure that RHA’s short-term actions and long-term planning remain coordinated, transparent, and consistent with HUD-approved recovery and redevelopment efforts.
PHARS Action Plan – Status Summary
TASK
NUMBER
TASK Status
Hacienda
1.1 Finalize Financial Terms btw RHA and Mercy
(Confirmation of a current Development Agreement to
Closed
1.2 Request Revised Disposition Appl from SAC Closed
1.3 Submit Financing Plan to SFRO and submit Financing
Applications to TCAC/HCD
Closed
1.4 Conveyance / Closing of Hacienda Closed
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Richmond Housing Authority
Administrative Office
450 Civic Center Plaza 2nd Floor
Richmond, CA 94804
(510) 621-1300
1.5 SAC acceptance of a complete Section 18 PIC
disposition application for Hacienda Remainder Parcel
Open
Admin. Building
2.1 Submission of disposition application to SAC Closed
2.2 SAC acceptance of a complete Section 18 PIC Closed
2.3 Submit Financing Plan to SFRO and submit Financing
Applications to TCAC/HCD
Closed
Nevin
3.1 Issue RFP for Development Partner w/ elevator Closed
3.2 Select a Development Partner Closed
3.3 SAC acceptance of a complete Section 18 PIC Closed
3.4 Submit Financing Plan to SFRO and submit Financing
Applications to TCAC/HCD
Closed
3.5 Closing /Conveyance /Start Construction Closed
Nystrom
4.1 Issue RFQ for Master Plan Closed
4.2 Finalize terms btw RHA and Developer Open
4.3 SAC acceptance of a complete Section 18 PIC Open
4.4 Closing /Conveyance /Start Construction Open
Richmond Village 1&2
5.1 Submit RAD Application Closed*
5.2 Submit RAD Financing Plan Open
5.3 Close RAD conversion Open
Richmond Village 3
6.1 SAC acceptance of a complete Section 18 PIC Open
6.2 Receive Tenant Protection Vouchers Open
6.3 Closing /Conveyance /Start Construction Open
Other
7.1 Submit PH organizational chart of RHA staff; charts to include names, titles, and responsibilities and
Closed
7.2 Complete HCV Close Out Audit Closed
7.3 Submit operating budgets for each AMP and Central
Office Cost Center (COCC).
Closed
*subject to being changed back to Open if CHAP is rescinded