HomeMy WebLinkAboutMINUTES - 12/9/2025 - HA Comp Min Pkt
!
!"# $ % &
'(
)* ++$$$ ,- .' . +/+01"023"4"(
000-!40-!"3 $$ $ 035!106
,&7$% 1&!!"
!" #$#%&'(&()&*+),,-%%.*(.
%//0110%&(.2)&(,,(+),(1.(1-%&
.
7#
#
#8
.) )
.3 )9 : ;
< %/$ = 9
%, > 9 ,
.
=9 )
: %$ :))7 $ .
$ - $
& & &? &
$ -
,
!. 7
#
7.
)++(3-0&4).(3%.-%&-2(1-)-51%6-2(/).7(-.)-(1),(1%6-2(
)1(,-)16%./(.358,0+2%510&410-(10&%.-20+2/%&*#
!"-3105
$) 9)1(,-)1+)--(.(*0-(1:$),(13*)-(--)+2/(&-#3*6
$ - $
$ - &? &
& &
,
7.!
-%+%&10*(.)*%3-0%&%6(1%,5-0%&%# ; -0-,(*-2(<
(.-060+)-0%&1%6%/3,0)&+(=0-2-2(
&&5),,)&)&*(,)-(*
!"-3103
)4(!%6
7$% 1&!!"
(45,)-0%&10&+,5*0&4(>50.(*0'0,042-1(.-060+)-0%&1)33.%'0&4
?1&&5),,)&6%.601+),@(). A< 0&+,5*0&4.('010%&1-%-2(
*/0110%&1)&*%&-0&5(*
++53)&+@,)&)&*-2(
%510&42%0+(
%5+2(.*/0&01-.)-0'(,)&#
$) #!#&&5),
,)&:A
#3*6
#!# !!:A(+%&+(&-.)-0%&%,0+@#3*6
#!# !!:A
*/0&,)&2)&4(1(*,0&(*)4(1
!# # ; #3*6
#!# !!:A
*/0&,)&2)&4(15//).@
!# # #3*6
#!# !!:A
%510&4((*1#3*6
# !!:A(=+-0'0-0(1#3*6
## !!:A
(*,0&(*)4(1!## #3*6
## !!:A
5//).@%62)&4(1!## #3*6
#;# !!:A.%4.(11%),1#3*6
#9# !!:A:&&5),-)-(/(&-(.6%./)&+()&*'),5)
(3%.-
!!## #3*6
## !!:A(.-060+)-0%&%6%&101-(&+@=0-2-2(%&1%,0*)-
,)&
#3*6
#;#(1%,5-0%& ;B !!:A(.-060+)-0%&%6%/3,0)&+(=
,)&
#3*6
$((-0&4C)&* #*%+D
04&(*(1%,5-0%&%# ;
$ - $
$ - &? & &
&
,
7.5
)++(3-0&4).(3%.-%&-2(1-)-51%6-2(##(3).-/(&-%6
%510&4)&*.8)&('(,%3/(&-?1
2%/(,(113.%4.)/165&*0&4+5-1#
!"-"24
$)
%/(,(11.%4.)/1:5&*0&45-1
) 7 $ : ** =)
.
#9
$$$0&5-(1
) : > * @ *% $$ .
5.
#
#
.
-2(3.%3%1(* A/((-0&41+2(*5,(6%.-2(
%510&45-2%.0-@%6
-2(%5&-@%6%&-.)%1-)%).*%6%//0110%&(.1 )1.(+%//(&*(*8@
-2(
%510&45-2%.0-@D(+5-0'(0.(+-%.#
!"-"
** =
.!
(1%,5-0%&%# 9-%)33.%'(+%,,(+-0%&,%11=.0-(%6610&-2(
58,0+2%510&43.%4.)/0&-2()/%5&-%6E 9 A ;# ;6%.-2(>5).-(.(&*0&4
!"-310!
)4(%6
7$% 1&!!"
(+(/8(.;! #
$) ;(1%,5-0%& 96%.%,,(+-0%&F.0-(
66#*%+D
04&(*(1%,5-0%&%# 9
)
: ** =.
.5 -2(&)5*0-(*
%510&45-2%.0-@5*4(-(3%.-6%.-2(>5).-(.
(&*0&4(3-(/8(.; #
!"-31"3
)
: ** =.
.3 -2(
%510&45-2%.0-@%6-2(%5&-@%6%&-.)%1-)?1
0&'(1-/(&-.(3%.-6%.-2(>5).-(.(&*0&4(3-(/8(.; #
!"-31"5
$) ! &'(1-/(&-(3%.-6%.%).*C-. ; #3*6
)
: $=.
3. 7?
/ ,A !*..
# 77#7B #
) ,&! &! , %9 )
, .
)4(;%6
7$% 1&!!"
:
$
2(%).*/((-10&),,0-1+)3)+0-0(135.15)&--%
.*0&)&+(%*((+-0%&9#9 #
&@ *01+,%1)8,( 358,0+ .(+%.*1.(,)-(* -% )& %3(& 1(110%& 0-(/%& ) .(45,). /((-0&4 )4(&*) )&*
*01-.085-(*8@-2(,(.7%6-2(%).*-%)/)G%.0-@%6-2(/(/8(.1%6-2(%).*%653(.'01%.1,(11-2)&
A2%5.13.0%.-%-2)-/((-0&4).()')0,)8,(6%.358,0+0&13(+-0%&)- ! 1+%8).-.((- :0.1-:,%%.
$).-0&(H 9 ; *5.0&4&%./),8510&(112%5.1#
,, /)--(.1 ,01-(* 5&*(.
$ ).( +%&10*(.(* 8@ -2( %).* -% 8( .%5-0&( )&* =0,, 8(
(&)+-(* 8@ %&( /%-0%&# 2(.( =0,,8( &% 1(3).)-( *01+5110%& %6-2(1( 0-(/1 5&,(11 .(>5(1-(* 8@ )
/(/8(.%6-2(%).*8(6%.(-2(%).*'%-(1%&-2(/%-0%&-%)*%3-#)+2/(/8(.%6-2(358,0+=0,,8(
),,%=(*-=%/0&5-(1-%+%//(&-%&-2((&-0.(+%&1(&-)4(&*)#
(.1%&1=2%=012-%13()7%&/)--(.11(-6%.
=0,,8(2().*=2(&-2(2)0.+),,1
6%.358,0+-(1-0/%&@#)+213()7(.*5.0&4358,0+-(1-0/%&@=0,,8(,0/0-(*-%-=%/0&5-(1#6-(.358,0+
-(1-0/%&@ -2( 2().0&4 01 +,%1(* )&* -2( /)--(. 01 158G(+- -% *01+5110%& )&* )+-0%& 8@ -2( %).*#
%//(&-1%&/)--(.1,01-(*%&-2()4(&*)%.%-2(.=01(=0-20&-2(35.'0(=%6-2(%).*%653(.'01%.1
+)&8(158/0--(*-%-2(%660+(%6-2(,(.7%6-2(%).*'0)/)0,"%).*%653(.'01%.1 ! 1+%8)
-.((- :0.1-:,%%. $).-0&(H 9 ;%.-%+,(.7%6-2(8%).*I+%8#+++%5&-@#51#
0/(,0/0-16%.358,0+13()7(.1/)@8()*G51-(*)--2(*01+.(-0%&%6-2(2)0.#
2(%5&-@=0,,3.%'0*(.()1%&)8,()++%//%*)-0%&16%.3(.1%&1=0-2*01)80,0-0(13,)&&0&4-%)--(&*
%).* /((-0&41 =2% +%&-)+- -2(,(.7 %6 -2( %).* )- ,()1- 92%5.1 8(6%.( -2( /((-0&4 )-
A #
&@%&(*(10.0&4-%158/0-)&0&130.)-0%&),-2%542-&%/0&)-0%&6%.0&+,510%&%&-2(%).*4(&*)/)@
+%&-)+--2(
660+(%6-2(%5&-@*/0&01-.)-%.%.
660+(%6-2(,(.7%6-2(%).* ! 1+%8).-.((-
$).-0&(H ),06%.&0)#
581+.08(-%.(+(0'(-%-2(=((7,@%).*4(&*)8@+),,0&4-2(
660+(%6-2(,(.7%6-2(%).*
A %.510&4-2(%5&-@J1%&,0&(1581+.03-0%&6()-5.()--2(%5&-@?1 &-(.&(-F(8)4( =2(.(
)4(&*)1)&*1533%.-0&40&6%./)-0%&/)@),1%8('0(=(*"2--31"KK+%&-.)+%1-)#,(401-).#+%/K),(&*).#)13D
:$
5.15)&--%%'(.&/(&-%*(1(+-0%& 9; -2(('0&(+- /(/8(.1%6-2(%).*%653(.'01%.1).(
*01>5),060(* )&* &%- )8,( -% 3).-0+03)-( 0& )&@ )4(&*) 0-(/ 0&'%,'0&4 +%&-.)+-1 (D+(3- 6%. +%&-.)+-1
(D(/3-6.%/-2(('0&(+-5&*(.%'(.&/(&-%*(1(+-0%& 9; ) 6.)&+201(1 *01+.(-0%&).@,)&*
51(3(./0-1)&*%-2(.(&-0-,(/(&-1 06-2(%).*/(/8(..(+(0'(* =0-20&-2(3.('0%51!/%&-21 /%.(
-2)& E 0& +)/3)04& +%&-.085-0%&1 6.%/ -2( )33,0+)&- %. +%&-.)+-%. )& )4(&- %6 -2( )33,0+)&- %.
+%&-.)+-%. %. )&@ 60&)&+0),,@ 0&-(.(1-(* 3).-0+03)&- =2% )+-0'(,@ 1533%.-1 %. %33%1(1 -2( %5&-@?1
*(+010%&%&-2()4(&*)0-(/#$(/8(.1%6-2(%).*%653(.'01%.1=2%2)'(.(+(0'(* )&*)33,0+)&-1
+%&-.)+-%.1%.-2(0.)4(&-1=2%2)'(/)*( +)/3)04&+%&-.085-0%&1-%-),0&4/%.(-2)&E -%)%).*
)4(9%6
7$% 1&!!"
/(/8(.=0-20&-2(3.('0%51!/%&-21).(.(>50.(*-%*01+,%1(-2)-6)+-6%.-2(%660+0),.(+%.*%6-2(
158G(+-3.%+((*0&4#01+,%15.(1/51-0&+,5*(-2()/%5&-%6-2(+)/3)04&+%&-.085-0%&)&*0*(&-06@-2(
.(+030(&-%).*/(/8(. )&*/)@8(/)*((0-2(.0&=.0-0&4-%-2(,(.7%6-2(%).*%653(.'01%.1
(6%.(-2(158G(+-2().0&4%.8@'(.8),*01+,%15.()--2(-0/(%6-2(2().0&4#
)4( %6
1025 ESCOBAR STREET
MARTINEZ, CA 94553CONTRA COSTA COUNTY
Legislation Details (With Text)
File #: Version:125-4983 Name:
Status:Type:Discussion Item Agenda Ready
File created:In control:11/25/2025 HOUSING AUTHORITY
On agenda:Final action:12/9/2025
Title:CONSIDER accepting a report on the status of the market-rate sales of the Las Deltas former public
housing sites in North Richmond.
Attachments:1. 4 Las Deltas Scattered Sites FMV Sales Update Attachment.pdf
Action ByDate Action ResultVer.Tally
accepted the reportHOUSING AUTHORITY12/9/2025 1 Pass 5:0
To:Contra Costa County Housing Authority Board of Commissioners
From:Joseph Villarreal, Executive Director
Report Title:REPORT ON THE STATUS OF THE MARKET-RATE SALES OF TWENTY-FIVE
SCATTERED SITE BUILDINGS LOCATED ON EIGHTEEN PARCELS FROM THE FORMER LAS
DELTAS PUBLIC HOUSING DEVELOPMENT IN NORTH RICHMOND
☐Recommendation of the County Administrator ☐ Recommendation of Board Committee
RECOMMENDATIONS:
CONSIDER accepting a report on the status of the market-rate sales of the Las Deltas former public housing
sites in North Richmond.
BACKGROUND:
Staff will update the Board with any changes. The status at the time of writing is as follows:
·18 Parcels were marketed for sale.
·1 Parcel has closed and transferred ownership to a person who used to live in a Las Deltas public
housing unit.
·15 Parcels have executed Purchase and Sale Agreements and are currently with HUD pending approval.
Due to the shutdown of the federal government, HUD has not approved any of these at this date. If
approved, two or three of these properties will be sold to people who used to live in a Las Deltas public
housing unit.
·1 Parcel is pending a Purchase and Sale Agreement to be executed.
·1 Parcel remains for sale. It is an empty lot that was demolished in the interest of public safety due to a
fire.
·Assuming HUD approval of all transactions, all properties will be sold to people with ties to North
Richmond.
FISCAL IMPACT:
Based on existing appraisals, HACCC will receive approximately $6,662,000 for the sale of these properties.
CONTRA COSTA COUNTY Printed on 3/12/2026Page 1 of 2
powered by Legistar™
File #:25-4983,Version:1
Closing costs and realtor fees will be paid from these funds as well as all holding costs. The use of the proceeds
from these sales is restricted to affordable housing purposes.
CONSEQUENCE OF NEGATIVE ACTION:
None. Informational item only.
CONTRA COSTA COUNTY Printed on 3/12/2026Page 2 of 2
powered by Legistar™
1025 ESCOBAR STREET
MARTINEZ, CA 94553CONTRA COSTA COUNTY
Legislation Details (With Text)
File #: Version:125-4984 Name:
Status:Type:Discussion Item Passed
File created:In control:11/25/2025 HOUSING AUTHORITY
On agenda:Final action:12/9/2025 12/9/2025
Title:HEARING to consider adoption of Resolution No. 5273, titled the "PHA Certifications of Compliance
with the PHA Annual Plan and Related Regulations including Required Civil Rights Certifications
approving HACCC’s Annual Plan for fiscal year 2026", including revisions to the Admissions and
Continued Occupancy Plan and the Housing Choice Voucher Administrative Plan.
Attachments:1. A.1. Annual PHA Plan FY26 - HUD-50075-ST.pdf, 2. B.1. CA011 FY26 Deconcentration Policy.pdf,
3. B.1. CA011 FY26 HCV Admin Plan Changes - Redlined Pages 12.09.2025 (003).pdf, 4. B.1. CA011
FY26 HCV Admin Plan Changes - Summary 12.09.2025.pdf, 5. B.1. CA011 FY26 Housing Needs.pdf,
6. B.2 CA011 FY26 New Activities.pdf, 7. B.2. CA011 FY26 - ACOP - Redlined Pages -
12.9.2025.pdf, 8. B.2. CA011 FY26 - ACOP - Summary of Changes 12.9.2025.pdf, 9. B.3. CA011
FY26 Progress Goals.pdf, 10. B.4. CA011 FY26 CFP Annual Statement-Performance and Evaluation
Report - HUD-500751 - 12.9.2025.pdf, 11. C.2. CA011 FY26 Certification of Consistency with the
Consolidated Plan - HUD-50077-SL.pdf, 12. C.3. Resolution 5273_CA011 FY26 Certification of
Compliance with PHA Plan - HUD-50077-ST-HCV-HP.pdf, 13. RAB Meeting QandA - 2025.pdf, 14.
Signed Resolution No. 5273
Action ByDate Action ResultVer.Tally
approvedHOUSING AUTHORITY12/9/2025 1 Pass 5:0
To:Contra Costa County Housing Authority Board of Commissioners
From:Joseph Villarreal, Executive Director
Report Title:PUBLIC HOUSING AGENCY HEARING AND RESOLUTION FOR CERTIFICATION OF
COMPLIANCE WITH THE PHA ANNUAL PLAN AND RELATED REGULATIONS INCLUDING
REQUIRED CIVIL RIGHTS CERTIFICATIONS APPROVING HACCC’S ANNUAL PLAN FOR FISCAL
YEAR 2026
☐Recommendation of the County Administrator ☐ Recommendation of Board Committee
RECOMMENDATIONS:
OPEN the public hearing for the Housing Authority's (HACCC) Annual Plan for fiscal year 2026, RECEIVE
testimony, and CLOSE the public hearing.
ADOPT Resolution No. 5273 titled the "PHA Certifications of Compliance with the PHA Annual Plan and
Related Regulations including Required Civil Rights Certifications approving HACCC’s Annual Plan for fiscal
year 2026, including revisions to the Admissions and Continued Occupancy Plan and the Housing Choice
Voucher Administrative Plan.
BACKGROUND:
Any local, regional or state agency that receives funds to operate a federal public housing or housing choice
voucher (Section 8) program must submit a Public Housing Agency (PHA) Plan. The PHA Plan is a template
that outlines public housing agency policies, programs, operations, and strategies for meeting local housing
CONTRA COSTA COUNTY Printed on 3/12/2026Page 1 of 4
powered by Legistar™
File #:25-4984,Version:1
needs and goals.
The Annual Plan provides details about the PHA’s current programs, and the resident population served, as well
as the PHA’s strategy for addressing the housing needs of currently assisted families and the larger community.
The Annual Plan also serves as the PHA’s yearly request for grants to support improvements to public housing
buildings (through the Capital Fund Program).
As required by HUD, HACCC staff provided public notice of this hearing in the East, West, and Contra Costa
Times on October 7th, 2025. Staff met virtually with the agency’s Resident Advisory Board (RAB) on four
different occasions to discuss the proposed Plan: September 25th, October 2nd, October 9th, and October 16th,
2025. The RAB approved the proposed changes to the Annual Plan at their October 16th, 2025, meeting.
The following sections provide a synopsis of the major changes proposed by staff to the Annual Plan, its
elements and to HACCC’s policies. The specific proposed policies, with changes highlighted, are attached.
Public Housing
The proposed changes to HACCC's Public Housing Admissions and Continued Occupancy Plan are as follows:
·Clarified our reasonable accommodation procedure to include that the person seeking the
accommodation must have an appropriately licensed and knowledgeable professional verify that the
requestor meets the definition of having a disability, that the requested accommodation is medically
necessary, and that the requestor would be unable to fully enjoy those program benefits without the
requested accommodation.
·Added a section (2-II.F. Reasonable Accommodation Reassessment) allowing HACCC to conduct
periodic reevaluations of previously approved accommodations, clarifying certain situations in which
reasonable accommodations would be withdrawn, and clarifying that reassessments will be initiated
based on generalized criteria as opposed to individual referrals.
·Added Exhibit 3-3: Live-In Aide Agreement, clarifying the roles, responsibilities, and limitations of a
program participants’ live-in aide.
·Clarified that HACCC will notify the family of a determination regarding an exception to occupancy
standards within 15 calendar days of receiving the family’s request or within 15 calendar days after
receipt of verification by a knowledgeable professional if the request is based on disability-related
reasons.
·Clarified the definition of a “family”, and that each family must identify the individuals to be included
in the family at the time of application and notify HACCC if the family’s composition changes. Added a
specific list of circumstances in which additions may be made to a family’s composition.
·Added language allowing HACCC to require that pets, service animals, and support animals are kept up
to date on vaccinations.
Capital Fund
The Capital Fund program provides PHAs with annual funding from HUD for public housing development,
financing and modernization as well as for management improvements and security costs. Capital fund dollars
cannot be used for luxury improvements, direct social services, costs funded by other HUD programs, or any
other ineligible activities as determined by HUD on a case-by-case basis. PHAs must report annually on how
they plan to use their capital funds.
The proposed PHA Plan shows ongoing and planned capital fund activity. The following projects are among the
CONTRA COSTA COUNTY Printed on 3/12/2026Page 2 of 4
powered by Legistar™
File #:25-4984,Version:1
proposed for HACCC’s Federal Fiscal Year (FFY) 2025 & 2026 capital fund grants:
$199,000.00 Fire-Damaged Unit Repair/Modernization, Bayo Vista
$90,000.00 Floor-Damaged Repair /Modernization Project, Bridgemont Development
$103,000.00 Unti Repair/Modernization Project, Vista del Camino
$90,000.00 Back-up Generator Replacement Project, KIDD Manor
$63,000.00 Physical Needs Assessment
$15,000.00 Office Improvement - Asset Management Satellite Office, Martinez, CA
$408,750.00 Repair and conversion of the electrical infrastructure at the Alhambra Terrace
$560,000.00 Alhambra Terrace Modernization Project Phase 1B
$210,000.00 Security window and door covers for vacant units at Las Deltas
$170,100.00 Boiler Replacement Project, Kidd Manor
$125,000.00 Elevator modernization at Elder Winds
$37,500.00 Roof refurbishing at Kidd Manor
$200,000.00 Computer Upgrades
$68,750.00 Installation of bath exhaust fans at the Vista del Camino development.
$62,500.00 Concrete flatwork repairs at various developments.
$35,000.00 Replace refrigerators, ranges, and other dwelling equipment.
$33,750.00 Roof repairs at various developments
$100,000.00 Lead and Asbestos Abatement, various developments
Housing Choice Voucher
Proposed changes to the Section 8 Administrative Plan are as follows:
In addition to numerous grammatical changes, edits were made to the standard HUD language in the plan that
introduces the subject matter. These are not policy changes but regulatory edits from the Code of Federal
Regulations. The following substantial changes were made to the Housing Choice Voucher Program
Administrative Plan as it pertains to HACCC Policy:
·Clarified our reasonable accommodation procedure to include that the person seeking the
accommodation must have an appropriately licensed and knowledgeable professional verify that the
requestor meets the definition of having a disability, that the requested accommodation is medically
necessary, and that the requestor would be unable to fully enjoy those program benefits without the
requested accommodation.
·Added a section (2-II.F. Reasonable Accommodation Reassessment) allowing HACCC to conduct
periodic reevaluations of previously approved accommodations, clarifying certain situations in which
reasonable accommodations would be withdrawn, and clarifying that reassessments will be initiated based
on generalized criteria as opposed to individual referrals.
·Added Exhibit 3-3: Live-In Aide Agreement, clarifying the roles, responsibilities, and limitations of a
program participants’ live-in aide.
·Added a preference to the list of existing preferences to facilitate the transfer of Emergency Housing
Voucher participants to the Housing Choice Voucher Program when the program runs out of funding or
sunsets.
·Clarified the definition of a “family”, and that each family must identify the individuals to be included
in the family at the time of application and notify HACCC if the family’s composition changes. Added a
specific list of circumstances in which additions may be made to a family’s composition.
CONTRA COSTA COUNTY Printed on 3/12/2026Page 3 of 4
powered by Legistar™
File #:25-4984,Version:1
A complete copy of the proposed PHA Annual Plan, Administrative Plan and ACOP are available for review on
the HACCC’s website: www.contracostahousing.org.
FISCAL IMPACT:
No direct financial impact.
CONSEQUENCE OF NEGATIVE ACTION:
Should the Board of Commissioners elect not to approve the FY2026 PHA Annual Plan, HACCC will be out of
compliance with HUD requirements and may not receive any funding via HUD’s Capital Fund program until
the PHA Annual Plan has been submitted to, and approved by, HUD. HUD may also impose additional
sanctions beyond the withholding of Capital Fund moneys.
CONTRA COSTA COUNTY Printed on 3/12/2026Page 4 of 4
powered by Legistar™
Previous version is obsolete Page 1 of 11 form HUD-50075-ST (9/30/2027)
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 the PHA’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, and objectives 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 a
High Performer PHA, Small PHA, HCV-Only PHA or Qualified PHA do not need to submit this form. Note: PHAs with zero public housing units must
continue 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 was
designated 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,
or PHAS 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 of
vouchers 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 SEMAP
assessment 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: ____________________________________________________________ PHA Code: _______________
PHA Type: Standard PHA Troubled PHA
PHA Plan for Fiscal Year Beginning: (MM/YYYY): ______________
PHA Inventory (Based on Annual Contributions Contract (ACC) units at time of FY beginning, above)
Number of Public Housing (PH) Units ___________ Number of Housing Choice Vouchers (HCVs) ____________
Total Combined Units/Vouchers ________________
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.
13
3133 Estudillo Street, Martinez, CA
2870 Howe Rd., Martinez, CA
2324 College Ln, San Pablo, CA
875 El Pueblo Ave., Pittsburg, CA
100 Austin Crt, San Pablo, CA
2 California Street, Rodeo, CA
990A Rosemary lane, Oakley, CA
Website - www.contracostahousing.org
Housing Authority of the County of Contra Costa CA011
4/1/2026
963 9802
10765
Previous version is obsolete Page 2 of 11 form HUD-50075-ST (9/30/2027)
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
Lead PHA:
B.
Plan Elements
B.1
Revision of Existing PHA Plan Elements.
(a) Have the following PHA Plan elements been revised by the PHA?
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):
14
See Attachment B.1. - Housing Needs
See Attachment B.1. - Administrative Plan Summary of Changes
See Attachment B.2. - ACOP Summary of Changes
See Admissions and Continued Occupancy Policy
See HCV Administrative Plan
Previous version is obsolete Page 3 of 11 form HUD-50075-ST (9/30/2027)
(c) The PHA must submit its Deconcentration Policy for Field Office review.
15
See Attachment B.1. - Deconcentration Policy
Previous version is obsolete Page 4 of 11 form HUD-50075-ST (9/30/2027)
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.
16
See Attachment B.2. - New Activities
See Attachment B.1. - Administrative Plan Summary of Changes
See Attachment B.2. - ACOP Summary of Changes
See Admissions and Continued Occupancy Policy
See HCV Administrative Plan
Previous version is obsolete Page 5 of 11 form HUD-50075-ST (9/30/2027)
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.
17
See Attachment B.3. - Progress on Goals
Previous version is obsolete Page 6 of 11 form HUD-50075-ST (9/30/2027)
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.
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:
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
(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.
18
The 5-Year Action Plan was approved by HUD on 07/03/2025.
See Attachment B.4. - CFP Annual Statement-Performance and Evaluation Report - form HUD-50075.1
See Attachment C.1. - RAB Comments
Previous version is obsolete Page 7 of 11 form HUD-50075-ST (9/30/2027)
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.
19
Certification Attached.
Certification Attached.
Previous version is obsolete Page 8 of 11 form HUD-50075-ST (9/30/2027)
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:
20
Previous version is obsolete Page 9 of 11 form HUD-50075-ST (9/30/2027)
Instructions for Preparation of Form HUD-50075-ST Annual PHA Plan for Standard and Troubled PHAs
A. PHA Information. All PHAs must complete this section (24 CFR 903.4).
A.1 Include the full PHA Name,PHA Code,PHA Type,PHA Fiscal Year Beginning (MM/YYYY),PHA Inventory, Number of Public Housing Units and
Number of HCVs, PHA Plan Submission Type, and the Public Availability of Information, specific location(s) of all information relevant to the public
hearing and proposed PHA Plan. Note: The number of HCV’s should include all special purpose vouchers (e.g. Mainstream Vouchers, etc.) (24 CFR
903.23(e)).
PHA Consortia: Check box if submitting a Joint PHA Plan and complete the table (24 CFR 943.128(a)).
B. Plan Elements. All PHAs must complete this section.
B.1 Revision of Existing PHA Plan Elements. PHAs must:
Identify specifically which plan elements listed below that have been revised by the PHA. To specify which elements have been revised, mark the “yes” box.
If an element has not been revised, mark “no" (24 CFR 903.7).
Statement of Housing Needs and Strategy for Addressing Housing Needs. Provide a statement addressing the housing needs of low-income, very
low-income and extremely low-income families and a brief description of the PHA’s strategy for addressing the housing needs of families who reside in the
jurisdiction served by the PHA and other families who are on the public housing and Section 8 tenant-based assistance waiting lists. The statement must
identify the housing needs of (i) families with incomes below 30 percent of area median income (extremely low-income); (ii) elderly families (iii)
households with individuals with disabilities, and households of various races and ethnic groups residing in the jurisdiction or on the public housing and
Section 8 tenant-based assistance waiting lists based on information provided by the applicable Consolidated Plan, information provided by HUD, and other
generally available data. The identification of housing needs must address issues of affordability, supply, quality, accessibility, size of units, and location.
The identification of housing needs must address issues of affordability, supply, quality, accessibility, size of units, and location (24 CFR 903.7(a)(2)(i)).
Provide a description of the ways in which the PHA intends, to the maximum extent practicable, to address those housing needs in the upcoming year and
the PHA’s reasons for choosing its strategy (24 CFR 903.7(a)(2)(ii)).
Deconcentration and Other Policies that Govern Eligibility, Selection, and Admissions. PHAs must submit a Deconcentration Policy for Field
Office review. For additional guidance on what a PHA must do to deconcentrate poverty in its development and comply with fair housing requirements, see
24 CFR 903.2 (24 CFR 903.23(b)). Describe the PHA’s admissions policy for deconcentration of poverty and income mixing of lower-income families in
public housing. The Deconcentration Policy must describe the PHA’s policy for bringing higher income tenants into lower income developments and lower
income tenants into higher income developments. The deconcentration requirements apply to general occupancy and family public housing developments.
Refer to 24 CFR 903.2(b)(2) for developments not subject to deconcentration of poverty and income mixing requirements (24 CFR 903.7(b)). Describe the
PHA’s procedures for maintaining waiting lists for admission to public housing and address any site-based waiting lists (24 CFR 903.7(b)). A statement of
the PHA’s policies that govern resident or tenant eligibility, selection and admission including admission preferences for both public housing and HCV (24
CFR 903.7(b)). Describe the unit assignment policies for public housing (24 CFR 903.7(b)).
Financial Resources. A statement of financial resources, including a listing by general categories, of the PHA’s anticipated resources, such as PHA
operating, capital and other anticipated Federal resources available to the PHA, as well as tenant rents and other income available to support public housing
or tenant-based assistance. The statement also should include the non-Federal sources of funds supporting each Federal program and state the planned use
for the resources (24 CFR 903.7(c)).
Rent Determination. A statement of the policies of the PHA governing rents charged for public housing and HCV dwelling units, including applicable
public housing flat rents, minimum rents, voucher family rent contributions, and payment standard policies (24 CFR 903.7(d)).
Operation and Management. A statement of the rules, standards, and policies of the PHA governing maintenance and management of housing owned,
assisted, or operated by the public housing agency (which shall include measures necessary for the prevention or eradication of pest infestation, including
cockroaches), and management of the PHA and programs of the PHA (24 CFR 903.7(e)).
Grievance Procedures. A description of the grievance and informal hearing and review procedures that the PHA makes available to its residents and
applicants (24 CFR 903.7(f)).
Homeownership Programs. A description of any Section 5h, Section 32, Section 8y, or HOPE I public housing or HCV homeownership programs
(including project number and unit count) administered by the agency or for which the PHA has applied or will apply for approval (24 CFR 903.7(k)).
Community Service and Self Sufficiency Programs. Describe how the PHA will comply with the requirements of (24 CFR 903.7(l)). Provide a
description of: (1) Any programs relating to services and amenities provided or offered to assisted families; and (2)Any policies or programs of the PHA for
the enhancement of the economic and social self-sufficiency of assisted families, including programs subject to Section 3 of the Housing and Urban
Development Act of 1968 (24 CFR Part 135) and FSS (24 CFR 903.7(l)).
Safety and Crime Prevention (VAWA). Describe the PHA’s plan for safety and crime prevention to ensure the safety of the public housing residents.
The statement must provide development-by-development or jurisdiction wide-basis: (i) A description of the need for measures to ensure the safety of public
housing residents; (ii) A description of any crime prevention activities conducted or to be conducted by the PHA; and (iii) A description of the coordination
between the PHA and the appropriate police precincts for carrying out crime prevention measures and activities (24 CFR 903.7(m)). Note: All coordination
and activities must be consistent with federal civil rights obligations. A description of: (1) Any activities, services, or programs provided or offered by an
agency, either directly or in partnership with other service providers, to survivors of domestic violence, dating violence, sexual assault, or stalking; (2) Any
activities, services, or programs provided or offered by a PHA that helps survivors of domestic violence, dating violence, sexual assault, or stalking, to
obtain or maintain housing; and (3) Any activities, services, or programs provided or offered by a public housing agency to prevent domestic violence,
dating violence, sexual assault, and stalking, or to enhance survivor safety in assisted families (24 CFR 903.7(m)(5)).
21
Previous version is obsolete Page 10 of 11 form HUD-50075-ST (9/30/2027)
Pet Policy. Describe the PHA’s policies and requirements pertaining to the ownership of pets in public housing (24 CFR 903.7(n)).
Asset Management. State how the agency will carry out its asset management functions with respect to the public housing inventory of the agency,
including how the agency will plan for the long-term operating, capital investment, rehabilitation, modernization, disposition, and other needs for such
inventory (24 CFR 903.7(q)).
Substantial Deviation. PHA must provide its criteria for determining a “substantial deviation” to its 5-Year Plan (24 CFR 903.7(s)(2)(i)).
Significant Amendment/Modification. PHA must provide its criteria for determining a “Significant Amendment or Modification” to its 5-Year and
Annual Plan (24 CFR 903.7(s)(2)(ii)). For modifications resulting from the Rental Assistance Demonstration (RAD) program, refer to the ‘Sample PHA
Plan Amendment’ found in Notice PIH 2019-23(HA), successor RAD Implementation Notices, or other RAD Notices.
If any boxes are marked “yes”, describe the revision(s) to those element(s) in the space provided.
PHAs must submit a Deconcentration Policy for Field Office review. For additional guidance on what a PHA must do to deconcentrate poverty in its
development and comply with fair housing requirements, see 24 CFR 903.2 (24 CFR 903.23(b)).
B.2 New Activities. If the PHA intends to undertake any new activities related to these elements in the current Fiscal Year, mark “yes” for those elements, and
describe the activities to be undertaken in the space provided. If the PHA does not plan to undertake these activities, mark “no.”
Choice Neighborhoods Grants. (1) A description of any housing (including project number (if known) and unit count) for which the PHA will apply
for Choice Neighborhoods Grants; and (2)A timetable for the submission of applications or proposals. The application and approval process for Choice
Neighborhoods is a separate process. See guidance on HUD’s website at: https://www.hud.gov/cn (Notice PIH 2011-47).
Modernization or Development (Conventional & Mixed-Finance). (1) A description of any Public Housing (including name, project number (if
known) and unit count) for which the PHA will apply for modernization or development; and (2) A timetable for the submission of applications or proposals.
The application and approval process for modernization or development is a separate process. (See 24 CFR part 905 and guidance on HUD’s website at:
https://www.hud.gov/program_offices/public_indian_housing/programs/ph/hope6/mfph#4).
Demolition and/or Disposition. With respect to public housing only, (1) describe any public housing development(s), or portion of a public housing
development projects, owned by the PHA and subject to ACCs (including project number and unit numbers [or addresses]), and the number of affected units
along with their sizes and accessibility features) for which the PHA will apply or is currently pending for demolition or disposition approval under section 18
of the 1937 Act (42 U.S.C. 1437p); and (2) a timetable for the demolition or disposition. This statement must be submitted to the extent that approved
and/or pending demolition and/or disposition has changed as described in the PHA’s last Annual and/or 5-Year PHA Plan submission. The application and
approval process for demolition and/or disposition is a separate process. Approval of the PHA Plan does not constitute approval of these activities. See
guidance on HUD’s website at: https://www.hud.gov/program_offices/public_indian_housing/centers/sac/demo_dispo/ and 24 CFR 903.7(h).
Designated Housing for Elderly and Disabled Families. Describe any public housing projects owned, assisted, or operated by the PHA (or portions
thereof), in the upcoming fiscal year, that the PHA has continually operated as, has designated, or will apply for designation for occupancy by elderly and/or
disabled families only. Include the following information: (1) development name and number; (2) designation type; (3) application status; (4) date the
designation was approved, submitted, or planned for submission, (5) the number of units affected and (6)expiration date of the designation of any HUD
approved plan. Note: The application and approval process for such designations is separate from the PHA Plan process, and PHA Plan approval does not
constitute HUD approval of any designation (24 CFR 903.7(i)(c)).
Conversion of Public Housing under the Voluntary or Mandatory Conversion programs. Describe (1) any public housing building(s) (including
project number and unit count) owned by the PHA that the PHA is required to convert or plans to voluntarily convert to tenant-based assistance; (2)an
analysis of the projects or buildings required to be converted under Section 33; and (3) a statement of the amount of assistance received to be used for rental
assistance or other housing assistance in connection with such conversion. See guidance on HUD’s website at the Special Applications Center (SAC)
(https://www.hud.gov/sac) and 24 CFR 903.7(j).
Conversion of Public Housing under the Rental Assistance Demonstration (RAD) program (including Faircloth to RAD). Describe any public
housing building(s) (including project number and unit count) owned by the PHA that the PHA plans to voluntarily convert to Project-Based Rental
Assistance or Project-Based Vouchers under RAD. Note that all PHAs shall be required to provide the information listed in Attachment 1D of Notice PIH
2019-23(HA) as a significant amendment or its successor notice. See additional guidance on HUD’s website at: https://www.hud.gov/RAD/library/notices.
Homeownership Programs. A description of any Section 5h, Section 32, Section 8y, or HCV homeownership programs (including project number and
unit count) administered by the agency or for which the PHA has applied or will apply for approval (24 CFR 903.7(k)).
Occupancy by Over-Income Families.A PHA that owns or operates fewer than two hundred fifty (250) public housing units, may lease a unit in a
public housing development to an over-income family (a family whose annual income exceeds the limit for a low income family at the time of initial
occupancy), if all the following conditions are satisfied: (1) There are no eligible low income families on the PHA waiting list or applying for public
housing assistance when the unit is leased to an over-income family; (2) The PHA has publicized availability of the unit for rental to eligible low income
families, including publishing public notice of such availability in a newspaper of general circulation in the jurisdiction at least thirty days before offering the
unit to an over-income family; (3) The over-income family rents the unit on a month-to-month basis for a rent that is not less than the PHA's cost to operate
the unit; (4) The lease to the over-income family provides that the family agrees to vacate the unit when needed for rental to an eligible family; and (5) The
PHA gives the over-income family at least thirty day notice to vacate the unit when the unit is needed for rental to an eligible family. The PHA may
incorporate information on occupancy by over-income families into its PHA Plan statement of deconcentration and other policies that govern eligibility,
selection, and admissions. (See additional guidance on HUD’s website at: Notice PIH-2021-35 (24 CFR 960.503) (24 CFR 903.7(b)).
Occupancy by Police Officers. The PHA may allow police officers who would not otherwise be eligible for occupancy in public housing, to reside in a
public housing dwelling unit. The PHA must include the number and location of the units to be occupied by police officers, and the terms and conditions of
their tenancies; and a statement that such occupancy is needed to increase security for public housing residents. A “police officer” means a person
determined by the PHA to be, during the period of residence of that person in public housing, employed on a full-time basis as a duly licensed professional
police officer by a Federal, State or local government or by any agency of these governments. An officer of an accredited police force of a housing agency
22
Previous version is obsolete Page 11 of 11 form HUD-50075-ST (9/30/2027)
may qualify. The PHA may incorporate information on occupancy by police officers into its PHA Plan statement of deconcentration and other policies that
govern eligibility, selection, and admissions. See additional guidance on HUD’s website at: Notice PIH 2021-35. (24 CFR 960.505) (24 CFR 903.7(b))
NOTE: All activities must be consistent with civil rights laws – including ensuring that it does not have a disparate impact on protected class groups based
on race, color, religion, national origin, sex (including sexual orientation), familial status, and disability.
Non-Smoking Policies. The PHA may implement non-smoking policies in its public housing program and incorporate this into its PHA Plan statement
of operation and management and the rules and standards that will apply to its projects. See additional guidance on HUD’s website at: Notice PIH 2009-21
and Notice PIH-2017-03 (24 CFR 903.7(e)).
Project-Based Vouchers. Describe any plans to use HCVs for new project-based vouchers, which must comply with PBV goals, civil rights
requirements, Housing Quality Standards (HQS) and deconcentration standards, as stated in 24 CFR 983.55(b)(1) and set forth in the PHA Plan statement of
deconcentration and other policies that govern eligibility, selection, and admissions. If using project-based vouchers, provide the projected number of
project-based units and general locations (including if PBV units are planned on any former or current public housing units or sites), and describe how
project-basing would be consistent with the PHA Plan (24 CFR 903.7(b)(3), 24 CFR 903.7(r)).
Units with Approved Vacancies for Modernization.The PHA must include a statement related to units with approved vacancies that are undergoing
modernization in accordance with 24 CFR 990.145(a)(1).
Other Capital Grant Programs (i.e., Capital Fund Lead Based Paint, Housing Related Hazards, At Risk/Receivership/Substandard/Troubled Program,
and/or Emergency Safety and Security Grants).
For all activities that the PHA plans to undertake in the applicable Fiscal Year, provide a description of the activity in the space provided.
B.3 Progress Report. For all Annual Plans following submission of the first Annual Plan, a PHA must include a brief statement of the PHA’s progress in
meeting the mission and goals described in the 5-Year PHA Plan (24 CFR 903.7(s)(1)).
B.4 Capital Improvements. PHAs that receive funding from the Capital Fund Program (CFP) must complete this section (24 CFR 903.7 (g)). To comply with
this requirement, the PHA must reference the most recent HUD approved Capital Fund 5 Year Action Plan in EPIC and the date that it was approved. PHAs
can reference the form by including the following language in the Capital Improvement section of the appropriate Annual or Streamlined PHA Plan
Template: “See Capital Fund 5 Year Action Plan in EPIC approved by HUD on XX/XX/XXXX.”
B.5 Most Recent Fiscal Year Audit. If the results of the most recent fiscal year audit for the PHA included any findings, mark “yes” and describe those
findings in the space provided (24 CFR 903.7(p)).
C. Other Document and/or Certification Requirements.
C.1 Resident Advisory Board (RAB) comments. If the RAB had comments on the annual plan, mark “yes,” submit the comments as an attachment to the Plan
and describe the analysis of the comments and the PHA’s decision made on these recommendations (24 CFR 903.13(c), 24 CFR 903.19).
C.2 Certification by State of 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. (24 CFR 903.15). Note: A PHA may request to change its fiscal year to
better coordinate its planning with planning done under the Consolidated Plan process by State or local officials as applicable.
C.3 Civil Rights Certification/ Certification Listing Policies and Programs that the PHA has Revised since Submission of its Last Annual Plan. Provide a
certification that the following plan elements have been revised, provided to the RAB for comment before implementation, approved by the PHA board, and
made available for review and inspection by the public. This requirement is satisfied by completing and submitting 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. 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. This includes all certifications relating to Civil
Rights and related regulations. A PHA will be considered in compliance with the certification requirement to affirmatively further fair housing if the PHA
fulfills the requirements of 24 CFR 5.150 et. seq., 24 CFR 903.7(o)(1), and 903.15.
C.4 Challenged Elements. If any element of the Annual PHA Plan or 5-Year PHA Plan is challenged, a PHA must include such information as an attachment to
the Annual PHA Plan or 5-Year PHA Plan with a description of any challenges to Plan elements, the source of the challenge, and the PHA’s response to the
public (24 CFR 903.23(b)).
C.5 Troubled PHA. If the PHA is designated troubled, and has a current MOA, improvement plan, or recovery plan in place, mark “yes,” and describe that plan.
Include dates in the description and most recent revisions of these documents as attachments. If the PHA is troubled, but does not have any of these items,
mark “no.” If the PHA is not troubled, mark “N/A” (24 CFR 903.9).
_________________________________________________________________________________________________________________________
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, searching existing
data sources, gathering, and maintaining the data needed, and completing and reviewing the collection of information. Send comments regarding this burden 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 to OMB Approval No. 2577-0226. HUD
may not collect this information, and respondents are not required to complete this form, unless it displays a currently valid 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 of Title 12,
U.S. Code, Section 1701 et seq., and regulations promulgated thereunder at Title 12, Code of Federal Regulations. Responses to the collection of information are
required to obtain a benefit or to retain a benefit. The information requested does not lend itself to confidentiality.
23
B.1 (c) Deconcentration Policy
Deconcentration of Poverty and Income-Mixing [24 CFR 903.1 and 903.2]
HACCC's admission policy must be designed to provide for deconcentration of poverty and
income-mixing by bringing higher income tenants into lower income projects and lower income
tenants into higher income projects. A statement of HACCC’s deconcentration policies must be
included in its annual plan [24 CFR 903.7(b)].
HACCC’s deconcentration policy must comply with its obligation to meet the income targeting
requirement [24 CFR 903.2(c)(5)].
Developments subject to the deconcentration requirement are referred to as ‘covered
developments’and include general occupancy (family) public housing developments. The
following developments are not subject to deconcentration and income mixing requirements:
developments operated by a PHA with fewer than 100 public housing units; mixed population or
developments designated specifically for elderly or disabled families; developments operated by
a PHA with only one general occupancy development; developments approved for demolition or
for conversion to tenant-based public housing; and developments approved for a mixed-finance
plan using HOPE VI or public housing funds [24 CFR 903.2(b)].
Steps for Implementation [24 CFR 903.2(c)(1)]
To implement the statutory requirement to deconcentrate poverty and provide for income mixing
in covered developments, HACCC must comply with the following steps:
Step 1. HACCC must determine the average income of all families residing in all HACCC's
covered developments. HACCC may use the median income, instead of average income,
provided that HACCC includes a written explanation in its annual plan justifying the use of
median income.
HACCC Policy
HACCC will determine the average income of all families in all covered developments
on an annual basis.
Step 2. HACCC must determine the average income (or median income, if median income was
used in Step 1) of all families residing in each covered development. In determining average
income for each development, HACCC has the option of adjusting its income analysis for unit
size in accordance with procedures prescribed by HUD.
HACCC Policy
HACCC will determine the average income of all families residing in each covered
development (not adjusting for unit size) on an annual basis.
Step 3. HACCC must then determine whether each of its covered developments falls above,
within, or below the established income range (EIR), which is from 85% to 115% of the average
family income determined in Step 1. However, the upper limit must never be less than the
income at which a family would be defined as an extremely low income family (30% of median
income).
24
Step 4. HACCC with covered developments having average incomes outside the EIR must
then determine whether or not these developments are consistent with its local goals and
annual plan.
Step 5. Where the income profile for a covered development is not explained or justified in
the annual plan submission, HACCC must include in its admission policy its specific policy
to provide for deconcentration of poverty and income mixing.
Depending on local circumstances HACCC’s deconcentration policy may include, but is not
limited to the following:
Providing incentives to encourage families to accept units in developments where
their income level is needed, including rent incentives, affirmative marketing plans,
or added amenities
Targeting investment and capital improvements toward developments with an average
income below the EIR to encourage families with incomes above the EIR to accept units
in those developments
Establishing a preference for admission of working families in developments below the EIR
Skipping a family on the waiting list to reach another family in an effort to further the
goals of deconcentration
Providing other strategies permitted by statute and determined by HACCC in
consultation with the residents and the community through the annual plan process to be
responsive to local needs and PHA strategic objectives
A family has the sole discretion whether to accept an offer of a unit made under HACCC's
deconcentration policy. HACCC must not take any adverse action toward any eligible family
for choosing not to accept an offer of a unit under HACCC's deconcentration policy [24 CFR
903.2(c)(4)].
If, at annual review, the average incomes at all general occupancy developments are within
the EIR, HACCC will be considered to be in compliance with the deconcentration
requirement and no further action is required.
Deconcentration Incentives
HACCC has 3 general occupancy (family) public housing developments covered by the
deconcentration rule. None of these covered developments have average incomes above or
below 85% to 115% of the average incomes of all such developments. The Contra Costa
Housing Authority will analyze developments on a regular basis according to the
deconcentration rule.
25
2-9
Administrative Plan - HCV Program Revised 05/2012/09/2025
The request for a reasonable accommodations/reasonable modification need not use a specific
written form and need not mention the Fair Housing Act, Section 504, or the ADA, or use
the phrase "reasonable accommodation" or “reasonable modification."
HACCC will help the family fill out the form if they choose to use it and if they need
assistance.
While requests for accommodation may be submitted to any Housing Authority employee,
requests will be evaluated and decided upon by the Section 504 Coordinator and/or another
staff member trained in and knowledgeable about fair housing and reasonable
accommodations.
2-II.D. Verification of Disability
The regulatory civil rights definition for persons with disabilities is provided in Exhibit 2-1 at the
end of this chapter. The definition of a person with a disability for the purpose of obtaining a
reasonable accommodation is much broader than the HUD definition of disability, which is used for
waiting list preferences and income allowances.
Before providing an accommodation, HACCC must determine that the person meets the definition
of a person with a disability, and that the accommodation will enhance the family’s access to
HACCC’s programs and services.
If a person’s disability is obvious or otherwise known to HACCC, and if the need for the requested
accommodation is also readily apparent or known, no further verification will be required [Joint
Statement of the Departments of HUD and Justice: Reasonable Accommodations under the Fair
Housing Act].
If a family indicates that an accommodation is required for a disability that is not obvious or
otherwise known to HACCC, HACCC must verify that the person meets the definition of a person
with a disability, and that the limitations imposed by the disability require the requested
accommodation.
When verifying a disability, HACCC will follow the verification policies provided in Chapter 7. All
information related to a person’s disability will be treated in accordance with the confidentiality
policies provided in Chapter 16. In addition to the general requirements that govern all verification
efforts, the following requirements apply when verifying a disability:
•Third-party verification must be obtained from an individual identified by the family who is
competent to make the determination. The person seeking the accommodation must have an
appropriately licensed and knowledgeable professional verify that the requestor meets the
definition of having a disability, that the requested accommodation is medically necessary, and
that the requestor would be unable to fully enjoy those program benefits without the requested
accommodation.[Joint Statement of the Departments of HUD and Justice: Reasonable
Accommodations under the Fair Housing Act].
26
27
28
29
30
31
32
33
34
35
36
37
38
Attachment B.1.
Summary of December, 2025 Administrative Plan Changes
In addition to any grammatical changes, edits were made to the standard HUD language in the
plan that introduces the subject matter. These are not policy changes but regulatory edits from
the Code of Federal Regulations. The following changes were made to the Housing Choice
Voucher Program Administrative Plan as it pertains to HACCC Policy:
•Clarified our reasonable accommodation procedure to include that the person seeking the
accommodation must have an appropriately licensed and knowledgeable professional verify
that the requestor meets the definition of having a disability, that the requested
accommodation is medically necessary, and that the requestor would be unable to fully enjoy
those program benefits without the requested accommodation.
•Added a section (2-II.F. Reasonable Accommodation Reassessment) allowing HACCC to
conduct periodic reevaluations of previously approved accommodations, clarifying
certain situations in which reasonable accommodations would be withdrawn, and
clarifying that reassessments will be initiated based on generalized criteria as opposed to
individual referrals.
•Added Exhibit 3-3: Live-In Aide Agreement, clarifying the roles, responsibilities, and
limitations of a program participants’ live-in aide.
•Added a preference to the list of existing preferences to facilitate the transfer of
Emergency Housing Voucher participants to the Housing Choice Voucher Program when
the program runs out of funding or sunsets.
•Clarified the definition of a “family”, and that each family must identify the individuals
to be included in the family at the time of application and notify HACCC if the family’s
composition changes. Added a specific list of circumstances in which additions may be
made to a family’s composition.
39
Based on information provided by the applicable Consolidated Plan, information provided by
HUD, and other generally available data, make a reasonable effort to identify the housing needs
of the low-income, very low-income, and extremely low-income families who reside in the
jurisdiction served by the PHA, including elderly families, families with disabilities, and
households of various races and ethnic groups, and other families who are on the public
housing and Section 8 tenant-based assistance waiting lists. The identification of housing needs
must address issues of affordability, supply, quality, accessibility, size of units, and location.
High housing costs reduce economic opportunities, limit access to jobs and services, and
restrict the ability of lower-income households, including the elderly and persons with
disabilities, to live in the communities and neighborhoods of their choice. The gap between what
lower income households can afford, and the median price of homes or rents (an affordability
gap) results in households paying more than 30 percent of their income for housing, and in
overcrowding.
Based on the most recent Consolidated Plan for the County (2020-2025), of 384,644
households in the HOME Consortia area, there are 184,698 households or 48 percent of all
households that are at 100 percent of Area Median Income (AMI) or below. Of these
households, nearly 70 percent experience at least one or more housing problems as defined by
HUD. Renters make up 50 percent of those experiencing one or more housing problems.
The area of greatest need is among renters in the extremely low-income category: 30,485
households, or 45 percent, experience substandard housing, overcrowding, or cost burden. Of
those, 69 percent suffer from a cost burden of greater than 50 percent of income.
Cost burden is a significant issue for homeowners earning less than 100 percent of AMI. Of
those with a housing problem, 85 percent are cost burdened; 41 percent are paying more than
50 percent of their incomes in housing costs.
Small family households make up the largest proportion of extremely-low (34%), and lowincome
(33.9%) households. Households with at least one person between the ages of 62 and 74 have
the next highest proportion of extremely-low (20%) and low-income (23%) households.
There are 86,275 single-person households in the Contra Costa HOME Consortium. There are
households with at least one member 65 years or older. Of these households, 57 percent are
low-income. Because many elderly live alone, it is probable that many one person households
are elderly. In addition, most of the elderly homeowners live in older homes with deferred
maintenance and in need of rehabilitation.
According to HUD, disproportionate need refers to any need that is more than ten percentage
points above the need demonstrated for the total households. The Contra Costa Consortium
has 384,593 households, 184,698 of which have incomes below AMI. The number of
households below AMI with a housing problem is 123,595, which represents about 67 percent of
below-AMI households. While all racial/ethnic groups at particular income levels experience
housing problems, there are three groups experiencing disproportionate housing need
throughout the income spectrum. At the extremely low-income range (0-30 percent AMI) 85
percent of all extremely low-income households have a housing need, while 99 percent of
American Indian/Alaska Natives experience a disproportionate need. At the lowincome range
B.1 Housing Needs
40
(30-50 percent AMI), 75 percent of all low-income households experience a housing need, while
94 percent of Pacific Islander and 86 percent of Black/African American households experience
a disproportionate housing need. At the moderate-income range (50- 80 percent AMI), 60
percent of all moderate-income households have a housing need; however, there is no
particular group experiencing a disproportionate need compared to the total moderate-income
households At median income (80-100 percent AMI), 45 percent of all households have a
housing need, while both American Indians/Alaska Natives (56 percent) and Pacific Islanders
(75 percent) experience a disproportionate housing need.
The number of Contra Costa HOME Consortium households with a severe housing problem is
74,722, which represents about 40 percent of all households below 100 percent AMI. While all
racial/ethnic groups experience housing problems at particular income levels, there are three
groups experiencing disproportionate housing need throughout the income spectrum. At the
extremely low-income range (0- 30 percent AMI), 72.2 percent of all households have a severe
housing need, and 79 percent of Hispanics experience a disproportionate need. At the very-low
income range (30-50 percent AMI), 44.9 percent of all households experience a housing need,
while 89 percent of Pacific Islanders experience a disproportionate severe housing need. At the
low-income range (50-80 percent AMI), 23.9 percent of all households experience a housing
need, while 32 percent of Pacific Islanders experience a disproportionate housing need. At the
median income range (80-100 percent AMI), 13.7 percent of all households have a housing
need, while 20.3 percent of Pacific Islanders experience a disproportionate severe housing
need.
Per HUD definitions, a “disproportionate need” exists when any group has a housing need that
is 10% or higher than the jurisdiction as a whole. A household is considered cost burdened
when they are paying more than 30% of their income towards housing costs, including utilities.
A household is considered severely cost burdened when they are paying more than 50% of their
income towards housing costs, including utilities. In Contra Costa, 39% of all households are
either cost burdened, or severely cost burdened. Both Black/African Americans (9,628
households, 28.6%) and Pacific Islanders (1,371 households, 29.1%) experience
disproportionate severe cost burden.
There are 44,763 households with incomes at or less than 30 percent of the AMI with a housing
problem. American Indians, Alaska Natives (335 households, 96 percent) have a
disproportionate need. There are 34,062 households with incomes between 30 and 50 percent
of the AMI with a housing problem. Black/African American (4.242 households, 86 percent) and
Pacific Islanders (175 households, 95 percent) have a disproportionate need in this income
category. There are 28,744 households with incomes between 50 and 80 percent of the AMI
with a housing problem. There are no racial or ethnic groups that have a disproportionate need
within this income category.
There are 37,878 households with incomes at or less than 30 percent of the AMI with a severe
housing problem. Hispanics (10,728 households, 78 percent) have a disproportionate need.
There are 20,372 households with incomes between 30 and 50 percent of the AMI with a
housing problem. Pacific Islanders (165 households, 89 percent) have a disproportionate need.
There are 11,574 households with incomes between 50 and 80 percent of the AMI with a
housing problem. There are no racial or ethnic groups that have a disproportionate need.
41
46.2% of the County’s renter households live in overcrowded housing. Among racial and ethnic
groups reported in the Census, Latino/Hispanic households are most likely to live in crowded
conditions in the County with 12.8% in such conditions.
According to 2010 U.S. Census Data, the population of seniors 65 and older from 2000 to 2010
increased from 107,272 to 130, 432 in Contra Costa County, an increase of 21.5 percent.
According to the American Community Survey (2013-17), 24 percent of households were
headed by seniors. Three jurisdictions with the largest share of senior households are Walnut
Creek (40.9 percent), Moraga (35.3 percent), and Orinda (35.2 percent) (ACS Data 2013-2017).
Of the total County's senior population, nearly 34 percent have a disability limitation. Of all the
jurisdictions in the County, San Pablo (44.1 percent), Pittsburg (43.1 percent), and Oakley (41.5
percent) have the highest share of senior populations living with disabilities.
There are only approximately 10,200 assisted rental units affordable to lower-income
households, of which, over 950 are at risk of converting to market rate housing. Over 7,000
beds in 473 residential care facilities are available for individuals with special needs, (such as
frail elderly and persons with disabilities) who cannot live independently in conventional
housing. However, this is significantly less than the population of frail elderly, disabled, and
others who may need a supportive housing environment.
Due to the ongoing gap in the availability of affordable housing, the County Consortium has
assigned a high priority to new housing construction, homeownership assistance, and housing
rehabilitation, particularly for households earning less than 50 percent of the area median
income.
Two final measures of need are seen in HACCC’s most recent housing choice voucher and
public housing wait list openings. In November 2008 the voucher wait list opening attracted
nearly 40,000 families who applied for 6,000 positions on the wait list. In addition, over 45,000
households are waiting for Project-Based Voucher units. In March 2017, nearly 17,000 families
applied for the wait list for HACCC’s 963-unit public housing program.
42
The 2025-2030 Consolidated Plan has not been released yet to provide updated data to the 2020-2025
Consolidated Plan. Affordable Housing needs remain greater than ever with the continuing rise in
housing costs across all areas of Contra Costa County.
B.2 New Activities:
a) HOPE VI or Mixed Finance Modernization or Development.HACCC recently selected Zen
Development Corporation and Structure Development Advisors LLC to draft an updated Repositioning
Plan for the 12 public housing developments that reflect updated funding and financing options as well as
conversion options that have been revised and updated.HACCC’s goal is to preserve or increase the
number of housing units affordable to public housing eligible families (regardless of whether they remain
public housing specifically) and to provide adequate funding for these units over the long term. HACCC
continues to evaluate and consider its options for development and preservation of its public housing
portfolio. Addressing its needs may include applying for additional RAD, Choice Neighborhoods, a Phase
II Energy Performance Contract or any other appropriate HUD programs. HACCC has already been
awarded RAD funding for 214 units at Las Deltas in North Richmond (CA011-006, CA011-009A,
CA011-009B). HACCC may also seek state and local funding through bonds, tax credits or any other
available programs.
The HACCC completed a demolition action for 134 units at the Las Deltas (CA006 and CA009A)
property in North Richmond and was approved for a disposition application for the remaining of the 80
units at Las Deltas (CA009b) in North Richmond. 107 units were disposed through the RAD Conversion
process and a separate application process was completed for demolition and disposition of those 107 units
and corresponding release of the DOT.
Timeline:An application for demo/dispo of the RAD units was approved through HUD's Special
Applications Center in October of 2019. Demolition of the units in properties 006 and 009A for the non-
RAD units was completed in October of 2020. HACCC issued a Request For Proposals from developers
to submit suggestions for the development of the contiguous site of the property with an expectation to
enter into an Exclusive Negotiating Agreement with the submitter with the best proposal after getting
community input on the proposed development plans. Community Housing Development Corporation of
North Richmond was selected as the Master Developer and negotiations are on-going.
Additional modernization of existing public housing units is on-going as funding permits. The Capital
Fund Annual Statement/Performance and Evaluation Report details the on-going projects regarding
modernization activity in all developments.
b) Conversion of Public Housing.HACCC continues to work with consultants in order to identify funding
mechanisms to rehabilitate or redevelop all of its public housing properties. An analysis, completed by
CSG in 2015, showed that a viable plan does not exist to adequately fund rehabilitation and ongoing
maintenance at any of HACCC’s public housing properties, HACCC may submit voucher conversion
applications for any of its public housing properties. HACCC also may submit applications to HUD for any
other conversion funding programs that become available. It is expected that the next projects for
consideration to convert to Project Based assistance will be El Pueblo in Pittsburg and Bayo Vista in
Rodeo, CA. HACCC has engaged the services of Zen Development Corporation and Structure
Development Advisors LLC to draft an updated Repositioning Plan for the 12 public housing developments
that reflect updated funding and financing options as well as conversion options that have been revised and
updated.
c) Homeownership.HACCC currently offers a homeownership voucher program.
d) Project-based Vouchers.HACCC has already committed 1972 project-based vouchers (PBV). In
addition, HACCC has approved 288 RAD PBV units for thirteen projects, including one under the RAD 2
component for conversion of a Mod Rehab Single Room Occupancy property and two from the City of
Richmond. The RAD PBVs are replacement housing for units removed from the public housing inventory
at Las Deltas and the Richmond Housing Authority’s Public Housing disposition . The use of PBVs is
consistent with HACCC’s PHA Plan. Among HACCC’s goals are to expand the supply of assisted housing
and to increase assisted housing choices. By utilizing PBVs from HACCC, developers are able to leverage
funding and produce additional units of new or modernized affordable housing. HACCC plans to award
PBV funding throughout its jurisdiction in order to provide affordable housing options for clients in as
broad a geographic area as possible. HACCC may also utilize PBVs in any other public housing
redevelopment/repositioning projects it may undertake. In addition, not included in the above count, 75
43
additional PBVs were awarded under the Veterans Affairs Supportive Housing Program for Existing and
New Construction projects as well as 25 PBVs under the Housing Stability Voucher program. It is the
intention of the HACCC to utilize the entirety of its PBV allocation up to 30% of its ACC voucher
authority.
Moreover, it is anticipated that over the course of the next five years, three other sites from Richmond will
be converted under RAD or Section 18 Demolition and Disposition that will allocate another 267 PBVs for
HACCC to administer.
44
Page 20
2-II.D. VERIFICATION OF DISABILITY
The regulatory civil rights definition for persons with disabilities is provided in Exhibit 2-1 at the
end of this chapter. The definition of a person with a disability for the purpose of obtaining a
reasonable accommodation is much broader than the HUD definition of disability which is used
for waiting list preferences and income allowances.
Before providing an accommodation, HACCC must determine that the person meets the
definition of a person with a disability, and that the accommodation will enhance the family’s
access to HACCC’s programs and services.
If a person’s disability is obvious or otherwise known to HACCC, and if the need for the
requested accommodation is also readily apparent or known, no further verification will be
required [Joint Statement of the Departments of HUD and Justice: Reasonable Accommodations
under the Fair Housing Act].
If a family indicates that an accommodation is required for a disability that is not obvious or
otherwise known to HACCC, HACCC must verifythat the person meets the definition of a
person with a disability, and that the limitations imposed by the disability require the requested
accommodation.
When verifying a disability, HACCC will follow the verification policies provided in Chapter 7.
All information related to a person’s disability will be treated in accordance with the
confidentiality policies provided in Chapter 16 (Program Administration). In addition to the
general requirements that govern all verification efforts, the following requirements apply when
verifying a disability:
Third-party verification must be obtained from an individual identified by the family who
is competent to make the determination. A doctor or other medical professional, a peer
support group, a non-medical service agency, or a reliable third party who is in a position
to know about the individual’s disability may provide verification of a disability [Joint
Statement of the Departments of HUD and Justice: Reasonable Accommodations under
the Fair Housing Act].
o Unless the disability is obvious or known to HACCC, in order to be eligible for a
reasonable accommodation, the person seeking the accommodation must have an
appropriately licensed and knowledgeable professional verify three (3) things:
First, that the requestor meets the definition of having a disability.
Second, that the requested accommodation is medically necessary in order
for the requestor to fully enjoy the housing and other benefits provided by
HACCC housing programs, and that the requestor would be unable to
fully enjoy those program benefits without the requested accommodation.
Finally, that there is an identifiable relationship, or nexus, between the
requestor’s disability and the requested accommodation(s).
HACCC must request only information that is necessary to evaluate the disability-related
need for the accommodation. HACCC may not inquire about the nature or extent of any
disability.
Medical records will not be accepted or retained in the participant file.
In the event that HACCC does receive confidential information about a person’s specific
diagnosis, treatment, or the nature or severity of the disability, HACCC will dispose of it.
45
Page 22
the right to appeal HACCC’s decision through an informal hearing (if applicable) or the
grievance process (see Chapter 14).
2-II.F. Reasonable Accommodation Reassessment
HACCC Policy
The need for a reasonable accommodation may change over time due to a variety of factors.
To ensure program integrity, appropriate use of funds, and continued compliance with fair
housing laws, HACCC may conduct periodic reevaluations of previously approved
accommodations. Families will be notified in writing if any reassessment of a previously
approved accommodation is initiated. The notice will describe the circumstances resulting
in the reassessment and will detail how HACCC will assist the family to re-engage the
interactive process.
Any family with an approved Reasonable Accommodation will be reengaged in the
interactive process when the duration of the disability related to the accommodation is
temporary in nature or not known at the time of approval. Such reassessments will
generally be initiated at the “revisit date” indicated upon approval or at the next scheduled
reexamination (whichever date is later).
In certain circumstances, withdrawing previously approved accommodation may be
necessary without initiating a reassessment. Examples include but are not limited to:
1) The death of a household member for which a Live in Aid was provided as an
accommodation.
2) The removal of a household member for which a single bedroom was provided as
an accommodation.
3) In response to a request from the family to withdraw a previously approved
accommodation.
4) A family’s disengagement from the search to fill a vacated Live-in aide position.
5) Credible evidence that the accommodation is being used in a way that violates
program policies or was based on inaccurate or false information. This includes
determinations made during regularly scheduled inspections of the unit where it is
confirmed that the extra bedrooms approved for necessary medical equipment are
not being used for the intended purpose (PIH 2010-51, OIG 2012-KC-1005).
These circumstances are described in notices to families who have been approved for
Reasonable Accommodations. Additionally, families are notified of any subsidy size
changes in writing and all participating families reserve the right to request a hearing to
appeal any subsidy size determination by HACCC.
Additional circumstances prompting reassessments of previously approved Reasonable
Accommodations may be identified in the course of leasing and continued eligibility
activities.
When possible, reassessments of previously approved accommodations will be initiated
based on general criteria as opposed to individual referrals. Examples include but are not
limited to:
46
Page 23
1) A family seeking tenancy in an apartment complex was approved for an extra
bedroom for the storage of medically necessary equipment (oxygen tanks). Years
later, the family requests tenancy at a single-family home with additional storage
space.
While the need for the accommodation in this scenario will be reassessed,
HACCC should as well, initiate a phased reassessment of all accommodations
approved for the storage of medical equipment where the family has a later move
from a unit type “apartment” to unit type “single family home”.
2) A family member is approved to have a Live-in aide. Years later, the family
reports that the member approved for a Live-in Aide is working as a merchant
marine and is often deployed for several weeks at a time.
While the need for the accommodation in this scenario will be reassessed,
HACCC should as well, initiate a phased reassessment of all accommodations
approved for members to have a Live-in Aide who also have income from work
or self-employment exceeding a certain amount.
2-II.FG. PROGRAM ACCESSIBILITY FOR PERSONS WITH HEARING OR VISION
IMPAIRMENTS
HUD regulations require HACCC to take reasonable steps to ensure that persons with disabilities
related to hearing and vision have reasonable access to HACCC's programs and services [24
CFR 8.6].
At the initial point of contact with each applicant, HACCC shall inform all applicants of
alternative forms of communication that can be used other than plain language paperwork.
HACCC Policy
To meet the needs of persons with hearing impairments, TTD/TTY (text telephone
display / teletype) communication will be available.
To meet the needs of persons with vision impairments, large-print and audio versions of
key program documents will be made available upon request. When visual aids are used
in public meetings or presentations, or in meetings with HACCC staff, one-on-one
assistance will be provided upon request.
Additional examples of alternative forms of communication are sign language
interpretation; having material explained orally by staff; or having a third-party
representative (a Contractor of the Authority, a friend, relative or advocate, requested by
the applicant) to receive, interpret and explain housing materials and be present at all
meetings.
2-II.GH. PHYSICAL ACCESSIBILITY
HACCC must comply with a variety of regulations pertaining to physical accessibility, including
the following.
Notice PIH 2010-26
Section 504 of the Rehabilitation Act of 1973
47
Page 22
the right to appeal HACCC’s decision through an informal hearing (if applicable) or the
grievance process (see Chapter 14).
2-II.F. Reasonable Accommodation Reassessment
HACCC Policy
The need for a reasonable accommodation may change over time due to a variety of factors.
To ensure program integrity, appropriate use of funds, and continued compliance with fair
housing laws, HACCC may conduct periodic reevaluations of previously approved
accommodations. Families will be notified in writing if any reassessment of a previously
approved accommodation is initiated. The notice will describe the circumstances resulting
in the reassessment and will detail how HACCC will assist the family to re-engage the
interactive process.
Any family with an approved Reasonable Accommodation will be reengaged in the
interactive process when the duration of the disability related to the accommodation is
temporary in nature or not known at the time of approval. Such reassessments will
generally be initiated at the “revisit date” indicated upon approval or at the next scheduled
reexamination (whichever date is later).
In certain circumstances, withdrawing previously approved accommodation may be
necessary without initiating a reassessment. Examples include but are not limited to:
1) The death of a household member for which a Live in Aid was provided as an
accommodation.
2) The removal of a household member for which a single bedroom was provided as
an accommodation.
3) In response to a request from the family to withdraw a previously approved
accommodation.
4) A family’s disengagement from the search to fill a vacated Live-in aide position.
5) Credible evidence that the accommodation is being used in a way that violates
program policies or was based on inaccurate or false information. This includes
determinations made during regularly scheduled inspections of the unit where it is
confirmed that the extra bedrooms approved for necessary medical equipment are
not being used for the intended purpose (PIH 2010-51, OIG 2012-KC-1005).
These circumstances are described in notices to families who have been approved for
Reasonable Accommodations. Additionally, families are notified of any subsidy size
changes in writing and all participating families reserve the right to request a hearing to
appeal any subsidy size determination by HACCC.
Additional circumstances prompting reassessments of previously approved Reasonable
Accommodations may be identified in the course of leasing and continued eligibility
activities.
When possible, reassessments of previously approved accommodations will be initiated
based on general criteria as opposed to individual referrals. Examples include but are not
limited to:
48
Page 23
1) A family seeking tenancy in an apartment complex was approved for an extra
bedroom for the storage of medically necessary equipment (oxygen tanks). Years
later, the family requests tenancy at a single-family home with additional storage
space.
While the need for the accommodation in this scenario will be reassessed,
HACCC should as well, initiate a phased reassessment of all accommodations
approved for the storage of medical equipment where the family has a later move
from a unit type “apartment” to unit type “single family home”.
2) A family member is approved to have a Live-in aide. Years later, the family
reports that the member approved for a Live-in Aide is working as a merchant
marine and is often deployed for several weeks at a time.
While the need for the accommodation in this scenario will be reassessed,
HACCC should as well, initiate a phased reassessment of all accommodations
approved for members to have a Live-in Aide who also have income from work
or self-employment exceeding a certain amount.
2-II.FG. PROGRAM ACCESSIBILITY FOR PERSONS WITH HEARING OR VISION
IMPAIRMENTS
HUD regulations require HACCC to take reasonable steps to ensure that persons with disabilities
related to hearing and vision have reasonable access to HACCC's programs and services [24
CFR 8.6].
At the initial point of contact with each applicant, HACCC shall inform all applicants of
alternative forms of communication that can be used other than plain language paperwork.
HACCC Policy
To meet the needs of persons with hearing impairments, TTD/TTY (text telephone
display / teletype) communication will be available.
To meet the needs of persons with vision impairments, large-print and audio versions of
key program documents will be made available upon request. When visual aids are used
in public meetings or presentations, or in meetings with HACCC staff, one-on-one
assistance will be provided upon request.
Additional examples of alternative forms of communication are sign language
interpretation; having material explained orally by staff; or having a third-party
representative (a Contractor of the Authority, a friend, relative or advocate, requested by
the applicant) to receive, interpret and explain housing materials and be present at all
meetings.
2-II.GH. PHYSICAL ACCESSIBILITY
HACCC must comply with a variety of regulations pertaining to physical accessibility, including
the following.
Notice PIH 2010-26
Section 504 of the Rehabilitation Act of 1973
49
Page 39
3-I.M. LIVE-IN AIDE
Live-in aide means a person who resides with one or more elderly persons, or near-elderly
persons, or persons with disabilities, and who: (1) is determined to be essential to the care and
well-being of the persons, (2) is not obligated for the support of the persons, and (3) would not
be living in the unit except to provide the necessary supportive services [24 CFR 5.403].
HACCC must approve a live-in aide if needed as a reasonable accommodation for a person with
disabilities in accordance with 24 CFR 8.
A live-in aide is considered a household member but not a family member. The income of the
live-in aide is not counted in determining the annual income of the family [24 CFR 5.609(c)(5)].
Relatives may be approved as live-in aides if they meet all the criteria defining a live-in aide.
However, a relative who serves as a live-in aide is not considered a family member and would
not be considered a remaining member of a tenant family. HACCC will require the live-in aide to
execute a Live-in Aide Statement/Release agreeing to abide by the terms and conditions of
occupancy set forth in the lease agreement. If the live-in aide violates provisions of the Statement
Release, HACCC may take action against the live-in aide separate from action against the
assisted family.
HACCC Policy
A family’s request for a live-in aide must be made in writing. Written verification that the
live-in aide is essential for the care and well-being of the elderly, near elderly, or disabled
family member will be required from a reliable, knowledgeable professional of the
family’s choosing, such as a doctor, social worker, or case worker, unless the disability-
related need is apparent or known to HACCC. For continued approval, the family must
submit a new, written request—subject to HACCC verification—at each annual
reexamination. In addition, the family and live-in aide will be required to submit a
certification stating that the live-in aide is (1) not obligated for the support of the
person(s) needing the care, and (2) would not be living in the unit except to provide the
necessary supportive services.
A current family member who satisfies the definition of a Live-in Aide and wishes to
serve in that role for the disabled or elderly household member will be notified in writing
that they can choose one of the following two options:
1. They can qualify as a Live-in Aide, which is considered a household member, but
not a family member, and choose not to include their income as part of the Total
Household Income, and sign a waiver of residual residency status permanently
revoking their rights to the unit as a subsidized family member,
OR
1.2.They can qualify as a family member who cares for their disabled or elderly
family member and have their income included as part of the total Houshold
income and retain rights as a potential residual tenant.
HACCC has the discretion not to approve a particular person as a live-in aide, and may
withdraw such approval, if [24 CFR 966.4(d)(3)(i)]:
50
Page 68
EXHIBIT 3-3: LIVE-IN AIDE AGREEMENT
I request to add
(Head of Household)(Live-in aide)
as the designated live-in aide, who will reside with me at.
(Current Unit Address)
I agree to assume the role of the designated live-in aide for this
(Live-in aide)
Household and will reside at .
(Current Unit Address)
The undersigned understand and agree to the following;
The live-in aide will reside in the above mentioned unit because a live-in aide was determined to be
essential to the care and well-being of a member of the subsidized family.
The live-in aide would not be living in the unit/ with the assisted family except to provide the necessary
supportive services . As such, we understand that if the live-in aide is found to be unable or unwilling to
perform the essential care (e.g., they have a conflicting commitment such as work, school, caretaking
resulting in rotating or intermittent availability to prove essential care), we understand that the HACCC may
take appropriate action, including adjusting the family bedroom size, and/or withdrawing approval of the
live-in aide in general, or of the specific person approved to fill the role of the live-in aide.
We understand that HACCC may inspect the unit periodically to ensure that the live-in aide is currently
present and/ or providing the essential care for which the additional bedroom was allocated and that if it is
discovered that the additional bedroom is not being used by the live-in aide, the HACCC may take
appropriate action, including adjusting the family bedroom size, and/or withdrawing approval of the live-in
aide in general, or of the specific person approved to fill the role of the live-in aide.
We understand that Live-in aides may not be considered a “remaining household member”; the live-in
aide has no further right to occupy the premises or retain the subsidy when their service to the participant
ends.
The live-in aide agrees to leave the assisted household when (a) authorized members of the subsidized
household request their removal or (b) if the family member’s need for a Live-in aide or disability ceases
or cannot be supported or (c) if the family member for which the Live-in aide was approved is removed
from the household.
We understand that while the live-in aide and their family members may be permitted to move into the unit
if doing so does not overcrowd the unit, approval of the live-in aide increases the family bedroom size by
no more than 1 bedroom only after the live-in aide is “identified” and approved by HACCC.
We understand that the family bedroom size may only be increased for identified live-in aides approved by
HACCC and that HACCC may take appropriate action, including adjusting the family bedroom size, and/or
withdrawing approval of the live-in aide in general if the family disengages from attempts to fill a vacated
Live-in aide position
We understand that HACCC may refuse to approve a particular person as a live-in aide or may withdraw
such approval if (a) the person commits fraud, bribery, or any other corrupt or criminal act in connection
with any federal housing program or (b) the person commits drug-related criminal activity or violent
criminal activity; or (c) the person currently owes rent or other amounts to the HA or to another HA in
connection with Section 8 or public housing assistance under the 1937 Act, or (d) if other terms of the
ACOP or Administrative Plan bar their participation in the assistance program.
I certify that the information I have provided is true and accurate. I understand and agree to the responsibilities
outlined in this agreement. I understand that this agreement does not alter or limit my rights under applicable
disability laws.
________________________________ ____________________________
(Printed name of Live-in aide)(Signature of Live-in aide) (Date)
________________________________ ____________________________
(Printed name of Head of Household) (Signature of Head of Household)(Date)
51
Page 89
5-I.B. DETERMINING UNIT SIZE
In selecting a family to occupy a particular unit, HACCC may match characteristics of the family
with the type of unit available, for example, number of bedrooms [24 CFR 960.206(c)].
HUD does not specify the number of persons who may live in public housing units of various
sizes. HACCC is permitted to develop appropriate occupancy standards as long as the standards
do not have the effect of discriminating against families with children [PH Occ GB, p. 62].
Although HACCC does determine the size of unit the family qualifies for under the occupancy
standards, HACCC does not determine who shares a bedroom/sleeping room.
HACCC’s occupancy standards for determining unit size must be applied in a manner consistent
with fair housing requirements.
HACCC Policy
HACCC will use the same occupancy standards for each of its developments.
HACCC’s occupancy standards are as follows:
HACCC will assign one bedroom for each two persons within the household,
except in the following circumstances:
Live-in aides will be allocated a separate sleeping area.Approval of a live-
in aide does not automatically result in the approval of an additional
bedroom. Requests for an additional bedroom to accommodate a live-in
aide must include documentation of the need for a separate bedroom.
HACCC will evaluate requests on a case-by-case basis to determine
whether an additional bedroom is reasonable and necessary. The
determination of whether a live-in aide is approved will be made
separately from the determination of whether an additional bedroom is
approved; approval of one does not guarantee approval of the other.No
additional bedrooms will be provided for the live-in aide’s family.
Single person families will be allocated a zero or one bedroom.
Adults of different generations, persons of the opposite sex (other than
spouses), and unrelated adults will not be required to share a bedroom.
HACCC will review the occupancy standards prior to approving the live-
in aide. HACCC cannot use unit size as a reason to refuse to allow a live-
in aide as a reasonable accommodation to a resident’s disability.
HACCC will reference the following standards in determining the appropriate unit
bedroom size for a family:
BEDROOM SIZE MINIMUM NUMBER OF
PERSONS
MAXIMUM NUMBER OF
PERSONS
0 1 2
1 1 3
2 2 5
52
Page 89
5-I.C. EXCEPTIONS TO OCCUPANCY STANDARDS
Types of Exceptions
HACCC Policy
HACCC will consider granting exceptions to the occupancy standards at the family’s
request if HACCC determines the exception is justified by the relationship, age, sex,
health or disability of family members, or other personal circumstances.
For example, aAn exception may be granted if a larger bedroom size or an additional
bedroom is needed for medical equipment due to its size and/or function, or as a
reasonable accommodation for a person with disabilities.
The family’s continued need for an additional bedroom due to special medical equipment
may be required to be re-verified annually at the annual reexamination depending on
whether the verification designates the duration of medical need as permanent or
temporary. HACCC may withdraw approval of the additional bedroom added for
the storage of necessary medical equipment and may adjust the family bedroom
size in accordance with 2-II.F. Reasonable Accommodation Reassessment.
HACCC will notify the family of its determination within 15 calendar days of receiving
the family’s request or within 15 calendar days after receipt of verification by a
knowledgeable professional if the request is based on disability-related reasons. If a
participant family’s request is denied, the notice will inform the family of their right to
request an informal hearing.
An exception may also be granted for a smaller bedroom size in cases where the number
of household members exceeds the maximum number of persons allowed for the unit size
in which the family resides (according to the chart in Section 5- I.B) and the family does
not want to transfer to a larger size unit.
When evaluating exception requests HACCC will consider the size and configuration of
the unit. In no case will HACCC grant an exception that is in violation of local housing or
occupancy codes, regulations, or laws.
Requests from applicants to be placed on the waiting list for a unit size smaller than
designated by the occupancy standards will be approved as long as the unit is not
overcrowded according to local code, and the family agrees not to request a transfer for a
period of two years from the date of admission, unless they have a subsequent change in
family size or composition.
In properties with a vacancy rate greater than 5%, HACCC may offer a family a larger
unit than the one the family qualifies for under HACCC guidelines. However, in these
cases the family must agree to move to a suitable, smaller unit when another family
qualifies for the larger unit and there is an appropriate size unit available for the family to
transfer to.
Processing of Exceptions
HACCC Policy
All requests for exceptions to the occupancy standards must be submitted in writing,
which may include email.
53
Page 91
5-I.C. EXCEPTIONS TO OCCUPANCY STANDARDS
Types of Exceptions
HACCC Policy
HACCC will consider granting exceptions to the occupancy standards at the family’s
request if HACCC determines the exception is justified by the relationship, age, sex,
health or disability of family members, or other personal circumstances. For example, an
exception may be granted if a larger bedroom size or an additional bedroom is needed for
medical equipment due to its size and/or function, or as a reasonable accommodation for
a person with disabilities.
The family’s continued need for an additional bedroom due to special medical equipment
may be required to be re-verified annually at the annual reexamination depending on
whether the verification designates the duration of medical need as permanent or
temporary. HACCC may withdraw approval of the additional bedroom added for
the storage of necessary medical equipment and may adjust the family bedroom
size in accordance with 2-II.F. Reasonable Accommodation Reassessment.
HACCC will notify the family of its determination within 15 calendar days of receiving
the family’s request or within 15 calendar days after receipt of verification by a
knowledgeable professional if the request is based on disability-related reasons. If a
participant family’s request is denied, the notice will inform the family of their right to
request an informal hearing.
An exception may also be granted for a smaller bedroom size in cases where the number
of household members exceeds the maximum number of persons allowed for the unit size
in which the family resides (according to the chart in Section 5- I.B) and the family does
not want to transfer to a larger size unit.
When evaluating exception requests HACCC will consider the size and configuration of
the unit. In no case will HACCC grant an exception that is in violation of local housing or
occupancy codes, regulations, or laws.
Requests from applicants to be placed on the waiting list for a unit size smaller than
designated by the occupancy standards will be approved as long as the unit is not
overcrowded according to local code, and the family agrees not to request a transfer for a
period of two years from the date of admission, unless they have a subsequent change in
family size or composition.
In properties with a vacancy rate greater than 5%, HACCC may offer a family a larger
unit than the one the family qualifies for under HACCC guidelines. However, in these
cases the family must agree to move to a suitable, smaller unit when another family
qualifies for the larger unit and there is an appropriate size unit available for the family to
transfer to.
Processing of Exceptions
HACCC Policy
All requests for exceptions to the occupancy standards must be submitted in writing,
which may include email.
54
Page 296
New Family and Household Members Requiring Approval
With the exception of children who join the family as a result of birth, adoption, or court-
awarded custody, a family must request HACCC approval to add a new family member [24 CFR
966.4(a)(1)(v)] or other household member (live-in aide or foster child) [24 CFR 966.4(d)(3)].
HACCC may adopt reasonable policies concerning residence by a foster child or a live-in aide
and defining the circumstances in which HACCC consent will be given or denied. Under such
policies, the factors considered by HACCC may include [24 CFR 966.4(d)(3)(i)]:
Whether the addition of a new occupant may necessitate a transfer of the family to
another unit, and whether such units are available.
HACCC’s obligation to make reasonable accommodation for persons with disabilities.
HACCC Policy
Families must request HACCC approval to add a new family member (other than due to
birth, adoption, or court-awarded custody), live-in aide, foster child, or foster adult. This
includes any person not on the lease who is expected to stay in the unit for more than 14
days in a row (consecutive days) or a total of 30 days in any 12 month period (30
cumulative calendar days during any 12-month period) and therefore no longer qualifies
as a “guest.” (See Guest Policy, 3-I.J. for more information.) Requests must be made in
writing and approved by HACCC prior to the individual moving into the unit.HACCC
will only approve spouses to be added to the lease. The addition of any other adult would
be superseding the waiting list.
A family also includes two or more individuals who are not related by blood, marriage,
adoption, or other operation of law, but who either can demonstrate that they have lived
together previously or certify that each individual’s income and other resources will be
available to meet the needs of the family.
Each family must identify the individuals to be included in the family at the time of
application and must notify HACCC if the family’s composition changes. After the
family has been admitted into the program, additions may be made in the following
circumstances at the sole discretion of HACCC:
1. Birth of a child to a current family member.
2. Adoption of a child by a current family member.
3. Court-awarded custody of greater than 50 percent of a child to a current family
member.
4. Legal guardianship of a minor or conservatorship of a dependent adult family
member granted to a current family member.
5. As result of marriage by a current family member.
6. As result of a civil union created under any state law by a current family
member.
7. As a result of a registered domestic partnership under any state law by a current
family member.
8. As a result of a returning family member from active military service.
9. As a result of returning or placement of a parent to an existing minor in the
family.
55
Page 297
10. As a result of placement of a foster child(ren) or foster adult(s) if their presence
would not result in a violation of HQS space standards according to 24 C.F.R. §
982.401.
11. As a result of returning or placement of elderly parents or grandparents to be
cared for by current family members as certified by a medical professional.
12. Consolidation of two families assisted by the PHA, resulting in the
relinquishment of one family’s subsidy, when the consolidation is necessary for
the care of an elderly or disabled family member.
If adding a person to a household (other than a child by birth, adoption, or court-awarded
custody) will require a transfer to a larger size unit (under the transfer policy in Chapter
12), HACCC will approve the addition only if the family can demonstrate that there are
medical needs or other extenuating circumstances, including reasonable accommodation,
that should be considered by HACCC. Exceptions will be made on a case-by-case basis.
HACCC will not approve the addition of a new family or household member unless the
individual meets HACCC’s eligibility criteria (see Chapter 3) and documentation
requirements (See Chapter 7, Part II).
If HACCC determines that an individual does not meet HACCC’s eligibility criteria or
documentation requirements, HACCC will notify the family in writing of its decision to
deny approval of the new family or household member and the reasons for the denial.
HACCC will make its determination within 10 calendar days of receiving all information
required to verify the individual’s eligibility.
56
Page 319
Pet Agreement
HACCC Policy
Residents who have been approved to have a pet must enter into a pet agreement with
HACCC, or the approval of the pet will be withdrawn.
The pet agreement is the resident’s certification that he or she has received a copy of
HACCC’s pet policy and applicable house rules, that he or she has read the policies
and/or rules, understands them, and agrees to comply with them.
The resident further certifies by signing the pet agreement that he or she understands that
noncompliance with HACCC’s pet policy and applicable house rules may result in the
withdrawal of HACCC’s approval of the pet or termination of tenancy.
10-II.C. STANDARDS FOR PETS [24 CFR 5.318; 960.707(b)]
HACCC may establish reasonable requirements related to pet ownership including, but not
limited to:
Limitations on the number of animals in a unit, based on unit size
Prohibitions on types of animals that HACCC classifies as dangerous, provided that such
classifications are consistent with applicable state and local law
Prohibitions on individual animals, based on certain factors, including the size and
weight of the animal
Requiring pet owners to have their pets spayed or neutered
Requiring pet owners to have their pets up-to-date on certain vaccinations
Cat declawing is not a requirement or condition of pet ownership in public housing and HUD
encourages HACCC to refrain from engaging in this practice [New PH OCC GB,Pet
Ownership,p. 9].
HACCC’s may not require pet owners to have any pet’s vocal cords removed.
HACCC may not require pet owners to obtain or carry liability insurance.
Definition of “Common Household Pet”
There is no regulatory definition of common household pet for public housing programs,
although the regulations for pet ownership in both elderly/disabled and general occupancy
developments use the term. The regulations for pet ownership in elderly/disabled developments
expressly authorize HACCC to define the term [24 CFR 5.306(2)].
57
Attachment B.2.
Summary of December, 2025 Admissions and Continued Occupancy
Plan (ACOP) Changes
In addition to any grammatical changes, edits were made to the standard HUD language in the
plan that introduces the subject matter. These are not policy changes but regulatory edits from
the Code of Federal Regulations. The following changes were made to the Admissions and
Continued Occupancy Plan (ACOP) as it pertains to HACCC Policy:
•Clarified our reasonable accommodation procedure to include that the person seeking the
accommodation must have an appropriately licensed and knowledgeable professional
verify that the requestor meets the definition of having a disability, that the requested
accommodation is medically necessary, and that the requestor would be unable to fully
enjoy those program benefits without the requested accommodation.
•Added a section (2-II.F. Reasonable Accommodation Reassessment) allowing HACCC to
conduct periodic reevaluations of previously approved accommodations, clarifying
certain situations in which reasonable accommodations would be withdrawn, and
clarifying that reassessments will be initiated based on generalized criteria as opposed to
individual referrals.
•Added Exhibit 3-3: Live-In Aide Agreement, clarifying the roles, responsibilities, and
limitations of a program participants’ live-in aide.
•Clarified that HACCC will notify the family of a determination regarding an exception to
occupancy standards within 15 calendar days of receiving the family’s request or within
15 calendar days after receipt of verification by a knowledgeable professional if the
request is based on disability-related reasons.
•Clarified the definition of a “family”, and that each family must identify the individuals
to be included in the family at the time of application and notify HACCC if the family’s
composition changes. Added a specific list of circumstances in which additions may be
made to a family’s composition.
•Added language allowing HACCC to require that pets, service animals, and support
animals are kept up to date on vaccinations.
58
ATTACHMENT B.3.
HOUSING AUTHORITY OF THE COUNTY OF CONTRA COSTA
Progress on Goals and Objectives Listed in Five-Year Plan
Goal: Expand the Supply of Assisted Housing
• Continue to offer and leverage project-based vouchers to the extent possible to spur
affordable housing development, particularly in conjunction with the County's HOME
and CDBG loan programs. Executed 4 new HAP Contracts in 2025 and working with
other developers to bring additional projects on line;
• Seek additional VASH funding. To date, HACCC has been awarded 478 VASH
Vouchers and continues to work with VA Medical Center to house veterans.
Submitted a new Registration of Interest for additional VASH vouchers in 2025/2026;
• Seek to project-base VASH vouchers by identifying developers who may be
interested in such funding if it becomes available. Executed a VASH PBV HAP
Contract with Tabora Gardens;
• Continue to work with consultants in order to identify funding mechanisms to
rehabilitate, modernize or redevelop all of its public housing properties. If the analysis
indicates redevelopment or conversion to RAD or other project-based solutions are
viable options, then pursue such funding as a means to spur development of new
affordable housing in addition to rehabilitation/preservation of existing public housing.
Hired Zen Development Consultants/Structure PDX to assist with a new analysis of
best options for each of the 12 public housing properties;
• Hired Zen Development Consultants/Structure PDX to explore the expansion of
affordable housing on existing public housing properties through the RAD/Section 18
disposition conversion process.
• Continue to work with Health, Housing and Homeless Services and other service
providers to operationalize a Moving On program for transitional housing graduates
as well as identify new housing opportunities to collaborate on. In the interim,
meaningful relationships have been established for Mainstream and Stability Voucher
assistance with H3;
• Seek any HUD funding for additional voucher units that becomes available;
• Seek other relevant housing funds that become available.
• Open the HCV waiting list once the existing waiting lists are exhausted.
• Selected a Master Developer for the redevelopment of the former Las Deltas Main
Campus;
• Explore the development of additional public housing units throughout its public
housing properties by adding in-fill units as part of the HACCC’s RAD Faircloth
authority.
• Started selling the 18 scattered-site market rate parcels at Las Deltas
59
Goal: Improve the Quality of Assisted Housing
2025 –2030 Future Actions
• Major modernization programs are expected to begin at one or more of the public
housing properties once sources of funding are identified and secured. Based on
preliminary analysis, modernization is expected to continue well beyond the next
five-year plan; A Phase II EPC may be considered as part of the modernization
process.
• Anticipate the expenditure of approximately $11 million of HUD funding for a variety
of modernization projects that include:
o Phase 1B modernization of Alhambra Terrace development;
o Initiate planning for redevelopment and conversion of El Pueblo to PBV;
o Initiate planning for redevelopment and conversion of Bayo Vista to PBV;
o Initiate planning for transition of the Los Arboles Development to PBV;
o Phased-in plumbing and electrical upgrades at El Pueblo, Los Nogales,
and Los Arboles.
o Exterior paint remediation at El Pueblo.
o Installation of GFCI’s throughout the developments to be in compliance
with NSPIRE standards.
o Complete retrofit of balconies at PH properties.
o Improve ADA accessibility including vertical lift/transport at PH properties
• Improvement to the inter-communication facility at KIDD Manor to
facilitate tenants and visitors’ accessibility
• Improvement to the Back-up Generator Room at KIDD Manor to
improve stair well, hallways, and elevator accessibility and transport
• Will continue to implement new styles of exterior/interior finishes and designs to
improve and modernize the appearance of units and increase marketability
• Phased site improvements at all public housing properties are in the planning stage
pursuant to Physical Needs Assessments.
• Work will include supplemental ADA improvements and landscape modernization.
• Conversion of the electrical infrastructure that is Housing Authority owned to PG&E
ownership. This includes upgrading the current aerial lines to underground
powerlines.
• HACCC will continue to improve work order turnaround time through automation,
upgraded software and training. Implement an automated work order response and
tracking system.
• HACCC will improve inspection protocols by implementing new software that will
more easily allow integrating the outcome of inspections into the work order system.
• HACCC staff will continue to emphasize good housekeeping and curb appeal with
tenants and maintenance staff;
60
• Fully implement the National Standards for Physical Inspection of Real Estate
(NSPIRE) standards to improve the quality of HCV assisted housing.
• Will continue to partner with regional housing authorities and cities to conduct
landlord workshops and informational meetings regarding the voucher program;
• HACCC will develop quarterly in-person landlord workshops and implement a
monthly e-mail newsletter for landlords partnering in the HCV Program
• HACCC will expand landlord partnerships by implementing monetary incentives and
reimbursements to landlords. One-time payments may increase recruitment and
retention.
Goal: Provide an Improved Living Environment
2025 –2030 Future Actions
• Seek to re-establish the De-concentration Bonus in SEMAP;
• Utilize increased site presence by managers to encourage formation of more
resident councils;
• Utilize increased site presence by managers to hold more frequent meetings with
tenants;
• Increase and improve common area lighting in all housing communities;
• Continue funding additional police/Sheriff patrols as long as budget permits;
• Continue to work with law enforcement to improve response time;
• Increase use of surveillance cameras as needed. Installed security cameras at El
Pueblo in partnership with Pittsburg Police and Casa de Serena in Bay Point. Will
look at grant opportunities to install cameras at our Antioch and San Pablo
developments.
• Seek funding to improve security at public housing sites;
• Seek grants or other funding that will facilitate expanded services for HACCC's
clients;
• Seek partnerships with local community agencies to increase and strengthen
services offered to public housing tenants and voucher clients;
• Open an East County office for residents assisted by the HCV program;
• Update the Public Housing Dwelling lease and continue to improve lease
enforcement, screening policies and procedures.
• In collaboration with the San Pablo Police Department, launch a Mental
Health Evaluation team that will provide mental health services for our San
Pablo Residents.
• Increase HACCC’s partnership with Contra Costa Library to host book fairs at
all Public Housing developments.
• Implement key fob system at Kidd Manor to improve resident safety.
• Seek other HUD funding/grants to further improve security, ADA accessibility,
eliminate health and safety hazards through all its public housing properties.
61
Goal: Promote Self-sufficiency and Asset Development of Assisted Households
2025 –2030 Future Actions
• Continue to operate HACCC's self-sufficiency programs despite surpassing HUD's
participation/graduation requirements;
• Expand voucher self-sufficiency services (if not escrow accounts) to public housing
tenants where feasible;
• Seek other funding that will facilitate expanded services for HACCC's clients;
• Expand the FSS Program Coordinating Committee (PCC) to seek partnerships with
local community agencies to increase and strengthen services offered to public
housing tenants and voucher clients;
• FSS to seek additional funding from HUD (applied 10.02.2024)
• $250,000 in forfeited escrow will enable the funding for an MOU with a Kaiser
Phlebotomy course at no cost to the FSS Participant. Future MOU’s will be
dependent on FSS participant interest.
• Provide or attract supportive services designed to improve resident employability;
• Provide or attract supportive services to increase independence for the elderly or
families with disabilities;
• Develop a regular newsletter for participants; share information about HACCC
programs (FSS/Homeownership Program) and any future supportive services
partnerships; answer frequently asked questions; explain common aspects of HCV
Program participation.
• FSS orientations will be in-person to facilitate participant involvement.
• Continue existing policies that permit voucher homeownership;
• Continue to enforce the Community Services Requirements policy;
• Continue providing homeownership workshops with lenders
• Provide Section 3 employment and training opportunities for residents where
feasible;
Goal: Ensure Equal Opportunity in Housing
2025 –2030 Future Actions
• Provide updated fair housing and ADA training for all staff on an annual basis.
• Provide updated training on the Violence Against Women Act for all staff.
• Provide updated training on Limited English Proficiency requirements for all staff.
62
• Continue to expand network of service providers who can assist with outreach for
day-to-day client services, wait list openings and other events.
• Work with network of social service providers to conduct outreach to families and
individuals who are disabled, homeless or who have limited English proficiency
when HACCC open its HCV and public housing wait lists.
• Continue providing services in multiple languages as appropriate.
• Review and revise HACCC's existing reasonable accommodation policies and
procedures as needed.
63
64
65
66
_______________________________________________________________________________________________________
Previous version is obsolete Page 1 of 1 form HUD-50077-SL (09/30/2027)
Certification by State or Local U. S Department of Housing and Urban Development
Official of PHA Plans Consistency Office of Public and Indian Housing
with the Consolidated Plan or OMB No. 2577-0226
State Consolidated Plan Expires: 09/30/2027
(All PHAs)
Certification by State or Local Official of PHA Plans
Consistency with the Consolidated Plan or State Consolidated Plan
I, ______________________________, the _____________________________________
Official’s Name Official’s Title
certify that the 5-Year PHA Plan for fiscal years ________ and/or Annual PHA Plan for fiscal
year _______ of the ____________________________________________ is consistent with the
PHA Name
Consolidated Plan or State Consolidated Plan including any applicable fair housing goals or
strategies to:
______________________________________________________________________________
Local Jurisdiction Name
pursuant to 24 CFR Part 91 and 24 CFR Part 903.15.
Provide a description of how the PHA Plan’s contents are consistent with the Consolidated Plan or
State Consolidated Plan.
I/We, the undersigned, certify under penalty of perjury that the information provided above is true and correct. WARNING: Anyone who knowingly
submits a false claim or makes a false statement is subject to criminal and/or civil penalties, including confinement for up to 5 years, fines, and civil
and administrative penalties. (18 U.S.C. §§ 287, 1001, 1010, 1012, 1014; 31 U.S.C. §3729, 3802).
Name of Authorized Official:Title:
Signature:Date:
This information is collected to ensure consistency with the consolidated plan or state consolidated plan.
Public reporting burden for this information collection is estimated to average 0.16 hours per year per response, including the time for reviewing instructions,
searching existing data sources, gathering, and maintaining the data needed, and completing and reviewing the collection of information. Send comments regarding
this burden 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 to OMB
Approval No. 2577-0226. HUD may not collect this information, and respondents are not required to complete this form, unless it displays a currently valid 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 of Title
12, U.S. Code, Section 1701 et seq., and regulations promulgated thereunder at Title 12, Code of Federal Regulations. Responses to the collection of information
are required to obtain a benefit or to retain a benefit. The information requested does not lend itself to confidentiality.
Gabriel Lemus Deputy Director, Housing and Community Improvement
2026 Housing Authority of the County of Contra Costa
Contra Costa County
The Consolidated Plan is created and implemented with the input of the Housing Authority and its residents.
The plan addresses the services available to low and very low income households
and how each agency is providing affordable housing to low-income and very-low income residents.
10/15/2025
Gabriel Lemus Deputy Director, CCC-DCD
67
Previous version is obsolete Page 1 of 3 formHUD-50077-ST-HCV-HP (09/30/2027)
Certifications of Compliance with
PHA Plan and Related Regulations
(Standard, Troubled, HCV-Only, and
High Performer PHAs)
U.S. Department of Housing and Urban Development
Office of Public and Indian Housing
OMB No. 2577-0226
Expires: 09/30/2027
PHA Certifications of Compliance with PHA Plan, Civil Rights, and Related Laws and Regulations
including PHA Plan Elements that Have Changed
Acting on behalf of the Board of Commissioners of the Public Housing Agency (PHA) listed below, as its Chairperson or other
authorized PHA official if there is no Board of Commissioners, I approve the submission of the___ 5-Year and/or___ Annual PHA
Plan, hereinafter referred to as “the Plan,” of which this document is a part, and make the following certification and agreements
with the Department of Housing and Urban Development (HUD) for the PHA fiscal year beginning ________, in which the PHA
receives assistance under 42 U.S.C. 1437f and/or 1437g in connection with the submission of the Plan and implementation thereof:
1. The Plan is consistent with the applicable comprehensive housing affordability strategy (or any plan incorporating
such strategy) for the jurisdiction in which the PHA is located (24 CFR § 91.2).
2. The Plan contains a signed certification by the appropriate State or local official (form HUD-50077-SL) that the
Plan is consistent with the applicable Consolidated Plan, which includes any applicable fair housing goals or
strategies, for the PHA's jurisdiction and a description of the way the PHA Plan is consistent with the applicable
Consolidated Plan (24 CFR §§ 91.2, 91.225, 91.325, and 91.425).
3. The PHA has established a Resident Advisory Board or Boards, the membership of which represents the residents
assisted by the PHA, consulted with this Resident Advisory Board or Boards in developing the Plan, including
any changes or revisions to the policies and programs identified in the Plan before they were implemented, and
considered the recommendations of the Resident Advisory Board (24 CFR 903.13). The PHA has included in the
Plan submission a copy of the recommendations made by the Resident Advisory Board or Boards and a
description of the way the Plan addresses these recommendations.
4. The PHA provides assurance as part of this certification that:
i. The Resident Advisory Board had an opportunity to review and comment on the changes to the policies and
programs before implementation by the PHA;
ii. The changes were duly approved by the PHA Board of Directors (or similar governing body); and
iii. The revised policies and programs are available for review and inspection, at the principal office of the
PHA during normal business hours. Where possible, PHAs should make documents available
electronically, for public inspection upon request.
5. The PHA made the proposed Plan and all information relevant to the public hearing available for public
inspection at least 45 days before the hearing, published a notice that a hearing would be held and conducted a
hearing to discuss the Plan and invited public comment. The PHA ensured all notices and meetings provided
effective communication with persons with disabilities and further provided meaningful language access for
persons with Limited English Proficiency (LEP).
6. The PHA certifies that it will carry out the public housing program of the agency in conformity with Title VI of
the Civil Rights Act of 1964 (42 U.S.C. 2000d-2000d—4), the Fair Housing Act (42 U.S.C. 3601-19), Section
504 of the Rehabilitation Act of 1973 (29 U.S.C. 794), Title II of the Americans with Disabilities Act (42 U.S.C.
12101 et seq.), the Violence Against Women Act (34 U.S.C. § 12291 et seq.), and other applicable civil rights
requirements, and that it will affirmatively further fair housing in the administration of all HUD programs. In
addition, if it administers a Housing Choice Voucher Program, the PHA certifies that it will administer the
program in conformity with Title VI of the Civil Rights Act of 1964, the Fair Housing Act, Section 504 of the
Rehabilitation Act of 1973, Title II of the Americans with Disabilities Act, the Violence Against Women Act,
and other applicable civil rights requirements, and that it will affirmatively further fair housing in the
administration of all HUD programs.
7. The PHA will affirmatively further fair housing, in compliance with the Fair Housing Act, 24 CFR § 5.150 et
seq., 24 CFR § 903.7(o), and 24 CFR § 903.15, which means that it will take meaningful actions, in addition to
combating discrimination, that overcome patterns of segregation and foster inclusive communities free from
barriers that restrict access to opportunity based on protected characteristics. Specifically, affirmatively furthering
68
Housing Authority of the County of Contra Costa
Resolution No. 5273
4/1/2026
___________________________________________________________________________________________________________
Previous version is obsolete Page 2 of 3 form HUD-50077-ST-HCV-HP (09/30/2027)
fair housing means taking meaningful actions that, taken together, address significant disparities in housing needs
and in access to opportunity, replacing segregated living patterns with truly integrated and balanced living
patterns, transforming racially or ethnically concentrated areas of poverty into areas of opportunity, and fostering
and maintaining compliance with civil rights and fair housing laws (24 CFR § 5.151). Pursuant to 24 CFR §
903.15(c)(2), a PHA's policies should be designed to reduce the concentration of tenants and other assisted
persons by race, national origin, and disability. PHA policies should include affirmative steps stated in 24 CFR §
903.15(c)(2)(i) and 24 CFR § 903.15(c)(2)(ii). Furthermore, under 24 CFR § 903.7(o), a PHA must submit a civil
rights certification with its Annual and 5-year PHA Plans, except for qualified PHAs who submit the Form HUD-
50077-CR as a standalone document. The PHA certifies that it will take no action that is materially inconsistent
with its obligation to affirmatively further fair housing.
8. For PHA Plans that include a policy for site-based waiting lists:
The PHA regularly submits required data to HUD's 50058 PIC/IMS Module and/or its successor system:
the Housing Information Portal (HIP) in an accurate, complete and timely manner (as specified in PIH
Notice 2011-65);
The system of site-based waiting lists provides for full disclosure to each applicant in the selection of the
development in which to reside, including basic information about available sites; and an estimate of the
period of time the applicant would likely have to wait to be admitted to units of different sizes and types
at each site;
Adoption of a site-based waiting list would not violate any court order or settlement agreement or be
inconsistent with a pending complaint brought by HUD;
The PHA shall take reasonable measures to assure that such a waiting list is consistent with affirmatively
furthering fair housing; and
The PHA provides for review of its site-based waiting list policy to determine if it is consistent with civil
rights laws and certifications, as specified in 24 CFR 903.7(o)(1).
9. The PHA will comply with the prohibitions against discrimination based on age pursuant to the Age
Discrimination Act of 1975.
10. In accordance with the Fair Housing Act, the PHA will not base a determination of eligibility for
housing on actual or perceived sexual orientation, or marital status and will not otherwise discriminate
because of sex (including sexual orientation).
11. The PHA will comply with the Architectural Barriers Act of 1968 and 24 CFR Part 41, ‘Policies and Procedures
for the Enforcement of Standards and Requirements for Accessibility by the Physically Handicapped’ for people
with physical disabilities.
12. The PHA will comply with the requirements of Section 3 of the Housing and Urban Development Act of 1968,
Employment Opportunities for Low-or Very-Low Income Persons, and with its implementing regulation at 24
CFR Part 135.
13. The PHA will comply with the acquisition and relocation requirements of the Uniform Relocation Assistance and
Real Property Acquisition Policies Act of 1970 and implement the regulations at 49 CFR Part 24 as applicable.
14. The PHA will take appropriate affirmative action to award contracts to minority and women's business enterprises
under 24 CFR 5.105(a).
15. The PHA will provide the responsible entity or HUD any documentation that the responsible entity or HUD needs
to carry out its review under the National Environmental Policy Act and other related authorities in accordance
with 24 CFR Part 58 or Part 50, respectively.
16. With respect to public housing the PHA will comply with Davis-Bacon or HUD determined wage rate
requirements under Section 12 of the United States Housing Act of 1937 and the Contract Work Hours and Safety
Standards Act.
17. The PHA will keep records in accordance with 2 CFR 200.302 and facilitate an effective audit to determine
compliance with program requirements.
18. The PHA will comply with the Lead-Based Paint Poisoning Prevention Act, the Residential Lead-Based Paint
Hazard Reduction Act of 1992, and 24 CFR Part 35.
19. The PHA will comply with the policies, guidelines, and requirements of 2 CFR Part 200, Uniform Administrative
Requirements, Cost Principles, and Audit Requirements for Federal Financial Assistance, including but not
limited to submitting the assurances required under 24 CFR §§ 1.5, 3.115, 8.50, and 107.25 by submitting an SF-
424, including the required assurances in SF-424B or D, as applicable.
69
___________________________________________________________________________________________________________
Previous version is obsolete Page 3 of 3 form HUD-50077-ST-HCV-HP (09/30/2027)
20. The PHA will undertake only activities and programs covered by the Plan in a manner consistent with its Plan and
will utilize covered grant funds only for activities that are approvable under the regulations and included in its
Plan.
21. All attachments to the Plan have been and will continue to always be available at all locations that the PHA Plan
is available for public inspection. All required supporting documents have been made available for public
inspection along with the Plan and additional requirements at the primary business office of the PHA and at all
other times and locations identified by the PHA in its PHA Plan and will continue to be made available at least at
the primary business office of the PHA and, where possible, should be made available for public inspection in an
electronic format.
22. The PHA certifies that it is following all applicable Federal statutory and regulatory requirements, including the
Declaration of Trust(s).
_________________________________________ __________________________________________
PHA Name PHA Number/HA Code
_____ Annual PHA Plan for Fiscal Year 20____
_____ 5-Year PHA Plan for Fiscal Years 20____ - 20____
I/We, the undersigned, certify under penalty of perjury that the information provided above is true and correct. WARNING: Anyone who knowingly submits a false
claim or makes a false statement is subject to criminal and/or civil penalties, including confinement for up to 5 years, fines, and civil and administrative penalties. (18
U.S.C. §§ 287, 1001, 1010, 1012, 1014; 31 U.S.C. §3729, 3802)
_______________________________________________________________________________________
Name of Executive Director: Name Board Chairman:
Signature: Date: Signature: Date:
This information is collected to ensure compliance with PHA Plan, Civil Rights, and related laws and regulations including PHA plan elements that have changed.
Public reporting burden for this information collection is estimated to average 0.16 hours per year per response, including the time for reviewing instructions, searching existing data
sources, gathering, and maintaining the data needed, and completing and reviewing the collection of information. Send comments regarding this burden 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 to OMB Approval No. 2577-0226. HUD may not collect this information, and respondents are
not required to complete this form, unless it displays a currently valid 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 of Title 12, U.S. Code,
Section 1701 et seq., and regulations promulgated thereunder at Title 12, Code of Federal Regulations. Responses to the collection of information are required to obtain a benefit or to
retain a benefit. The information requested does not lend itself to confidentiality.
70
Housing Authority of the County of Contra Costa CA011
26
Joseph Villarreal Candace Andersen
RAB Meeting
September 25, 2025
RAB Meeting Comments
Question:
Cynthia Jordan: You talk about all the different rules about people with families and family
members moving in, moving out, and this and that. So, is there any rule on a person that moves
into, like, the house I stay in. We call them projects, right? And they get the house, but they
actually don’t live there. Maybe come there once a week, turn the light on, turn the light off, look
out the window, whatever. Is there a rule pertaining to that?
Answer:
There absolutely is a rule. If somebody you know is leasing a unit and not really living there.
Generally, we need to know those kinds of things. And then we do an investigation and find out
its fraud, and we handle it. When we find out there is misuse, people lose their homes.
Question:
Saleemah Alhark: How is income calculated or assets, referring to 401C or 403B and the limits?
Answer:
There is a limit to assets, you can’t have more than $100,000 in assets. Retirement is excluded,
for example 401K & 401 and FSS accounts are also excluded. When you retire the amount,
they pay you each month is considered income.
Question:
Patricia Rivas: How do we know when there are grants available to apply for?
Answer:
There is a website grants.gov. You can also go to HUD website and search NOFO
RAB Meeting
October 2, 2025
71
RAB Meeting Comments
Question:
Mendi: Is there anything in writing about Mental Health issues and behavioral issues and if that
ties in with reasonable accommodations, or what other section might I find that?
Answer:
I don’t know if you can have specific disability, but anyone the has that has a disability and
needs accommodation may request a reasonable accommodation.
Question:
Deborah Drake: If you have a child with custody of 50-50 not 51-50 1% more how does that
work?
Answer:
Ultimately one will have to claim them as their household member for us to provide rental
assistance, the other one cannot claim them and then apply for rental assistance somewhere
else. If we can’t make the call, we will bring in someone that can.
Question:
Mendi: Where might I find any regulations about fire and safety issues, what Housing is
responsible for and what is the Tenant responsible for and evacuation?
Answer:
I don’t think it is in the lease. It’s certainly in the inspection requirements that we have with the
program. Evacuation is Health and Safety that comes down to building code standards. There
are local codes, state codes and federal codes we are required to abide by the most restrictive
of those.
Question:
Timothy Stelly: We got the new street sign for Chiquita Court, but it is still wrong on the other
side street and Google Maps?
Answer:
The signage comes from the County Public Works; Noor can reach out to them.
RAB Meeting
October 9, 2025
RAB Meeting Comments
72
Question:
Deborah Drake: Will you have the format at the final meeting?
Answer:
No. If I can I will provide a rough draft.
Question:
Mendi: If I want to ask a question or have a suggestion regarding Section 13, N and O and BB
section I can email you or Tony?
Answer:
Absolutely.
Question:
Mendi: Non-dwelling equipment, what might that refer to?
Answer:
It can be HVAC systems. If it’s not part of a dwelling unit then it fits into the category.
Question:
Saleemah Alhark: The COVID evictions you talked about was it because of late or not paying?
Answer:
It’s because they didn’t pay.
Question:
Saleemah Alhark: Send the wish list to you?
Answer:
Yes
Question:
Saleemah Alhark: Could you explain the over income policy?
Answer:
In Public Housing If you are over the HUD provided income, we will send you a notice telling
you your over income. In a year we will recalculate if you are still over income, we will send
another letter letting you know that if your over income for 24 consecutive months you can no
longer be part of our program. And you have 6 months to relinquish your unit.
RAB Meeting
October 16, 2025
RAB Meeting Comments
Question:
73
Joanne Segura: Regarding adding a family member. I have a grandson that attempted to
commit suicide, he holds a job but is unable to pay full market rent. Could he be added to my
lease?
Answer:
It doesn’t qualify to add him to the lease.
Question:
Who’s going to make the determination of whether we need to a reassessment and what’s the
time frame?
Answer:
There is no time frame, but if we get into a scenario where over the years people have been
turning in their SSI, and all a sudden they’re not, we should check into it.
Question:
Joanne Segura: They recently told me at the Social Security Office I would no longer receive
SSI but I will receive SS it’s the same amount of money.
Answer:
Your doctor needs to certify that you are still disabled.
Question:
Who is the custodian of all these documents?
Answer:
All the executed documents will end up in the Annual Plan 2026 folder in the S drive the shared
drive.
Question:
Debra: Are the scattered sites at Las Deltas started selling?
Answer:
Yes, one has sold.
Question:
Debra: Is there any sale happening with Bayo Vista in Rodeo?
Answer:
Bayo Vista is part of a broader plan to convert everything to Project Based Vouchers.
Question:
Debra: If you move some units at Bayo Vista will those units be replaced somewhere else?
Answer:
Yes.
Question:
How do you determine the value of the properties that are rented under the program?
Answer:
74
Any time someone leases a unit in our program and anytime there’s a rent adjustment of a unit
there must be a comparability study done.
Question:
Do you average the rent?
Answer:
No.
Question:
Debra: D1C Step 5 Question about skipping a family on the waitlist?
Answer:
If there are people that need specifically built-out units for disability, we can skip down the
waitlist and pick them.
75
1025 ESCOBAR STREET
MARTINEZ, CA 94553CONTRA COSTA COUNTY
Legislation Details (With Text)
File #: Version:125-5167 Name:
Status:Type:Discussion Item Agenda Ready
File created:In control:12/4/2025 HOUSING AUTHORITY
On agenda:Final action:12/9/2025
Title:CONSIDER accepting a report on the status of the U.S. Department of Housing and Urban
Development’s (HUD) homeless programs funding cuts.
Attachments:1. Homeless Programs Funding Cuts
Action ByDate Action ResultVer.Tally
accepted the reportHOUSING AUTHORITY12/9/2025 1
To:Contra Costa County Housing Authority Board of Commissioners
From:Joseph Villarreal, Executive Director
Report Title:REPORT ON THE STATUS OF THE U.S. DEPARTMENT OF HOUSING AND URBAN
DEVELOPMENT’S HOMELESS PROGRAMS FUNDING CUTS
☐Recommendation of the County Administrator ☐ Recommendation of Board Committee
RECOMMENDATIONS:
CONSIDER accepting a report on the status of the U.S. Department of Housing and Urban Development’s
(HUD) homeless programs funding cuts.
BACKGROUND:
The cuts faced by HACCC are based on the earlier than planned end of the Emergency Housing Voucher
(EHV) program which has previously been communicated to the Board along with HUD’s decision on
November 14, 2025, to limit Continuum of Care (CoC) funding for permanent supportive housing to no more
than 30% of each CoC’s total funding pool. The change in the CoC rules directly affects HACCC’s Shelter Plus
Care and Project Based Rental Assistance (PBRA) programs. Our partners in these programs are the County’s
Health, Housing and Homeless program along with the nonprofit HOPE Solutions. These cuts will also
indirectly affect several of HACCC’s project-based voucher sites. These are separate from the PBRA units.
The cuts to HACCC’s programs will first impact the Shelter Plus Care program beginning April 1, 2026.
Because the CoC changes are so recent, so sudden, and, combined with the EHV cuts, so significant in scale,
staff are still working out how many, if any, households it will be able to continue housing in any of its
programs. Staff will update the Board at its December 9, 2025, meeting.
FISCAL IMPACT:
Based on 2025 funding levels, HUD’s pending cuts will cost the Housing Authority (HACCC) approximately
$14,580,472 in funding dedicated to homeless households in 2026. This funding supports permanent housing
CONTRA COSTA COUNTY Printed on 3/12/2026Page 1 of 2
powered by Legistar™
File #:25-5167,Version:1
for as many as 550 households.
CONSEQUENCE OF NEGATIVE ACTION:
None. Informational item only.
CONTRA COSTA COUNTY Printed on 3/12/2026Page 2 of 2
powered by Legistar™
Homeless Programs Funding
Cuts
HACCC BOC
December 9, 2025
Projected homeless program funding loss in
2026 (Max)
Program Unit Count 2025 Grant/Cost
Shelter Plus Care Tenant-based
Rental Assistance (TBRA)
273 $7,987,602
Shelter Plus Care Project-based
Rental Assistance (PBRA)
15 $434,610
Emergency Housing Vouchers (EHV)
-Includes incoming ports-
262 $6,158,260
Homeless Programs Losing Funding in 2026
•Shelter Plus Care TBRA
•First funding provided in FFY92.
•Competitively awarded to HACCC/CoC.
•Requires equal supportive services match.
•Homeless persons living on the streets or in emergency shelters
with severe mental illness, chronic substance abuse problems, or
AIDs.
•CoC PSH now (?) capped at 30%.
Homeless Programs Losing Funding in 2026
•Shelter Plus Care PBRA
•Similar to TBRA
•Tied to specific buildings and units.
•CoC PSH now (?) capped at 30%.
Homeless Programs Losing Funding in 2026
•EHVs funded through the American Rescue Plan Act of 2021.
•Homeless, at-risk of homelessness, fleeing, or attempting to flee,
domestic violence, dating violence, sexual assault, stalking, or
human trafficking, or were recently homeless or have a high risk of
housing instability.
•Funding will run out 4-5 years early
Program Expiration Timeline
Program Unit Count Date Ends Annual Funding Lost
Incoming EHVs -10 PHAs 13 Various 2026 $305,563
Shelter Plus Care TBRA 273 March 31, 2026 $7,987,602
Shelter Plus Care PBRA 15 June 30, 2026 $434,610
Incoming EHVs -SFHA 49 September 30, 2026 $1,151,736
HACCC’s EHVs 200 December 20, 2026 $4,700,962
Average Income and Subsidy by Program
Program Average Annual Income Average Monthly Subsidy
EHV $17,202 $1,895
Shelter Plus Care (All)$18,784 $2,047
•100% of Households in both programs contain one or more disabled persons
•Average income in both programs ≤15% AMI (Acutely Low Income)
EHV Location and Age Ranges
City Households Individuals Min Age Max Age
Antioch 68 108 26 77
Bay Point 4 10 50 72
Concord 22 37 30 84
Danville 1 2 38 38
El Cerrito 3 3 37 60
El Sobrante 1 1 57 57
Martinez 24 36 23 80
Oakley 1 1 69 69
Orinda 1 1 67 67
Pleasant Hill 6 8 39 78
Richmond 28 39 28 88
San Pablo 6 11 33 74
San Ramon 1 1 63 63
Walnut Creek 14 14 25 74
Total 180 272 23 88
Shelter Plus Care Location and Age Ranges
City Households Individuals Min Age Max Age
Antioch 45 76 27 76
Bay Point 5 10 49 71
Brentwood 4 9 20 66
Concord 42 74 37 83
Danville 4 4 68 72
El Cerrito 5 7 40 71
El Sobrante 5 10 33 78
Hercules 6 9 33 69
Lafayette 2 7 46 60
Martinez 26 35 28 78
Moraga 8 15 41 61
Oakley 1 2 68 68
Pinole 1 2 58 58
Pittsburg 28 47 29 78
Pleasant Hill 9 12 47 75
Richmond 38 69 29 76
San Pablo 15 23 35 76
San Ramon 9 12 42 83
Walnut Creek 14 18 32 84
Total 267 441 20 84
Goals
•Net loss of 550 units, but:
•Preserve long-term affordable housing for the most vulnerable by
transferring as many as possible to HCV/PBV
•Acutely low-income
•Disabled
•Elderly
•Preserve housing foundational to programs that HACCC, H3,
EHSD, DCD, nonprofits like HOPE Solutions and RCD and many
other community organizations build upon.
•Transition help from BOS, not on-going subsidy
Goals
•Avoid landlord/tenant issues and eviction chaos
•CA rules vs. sudden elimination of long-term subsidy
•Avoid owner mortgage defaults (small owners + nonprofits)
EHV Owner Unit Count # EHV Owners % of Total EHV Owners
1 62 64.5%
2 14 14.6%
3 9 9.4%
4 7 7.3%
5 1 1.0%
7 3 3.1%
Original Ask
•$1.5 million
•40% of Shelter Plus Care TBRA for 5 months
•Start of 2026 PBRA grant
•Assume/hope some portion of this ask will remain
•Transition 60% of Shelter Plus Care TBRA to HCV/PBV (budget?)
•Transition EHVs to HCV/PBV (budget?)
•Convert PBRAs to PBVs (still plan, question is timing, convert
PBRA CoC funds to S+C)
Yesterday’s Changes
FY 25 COC NOFO Update
•The Department has withdrawn a Notice of Funding Opportunity (NOFO) with
respect to the Continuum of Care (CoC) grant program. This withdrawal will
allow the Department to make appropriate revisions to the NOFO, and the
Department intends to do so. In the previous FY 24-25 NOFO, the
Department reserved the right to make changes to the NOFO instead of
processing renewals for a variety of reasons, including to accommodate a
new CoC or Youth Homelessness Demonstration Program (YHDP) priority or
new funding source. The Department still intends to exercise this discretion
and make changes to the previously issued CoC NOFO to account for new
priorities. HUD anticipates reissuing a modified NOFO well in advance of the
deadline for obligation of available Fiscal Year 2025 funds.
Yesterday’s Changes
•HCV reserves dropped from $1.9 million to $421,738 (0.2%)
•Retros
•PBVs online @ Legacy Court in North Richmond
•PBVs online @ Nevin Plaza in Richmond
•PBVs online @ DeAnza Gardens in Bay Point
•HUD recaptured ≈ $7 million in early 2025 for shortfall PHAs
•HCV funding expires December 31, 2025
•Window in January 2026?
•CR through January 31, 2026
15
16
Avoid this Picture
1025 ESCOBAR STREET
MARTINEZ, CA 94553CONTRA COSTA COUNTY
Legislation Details (With Text)
File #: Version:125-5011 Name:
Status:Type:Consent Item Passed
File created: In control:10/24/2025 HOUSING AUTHORITY
On agenda: Final action:12/9/2025 12/9/2025
Title:ADOPT the proposed 2026 meeting schedule for the Housing Authority of the County of Contra Costa
Board of Commissioners, as recommended by the Housing Authority Executive Director.
Attachments:
Action ByDate Action ResultVer.Tally
approvedHOUSING AUTHORITY12/9/2025 1 Pass 5:0
To:Contra Costa County Housing Authority Board of Commissioners
From:Joseph Villarreal, Executive Director
Date:December 9, 2025
Report Title:2026 Meeting Schedule
RECOMMENDATIONS:
ADOPT the proposed 2026 meeting schedule for the Housing Authority of the County of Contra Costa Board
of Commissioners, which has been coordinated with the Contra Costa County Board of Supervisors and the
Contra Costa County Fire Protection District Board of Directors:
March 17th
May 12th
July 7th
September 15th
December 8th
BACKGROUND:
Each year, the Board of Commissioners adopts a meeting schedule that designates regular meeting dates and
any dates on which meetings must be canceled in anticipation that a quorum of the Board will not be present.
The proposed meeting schedule provides five meetings for the Board of Commissioners and has been
coordinated with the Contra Costa County Board of Supervisors and the Contra Costa County Fire Protection
District. The proposed meeting schedule recognizes the time demands on the Board members due to their
participation on committees, and numerous regional and local legislative bodies and task forces, which require
preparation, attendance, and involve travel. There are legal provisions to schedule a special meeting to address
any urgent need that cannot be accommodated in the standing meeting schedule. The 2026 proposed meeting
schedule has been prepared in consultation with the incoming Board Chair and the County Administrator and is
recommended for the Board's adoption. The Board of Supervisors has already adopted its schedule.
CONTRA COSTA COUNTY Printed on 3/12/2026Page 1 of 2
owered b Le istar™
C.1
File #:25-5011,Version:1
FISCAL IMPACT:
No fiscal impact
CONSEQUENCE OF NEGATIVE ACTION:
Staff will not be able to advance plan for meetings.
CONTRA COSTA COUNTY Printed on 3/12/2026Page 2 of 2
owered b Le istar™
1025 ESCOBAR STREET
MARTINEZ, CA 94553CONTRA COSTA COUNTY
Legislation Details (With Text)
File #: Version:125-4982 Name:
Status:Type:Consent Item Passed
File created: In control:11/25/2025 HOUSING AUTHORITY
On agenda: Final action:12/9/2025 12/9/2025
Title:ADOPT Resolution No. 5274 to approve collection loss write-offs in the public housing program in the
amount of $204,603.53 for the quarter ending December 31, 2025.
Attachments:1. 3 Resolution 5274 for Collection Write Off.pdf, 2. Signed Resolution No. 5274
Action ByDate Action ResultVer.Tally
approvedHOUSING AUTHORITY12/9/2025 1
To:Contra Costa County Housing Authority Board of Commissioners
From:Joseph Villarreal, Executive Director
Report Title:COLLECTION LOSS WRITE-OFF FOR THE QUARTER ENDING DECEMBER 31, 2025
܆Recommendation of the County Administrator ܆ Recommendation of Board Committee
RECOMMENDATIONS:
ADOPT Resolution No. 5274 to approve collection loss write-offs in the public housing program in the amount
of $204,603.53 for the quarter ending December 31, 2025.
BACKGROUND:
The Housing Authority takes action to write off accounts that have been determined to be non-collectible.
For this quarter ending December 31, 2025, a breakdown of the recommended write-offs, by housing
development, is provided in the following table:
CA011-001 Alhambra Terrace
Martinez
0
CA011-003 Bridgemont Antioch $1,171.91
CA011-004 Los Nogales Brentwood $1,809.75
CA011- 005 El Pueblo Pittsburg $29,708.14
CA011-008 Los Arboles Oakley $50,145.50
CA011-010 Bayo Vista Rodeo $85,520.48
CA011-011 Hacienda Martinez $4,219.95
CA011-012 Casa de Manana Oakley $1,415.17
CA011-013 Casa de Serena Bay Point $7,279.65
CA011-015 Elder Winds Antioch $23,332.98
CONTRA COSTA COUNTY Printed on 3/12/2026Page 1 of 2
owered b Le istar™
C.2
File #:25-4982,Version:1
CA011-4501 Vista del Camino San
Pablo
0
CA011-4502 Kidd Manor 0
TOTAL $204,603.53
A total of 41 accounts are being recommended for write-off, representing an average of $4,990.33 per account.
The following table illustrates the collection losses for the past years.
Conventional Program
THIS QUARTER 12/31/2025 $204,603.53
03/31/2025 $245,022.35
12/31/2023 $84,537.42
03/31/2022 $122,003.10
Prior to submission of an account for write-offs, the staff makes every effort to collect money owed to HACCC.
Once the account is written off, staff uploads debt amount to HUD's Debts Owed System, to further Housing
Authorities efforts to collect monies owed. Past participants that owe Housing Agencies may be denied
admission to public housing or housing choice voucher programs in the future unless debt is repaid.
FISCAL IMPACT:
Uncollectable amounts impact the budget by reducing total rental income. The Housing Authority of the
County of Contra Costa (HACCC) regularly writes off those accounts that have been determined to be
uncollectable. Once an account is written off, it can be turned over to a collection agency. For the period ending
December 31, 2025, the collection loss write-off total is $204,603.53.
CONSEQUENCE OF NEGATIVE ACTION:
Should the Board of Commissioners elect not to adopt Resolution No. 5274 these accounts would inflate the
total accounts receivable for HACCC and present an inaccurate financial position.
CONTRA COSTA COUNTY Printed on 3/12/2026Page 2 of 2
owered b Le istar™
C.2
1025 ESCOBAR STREET
MARTINEZ, CA 94553CONTRA COSTA COUNTY
Legislation Details (With Text)
File #: Version:125-4954 Name:
Status:Type:Consent Item Passed
File created:In control:11/24/2025 HOUSING AUTHORITY
On agenda:Final action:12/9/2025 12/9/2025
Title:ACCEPT the Unaudited Housing Authority Budget Report for the quarter ending September 30, 2025.
Attachments:
Action ByDate Action ResultVer.Tally
approvedHOUSING AUTHORITY12/9/2025 1
To:Contra Costa County Housing Authority Board of Commissioners
From:Joseph Villarreal, Executive Director
Report Title:Unaudited Budget Report for Quarter Ending 9/30/25
☐Recommendation of the County Administrator ☐ Recommendation of Board Committee
RECOMMENDATIONS:
ACCEPT the Unaudited Budget Report for Quarter Ending 9/30/25.
BACKGROUND:
This report is intended to provide the Board of Commissioners with an overview of the financial operating position
of the Housing Authority of the County of Contra Costa (HACCC) for the period 4/01/25 - 9/30/25. The report
begins with a summary of HACCC’s overall fiscal standing as of 9/30/25. Revenue and expense levels are reviewed
against budget expectations along with reserve levels. The agency’s four major program areas are presented,
including a program description and an explanation of the variance between budgeted and actual performance.
AGENCY OVERVIEW: Budget Report
HACCC's overall budget position for the period 4/01/25 - 9/30/25 is shown below. Activity in the Housing Choice
Voucher Program has the most significant impact on HACCC's overall budget.
The variance in operating revenue and expense at the Agency level is the total of all variances reported at the
program levels. The variances by program are as follows:
Operating Revenue Variances
Housing Choice Vouchers favorable variance $934,789
Public Housing favorable variance 2,845,839
State and Local favorable variance 279,699
Housing Certificate unfavorable variance -52,495
Agency favorable variance $4,007,832
CONTRA COSTA COUNTY Printed on 3/12/2026Page 1 of 6
powered by Legistar™
File #:25-4954,Version:1
Net Operating Variances
Housing Choice Vouchers favorable variance $1,421,642
Public Housing favorable variance 2,675,063
State and Local favorable variance 549,197
Housing Certificate favorable variance 0
Agency favorable variance $4,645,901
HACCC Agency
Summary
Annual Budget YTD Budget thru
9/30/25
YTD Actual thru
9/30/25
(Unaudited)
Variance
Operating Revenue $ 42,661,348 $ 21,330,674 $ 25,338,506 $ 4,007,832
Operating Expense $ 43,753,691 $ 21,876,846 $ 21,238,777 $ -638,069
Net Operating $ -1,092,343 $ -546,171 $ 4,099,730 $ 4,645,901
Non-Operating Revenue $ 223,672,017 $ 111,836,009 $ 113,752,867 $ 1,916,858
Non-Operating Expense $ 226,299,852 $ 113,149,926 $ 115,376,265 $ 2,226,339
Net to Reserves $ -3,720,178 $ -1,860,089 $ 2,476,331 $ 4,336,420
The summary of Agency Reserves by Program and type is as follows:
Analysis of Agency Reserves Beginning Balance
at 4/01/25
(Audited)
Net Change
4/01/25 - 9/30/25
(Unaudited)
Ending Balance at
9/30/25
(Unaudited)
Total Reserves $ 31,013,716 $ 5,023,608 $ 36,037,324
Net Invested in Capital Assets
Housing Choice Vouchers $ 2,945,886 $ 470,402 $ 3,416,288
Public Housing & Cap. Funds $ 11,436,379 $ 1,835,021 $ 13,271,400
State & Local Programs $ 2,968,752 $ 241,854 $ 3,210,606
Housing Certificates Programs $ 0 $ 0 $ 0
Total Capital Assets $ 17,351,017 $ 2,547,277 $ 19,898,293
Restricted Reserves
Housing Choice Vouchers $ 35,933 $ -454,775 $ -418,842
Public Housing & Cap. Funds $ 0 $ 0 $ 0
State & Local Programs $ 3,249,330 $ -193,595 $ 3,055,736
Housing Certificates Programs $ 0 $ 0 $ 0
Total Restricted Reserves $ 3,285,263 $ -648,369 $ 2,636,894
Actuarial Reserves
Housing Choice Vouchers $ -6,077,244 $ 0 $ -6,077,244
Public Housing & Cap. Funds $ -3,500,118 $ 0 $ -3,500,118
State & Local Programs $ -2,309,444 $ 0 $ -2,309,444
Housing Certificates Programs $ 0 $ 0 $ 0
Total Actuarial Reserves $ -11,886,806 $ 0 $ -11,886,806
Unrestricted Reserves
Housing Choice Vouchers $ 9,536,401 $ 336,268 $ 9,872,668
Public Housing & Cap. Funds $ 3,212,415 $ 1,730,542 $ 4,942,956
State & Local Programs $ 9,515,426 $ 1,057,891 $ 10,573,317
Housing Certificates Programs $ 0 $ 0 $ 0
Total Unrestricted Reserves $ 22,264,242 $ 3,124,700 $ 25,388,942
CONTRA COSTA COUNTY Printed on 3/12/2026Page 2 of 6
powered by Legistar™
File #:25-4954,Version:1
Analysis of Agency Reserves Beginning Balanceat 4/01/25(Audited)Net Change4/01/25 - 9/30/25(Unaudited)Ending Balance at9/30/25(Unaudited)Total Reserves $ 31,013,716 $ 5,023,608 $ 36,037,324Net Invested in Capital AssetsHousing Choice Vouchers $ 2,945,886 $ 470,402 $ 3,416,288Public Housing & Cap. Funds $ 11,436,379 $ 1,835,021 $ 13,271,400State & Local Programs $ 2,968,752 $ 241,854 $ 3,210,606Housing Certificates Programs $ 0 $ 0 $ 0Total Capital Assets $ 17,351,017 $ 2,547,277 $ 19,898,293Restricted ReservesHousing Choice Vouchers $ 35,933 $ -454,775 $ -418,842Public Housing & Cap. Funds $ 0 $ 0 $ 0State & Local Programs $ 3,249,330 $ -193,595 $ 3,055,736Housing Certificates Programs $ 0 $ 0 $ 0Total Restricted Reserves $ 3,285,263 $ -648,369 $ 2,636,894
Actuarial Reserves
Housing Choice Vouchers $ -6,077,244 $ 0 $ -6,077,244
Public Housing & Cap. Funds $ -3,500,118 $ 0 $ -3,500,118
State & Local Programs $ -2,309,444 $ 0 $ -2,309,444
Housing Certificates Programs $ 0 $ 0 $ 0
Total Actuarial Reserves $ -11,886,806 $ 0 $ -11,886,806
Unrestricted Reserves
Housing Choice Vouchers $ 9,536,401 $ 336,268 $ 9,872,668
Public Housing & Cap. Funds $ 3,212,415 $ 1,730,542 $ 4,942,956
State & Local Programs $ 9,515,426 $ 1,057,891 $ 10,573,317
Housing Certificates Programs $ 0 $ 0 $ 0
Total Unrestricted Reserves $ 22,264,242 $ 3,124,700 $ 25,388,942
MAJOR PROGRAM AREAS:
Housing Choice Voucher Programs
Program Description - The Housing Choice Voucher (HCV) program and two related ones tracked in this budget
item, provide housing assistance to families in the private rental market. HACCC qualifies families for these
programs based on income. These families find a home in the private rental market on their own and HACCC
provides them with a subsidy via a housing assistance payment (HAP) contract with the property owner. HAP (the
subsidy) is paid by HACCC directly to the owner. Through these programs, HACCC provides affordable housing
assistance to 9,246 households. Through the main HCV program, HACCC is approved to house as many as 9,575
households. However, due to rents that are rising faster than the provided grant from the federal government,
HACCC houses 8,882 households in the HCV Program. Additionally, HACCC provides housing to 199 households
in the Mainstream Voucher Program (targeted to non-elderly persons with disabilities), and 165 households through
the Emergency Housing Voucher Program (targeted to households who are homeless, at risk of homelessness, or
fleeing violence). Of the HCV program households, 196 are also enrolled in the Family Self-Sufficiency Program.
Non-operating revenues are primarily Housing Assistance Funding. Non-operating activities primarily Housing
Assistance Payments and capital additions.
Summary of Budgeted and Actual results:
Operating Revenue - The $934,789 operating revenue difference is primarily a result of higher federal program
administrative funding received in the period than budgeted.
Operating Expense - The $486,852 operating expense difference is primarily a result of lower administrative labor
expense than budgeted due to vacant positions.
Housing Choice
Voucher Programs
Annual Budget YTD Budget thru
9/30/25
YTD Actual thru
9/30/25
(Unaudited)
Variance
Operating Revenue $ 15,708,415 $ 7,854,208 $ 8,788,997 $ 934,789
Operating Expense $ 16,938,360 $ 8,469,180 $ 7,982,328 $ -486,852
Net Operating $ -1,229,945 $ -614,973 $ 806,669 $ 1,421,642
Non-Operating Revenue $ 214,024,904 $ 107,012,452 $ 108,803,499 $ 1,791,047
Non-Operating Expense $ 215,918,769 $ 107,959,384 $ 109,728,675 $ 1,769,291
Net to Reserves $ -3,123,810 $ -1,561,905 $ -118,507 $ 1,443,398
CONTRA COSTA COUNTY Printed on 3/12/2026Page 3 of 6
powered by Legistar™
File #:25-4954,Version:1
Housing ChoiceVoucher Programs Annual Budget YTD Budget thru9/30/25 YTD Actual thru9/30/25(Unaudited)VarianceOperating Revenue $ 15,708,415 $ 7,854,208 $ 8,788,997 $ 934,789Operating Expense $ 16,938,360 $ 8,469,180 $ 7,982,328 $ -486,852
Net Operating $ -1,229,945 $ -614,973 $ 806,669 $ 1,421,642
Non-Operating Revenue $ 214,024,904 $ 107,012,452 $ 108,803,499 $ 1,791,047
Non-Operating Expense $ 215,918,769 $ 107,959,384 $ 109,728,675 $ 1,769,291
Net to Reserves $ -3,123,810 $ -1,561,905 $ -118,507 $ 1,443,398
Analysis of Program Reserves:
Housing Choice Voucher
Programs
Beginning Balance
at 4/01/25
(Audited)
Net Change
4/01/25 - 9/30/25
(Unaudited)
Ending Balance at
9/30/25
(Unaudited)
Net Invested in Capital Assets $ 2,945,886 $ 470,402 $ 3,416,288
Restricted Reserves $ 35,933 $ -454,775 $ -418,842
Actuarial Reserves $ -6,077,244 $ 0 $ -6,077,244
Unrestricted Reserves $ 9,536,401 $ 336,268 $ 9,872,668
Total Reserves $ 6,440,976 $ 351,895 $ 6,792,871
Public Housing Operating and Capital Funds
Program Description - HACCC owns and manages 983 public housing units at 13 different sites throughout the
County. The Agency disposed of roughly 196 units on 3 sites in the N. Richmond area. The Operating funds for
all properties come from tenant rents as well as an operating subsidy received from HUD that is designed to
cover the gap between rents collected from the low-income tenants and annual operating expenses. HUD
allocates the Capital Fund annually via formula to approximately 3,200 housing authorities. Capital Fund grants
may be used for development, financing, modernization, and management improvements within public
housing. Non-operating activities primarily consist of these capital additions.
Summary of Budgeted and Actual results:
Operating Revenue - The $2,845,839 operating revenue difference is primarily a result of higher federal
program administrative funding received than budgeted. $2,344,355 of this was additional Public Housing
Shortfall Funding.
Operating Expense - The $170,776 operating expense difference is primarily a result of higher public housing
dwelling and land maintenance costs than budgeted.
Public Housing
Operating and Capital
Fund
Annual Budget YTD Budget thru
9/30/25
YTD Actual thru
9/30/25
(Unaudited)
Variance
Operating Revenue $ 14,205,373 $ 7,102,686 $ 9,948,525 $ 2,845,839
Operating Expense $ 16,094,414 $ 8,047,207 $ 8,217,983 $ 170,776
Net Operating $ -1,889,041 $ -944,521 $ 1,730,542 $ 2,675,063
Non-Operating Revenue $ 2,346,893 $ 1,173,446 $ 1,835,021 $ 661,574
Non-Operating Expense $ 2,346,893 $ 1,173,446 $ 1,835,021 $ 661,574
Net to Reserves $ -1,889,041 $ -944,521 $ 1,730,542 $ 2,675,063
Analysis of Program Reserves:
Public Housing & Capital Fund Beginning Balance
at 4/01/25
(Audited)
Net Change
4/01/25 - 9/30/25
(Unaudited)
Ending Balance at
9/30/25
(Unaudited)
Net Invested in Capital Assets $ 11,436,379 $ 1,835,021 $ 13,271,400
Restricted Reserves $ 0 $ 0 $ 0
Actuarial Reserves $ -3,500,118 $ 0 $ -3,500,118
Unrestricted Reserves $ 3,212,415 $ 1,730,542 $ 4,942,956
Total Reserves $ 11,148,676 $ 3,565,563 $ 14,714,239
CONTRA COSTA COUNTY Printed on 3/12/2026Page 4 of 6
powered by Legistar™
File #:25-4954,Version:1
Public Housing & Capital Fund Beginning Balance
at 4/01/25
(Audited)
Net Change
4/01/25 - 9/30/25
(Unaudited)
Ending Balance at
9/30/25
(Unaudited)
Net Invested in Capital Assets $ 11,436,379 $ 1,835,021 $ 13,271,400
Restricted Reserves $ 0 $ 0 $ 0
Actuarial Reserves $ -3,500,118 $ 0 $ -3,500,118
Unrestricted Reserves $ 3,212,415 $ 1,730,542 $ 4,942,956
Total Reserves $ 11,148,676 $ 3,565,563 $ 14,714,239
State and Local Programs
Program Description - HACCC administers a variety of programs and activities that are either not funded by HUD or
that involve non-restricted HUD funds. Currently, HACCC is the managing general partner for two tax credit
projects (DeAnza Gardens & Casa Del Rio). HACCC receives management fees for administering the Public
Housing and HCV programs under HUD’s asset-management model. Non-operating activities primarily consist of
capital additions.
Summary of Budgeted and Actual results:
Operating Revenue - The $279,699 difference in operating revenue is primarily the result of higher internal
administrative fee revenue earned by our Central Administration Office than budgeted.
Operating Expense - The $269,497 difference in operating expense is primarily the result of lower administrative
labor expense incurred by our Central Administration Office than budgeted.
State & Local Programs Annual Budget YTD Budget thru
9/30/25
YTD Actual thru
9/30/25
(Unaudited)
Variance
Operating Revenue $ 11,912,038 $ 5,956,019 $ 6,235,718 $ 279,699
Operating Expense $ 9,885,394 $ 4,942,697 $ 4,673,200 $ -269,497
Net Operating $ 2,026,644 $ 1,013,322 $ 1,562,519 $ 549,197
Non-Operating Revenue $ 0 $ 0 $ 0 $ 0
Non-Operating Expense $ 733,970 $ 366,985 $ 698,222 $ 331,237
Net to Reserves $ 1,292,674 $ 646,337 $ 864,296 $ 217,959
Analysis of Program Reserves:
State & Local Programs Beginning Balance
at 4/01/25
(Audited)
Net Change
4/01/25 - 9/30/25
(Unaudited)
Ending Balance at
9/30/25
(Unaudited)
Net Invested in Capital Assets $ 2,968,752 $ 241,854 $ 3,210,606
Restricted Reserves $ 3,249,330 $ -193,595 $ 3,055,736
Actuarial Reserves $ -2,309,444 $ 0 $ -2,309,444
Unrestricted Reserves $ 9,515,426 $ 1,057,891 $ 10,573,317
Total Reserves $ 13,424,064 $ 1,106,150 $ 14,530,215
CONTRA COSTA COUNTY Printed on 3/12/2026Page 5 of 6
powered by Legistar™
File #:25-4954,Version:1
Housing Certificate Programs
Program Description - HACCC administers a Housing Certificate Program tied to the Continuum of Care
Program (formerly known as Shelter Plus Care). The Continuum of Care Program provides rental assistance for
hard-to-serve homeless persons with disabilities in connection with supportive services funded from sources
outside the program. HACCC assists approximately 241 households under this program. Non-operating
activities primarily consist of Housing Assistance Payments.
Summary of Budgeted and Actual results:
Operating Revenue - For Continuum of Care, revenue is earned by incurring eligible expenses.
Operating Expense - The $52,495 operating expense difference is primarily a result of lower administrative labor
expense than budgeted.
Housing Certificate
Programs
Annual Budget YTD Budget thru
9/30/25
YTD Actual thru
9/30/25
(Unaudited)
Variance
Operating Revenue $ 835,523 $ 417,761 $ 365,266 $ -52,495
Operating Expense $ 835,523 $ 417,761 $ 365,266 $ -52,495
Net Operating $ 0 $ 0 $ 0 $ 0
Non-Operating Revenue $ 7,300,221 $ 3,650,110 $ 3,114,347 $ -535,763
Non-Operating Expense $ 7,300,221 $ 3,650,110 $ 3,114,347 $ -535,763
Net to Reserves $ 0 $ 0 $ 0 $ 0
Analysis of Program Reserves:
Housing Certificate Programs Beginning Balance
at 4/01/25
(Audited)
Net Change
4/01/25 - 9/30/25
(Unaudited)
Ending Balance at
9/30/25
(Unaudited)
Net Invested in Capital Assets $ 0 $ 0 $ 0
Restricted Reserves $ 0 $ 0 $ 0
Actuarial Reserves $ 0 $ 0 $ 0
Unrestricted Reserves $ 0 $ 0 $ 0
Total Reserves $ 0 $ 0 $ 0
FISCAL IMPACT:
None. Information item only.
CONSEQUENCE OF NEGATIVE ACTION:
None. Information item only.
CONTRA COSTA COUNTY Printed on 3/12/2026Page 6 of 6
powered by Legistar™
1025 ESCOBAR STREET
MARTINEZ, CA 94553CONTRA COSTA COUNTY
Legislation Details (With Text)
File #: Version:125-4953 Name:
Status:Type:Consent Item Filed
File created: In control:11/24/2025 HOUSING AUTHORITY
On agenda: Final action:12/9/2025 12/9/2025
Title:RECEIVE the Housing Authority of the County of Contra Costa’s investment report for the quarter
ending September 30, 2025.
Attachments:1. 1 Investment Report for Board- Qtr 09-30-25.pdf
Action ByDate Action ResultVer.Tally
receivedHOUSING AUTHORITY12/9/2025 1
To:Contra Costa County Housing Authority Board of Commissioners
From:Joseph Villarreal, Executive Director
Report Title:INVESTMENT REPORT FOR THE QUARTER ENDING SEPTEMBER 30, 2025
܆Recommendation of the County Administrator ܆ Recommendation of Board Committee
RECOMMENDATIONS:
RECEIVE the Housing Authority of the County of Contra Costa’s investment report for the quarter September
30, 2025.
BACKGROUND:
California Government Code (CGC) Section 53646 requires the Housing Authority of the County of Contra
Costa (HACCC) to present the Board of Commissioners with a quarterly investment report that provides a
complete description of HACCC’s portfolio. The report is required to show the issuers, type of investments,
maturity dates, par values (equal to market value here) and the current market values of each component of the
portfolio, including funds managed by third party contractors. It must also include the source of the portfolio
valuation (in HACCC’s case it is the issuer). Finally, the report must provide certifications that (1) all
investment actions executed since the last report have been made in full compliance with the Investment Policy
and; (2) HACCC will meet its expenditure obligations for the next six months. (CGC 53646(b)).
The state-mandated report has been amended to indicate the amount of interest earned and how the interest was
allocated. The amended report is attached.
In summary, HACCC had $30,797.09 in interest earnings for the quarter ending September 30, 2025. That
interest was earned within discrete programs and most of the interest earned is available only for use within the
program which earned the interest. Further, interest earnings may be restricted to specific purposes within a
given program.
The Housing Choice Voucher Program reserve as of 12/31/2013 held in cash and investments was transitioned
to HUD held program reserve account.
CONTRA COSTA COUNTY Printed on 3/12/2026Page 1 of 2
owered b Le istar™
C.4
File #:25-4953,Version:1
Non-restricted interest earnings within both the voucher and public housing programs must be used solely
within those programs, but such interest earnings can be used for a wider range of purposes within the
individual programs. The interest earned in the State and Local fund can be used for any purpose within
HACCC’s scope of operations.
The interest earned for the quarter ending September 30, 2025 is shown below. A more detailed report is
attached.
Public Housing Housing Choice Vouc
Fund
Central
Office
State & Local
Unrestricted Interest Earned Restricted
Interest Ea
Unrestrict
Interest
Earned
Unrestricted
Interest Earned
Unrestricted
Interest Earned
$9,689.68 $12,832.99 $8,274.42
FISCAL IMPACT:
None. For reporting purposes only.
CONSEQUENCE OF NEGATIVE ACTION:
Should the Board of Commissioners elect not to accept the investment report it would result in an audit finding
of non-compliance and could ultimately affect future funding from the U.S. Department of Housing and Urban
Development (HUD).
CONTRA COSTA COUNTY Printed on 3/12/2026Page 2 of 2
owered b Le istar™
HOUSING AUTHORITY OF CONTRA COSTA COUNTY
INVESTMENT REPORT : PORTFOLIO HOLDINGS BY TYPE
For Period Ending: 9/30/2025
Cambridge Invest Research
Fidelity Market Reserves Money Market 79,005.08 3.760% ongoing ongoing 79,005.08
State Bank of India Certificate of Deposit 105,000.00 1.000% 4/27/21 4/27/26 110,252.88
Sally Mae Bank Certificate of Deposit 75,000.00 1.050% 9/23/21 9/22/26 78,937.50
Synchrony Bank Certificate of Deposit 100,000.00 0.950% 9/24/21 9/24/26 104,752.60
Federal Home Loan bank Govt Agency 115,000.00 1.350% 1/27/22 1/27/26 121,214.25
Federal Home Loan bank Govt Agency 110,000.00 1.750% 2/04/22 1/27/27 119,588.08
American Express national Bank Certificate of Deposit 247,000.00 2.000% 3/09/22 3/09/27 271,713.53
Capital One Bank, USA Certificate of Deposit 230,000.00 2.250% 3/23/22 3/23/27 255,889.18
BMO Harris Bank Certificate of Deposit 150,000.00 3.300% 6/15/22 6/15/27 174,763.56
Morgan Stanley Bank Certificate of Deposit 150,000.00 3.750% 6/30/22 6/30/27 178,140.41
Discover Bank Certificate of Deposit 140,000.00 3.300% 7/20/22 7/20/26 158,492.66
CIBC Bank USA Certificate of Deposit 150,000.00 4.350% 5/16/23 5/15/28 182,642.88
Texas Trust Credit Union Certificate of Deposit 150,000.00 5.000% 8/09/23 8/09/27 180,020.55
Greenstate Credit Union Certificate of Deposit 130,000.00 5.000% 8/29/23 8/29/28 162,535.62
Toyota Financial Bank Certificate of Deposit 100,000.00 4.600% 5/24/24 5/24/29 123,012.60
Federal Home Loan Mort Corp Govt Agency 720,000.00 4.300% 8/23/24 8/07/29 873,527.67
Farmer Mac Govt Agency 200,000.00 4.790% 1/31/25 1/28/30 247,847.51
Federal Home Loan Mort Corp Govt Agency 150,000.00 4.250% 5/29/25 5/20/30 181,735.27
Morgan Stanley Private Bank Certificate of Deposit 110,000.00 4.350% 6/23/25 6/21/30 133,911.89
Citi Bank NA Certificate of Deposit 175,000.00 4.150% 7/29/25 7/29/28 196,807.40
Fannie Mae Govt Agency 200,000.00 4.000% 8/26/25 8/26/30 240,021.92
GRAND TOTALS 3,586,005.08 4,174,813.04
L.A.I.F. (Acct # 25-07-003)Liquid Account 121,711.43 4.34%ongoing ongoing 121,711.43
GRAND TOTALS 3,707,716.51 4,296,524.47
Yield Investment
Date
Maturity
Date
Estimated
Value@
Maturity Date
Issuer Investment
Type
Amount
Invested
Invesment Report for Board QE 09-30-25
(Investments Rpt to Sept 25)Last Printed: 10/27/2025
C.4
HOUSING AUTHORITY OF CONTRA COSTA COUNTY
INVESTMENT REPORT BY FUND
Fidelity Market Reserves 79,005.08 21,610.29 22,733.85 34,660.94
State Bank of India 105,000.00 105,000.00
Sally Mae Bank 75,000.00 7,093.60 67,906.40
Synchrony Bank 100,000.00 100,000.00
Federal Home Loan bank 115,000.00 115,000.00
Federal Home Loan bank 110,000.00 110,000.00
American Express national Bank 247,000.00 247,000.00
Capital One Bank, USA 230,000.00 230,000.00
BMO Harris Bank 150,000.00 150,000.00
Morgan Stanley Bank 150,000.00 150,000.00
Discover Bank 140,000.00 140,000.00
CIBC Bank USA 150,000.00 150,000.00
Texas Trust Credit Union 150,000.00 150,000.00
Greenstate Credit Union 130,000.00 130,000.00
Toyota Financial Bank 100,000.00 100,000.00
Federal Home Loan Mort Corp 720,000.00 720,000.00
Farmer Mac 200,000.00 200,000.00
Federal Home Loan Mort Corp 150,000.00 150,000.00
Morgan Stanley Private Bank 110,000.00 110,000.00
Citi Bank NA 175,000.00 175,000.00
Fannie Mae 200,000.00 200,000.00
3,586,005.08 978,703.89 707,733.85 1,699,567.34 - -
121,711.43 - - - 121,711.43
3,707,716.51 978,703.89 707,733.85 1,699,567.34 - 121,711.43
Public
Housing Management Central Office
For Period Ending 9/30/2025
Amount Invested by Fund:
Issuer Amount
Invested
Cambridge Invest Research
Housing Choice
Voucher
Rental
Rehabilitation
GRAND TOTALS
GRAND TOTALS
L.A.I.F. (Acct # 25-07-003)
Invesment Report for Board QE 09-30-25
(Investments Rpt to Sept 25)Last Printed: 10/27/2025
HOUSING AUTHORITY OF CONTRA COSTA COUNTY
Report per CGC 53646 CURRENT MARKET VALUE
For Period Ending 9/30/2025
Cambridge Invest Research
Fidelity Market Reserves Money Market ongoing 79,005.08 79,005.08 3.76%
State Bank of India Certificate of Deposit 4/27/2026 105,000.00 103,296.90 1.00%
Sally Mae Bank Certificate of Deposit 9/22/2026 75,000.00 73,041.75 1.05%
Synchrony Bank Certificate of Deposit 9/24/2026 100,000.00 97,280.00 0.95%
Federal Home Loan bank Govt Agency 1/27/2026 115,000.00 114,044.35 1.35%
Federal Home Loan bank Govt Agency 1/27/2027 110,000.00 107,240.10 1.75%
American Express national Bank Certificate of Deposit 3/09/2027 247,000.00 241,052.24 2.00%
Capital One Bank, USA Certificate of Deposit 3/23/2027 230,000.00 225,156.20 2.25%
BMO Harris Bank Certificate of Deposit 6/15/2027 150,000.00 149,037.00 3.30%
Morgan Stanley Bank Certificate of Deposit 6/30/2027 150,000.00 149,971.50 3.75%
Discover Bank Certificate of Deposit 7/20/2026 140,000.00 139,370.00 3.30%
CIBC Bank USA Certificate of Deposit 5/15/2028 150,000.00 152,533.50 4.35%
Texas Trust Credit Union Certificate of Deposit 8/09/2027 150,000.00 153,586.50 5.00%
Greenstate Credit Union Certificate of Deposit 8/29/2028 130,000.00 134,855.50 5.00%
Toyota Financial Bank Certificate of Deposit 5/24/2029 100,000.00 102,942.00 4.60%
Federal Home Loan Mort Corp Govt Agency 8/07/2029 720,000.00 720,309.60 4.30%
Farmer Mac Govt Agency 1/28/2030 200,000.00 201,556.00 4.79%
Federal Home Loan Mort Corp Govt Agency 5/20/2030 150,000.00 150,141.00 4.25%
Morgan Stanley Private Bank Certificate of Deposit 6/21/2030 110,000.00 110,641.30 4.35%
Citi Bank NA Certificate of Deposit 7/29/2028 175,000.00 175,169.75 4.15%
Fannie Mae Govt Agency 8/26/2030 200,000.00 199,240.00 4.00%
3,586,005.08 3,205,060.52
L.A.I.F. (Acct # 25-07-003)Liquid Account ongoing 121,711.43 121,711.43 4.34%
GRAND TOTALS 3,707,716.51 3,326,771.95
Maturity
Date
Amount
Invested
Current Market
Value
(at 9/30/25)
YieldIssuerInvestment
Type
Invesment Report for Board QE 09-30-25
(Investments Rpt to Sept 25)Last Printed: 10/27/2025
HOUSING AUTHORITY OF CONTRA COSTA COUNTY
Investment Interest Earnings Report
Public Housing Management Central Rental
Rehab
Housing
Voucher
Unrestricted Unrestricted Unrestricted Unrestricted Unrestricted
Cambridge Invest Research
Fidelity Market Reserves 79,005.08 732.47 200.35 210.77 321.35 - -
State Bank of India 105,000.00 258.90 - - 258.90 -
Sally Mae Bank 75,000.00 194.18 18.37 - 175.81 - -
Synchrony Bank 100,000.00 234.25 234.25 - - -
Federal Home Loan bank 115,000.00 382.81 - - 382.81 -
Federal Home Loan bank 110,000.00 474.66 - - 474.66 -
American Express national Bank 247,000.00 1,218.08 - - 1,218.08 -
Capital One Bank, USA 230,000.00 1,276.03 - - 1,276.03 -
BMO Harris Bank 150,000.00 1,220.55 - - 1,220.55 -
Morgan Stanley Bank 150,000.00 1,386.99 - - 1,386.99 -
Discover Bank 140,000.00 1,139.18 - - 1,139.18 -
CIBC Bank USA 150,000.00 1,608.90 1,608.90 -
Texas Trust Credit Union 150,000.00 1,849.32 - 1,849.32
Greenstate Credit Union 130,000.00 1,602.74 1,602.74 - -
Toyota Financial Bank 100,000.00 1,134.25 - 1,134.25 -
Federal Home Loan Mort Corp 720,000.00 7,633.97 7,633.97 - -
Farmer Mac 200,000.00 2,362.19 - - 2,362.19
Federal Home Loan Mort Corp 150,000.00 1,571.92 - 1,571.92
Morgan Stanley Private Bank 110,000.00 1,179.86 - 1,179.86
Citi Bank NA 175,000.00 1,253.53 - 1,253.53
Fannie Mae 200,000.00 767.12 - - 767.12
- 3,586,005.08 29,481.90 9,689.68 6,959.23 12,832.99 - -
L.A.I.F. (Acct # 25-07-003)121,711.43 1,315.19
GRAND TOTALS 3,707,716.51 30,797.09 9,689.68 6,959.23 12,832.99 1,315.19 -
Interest Earned this Quarter by Fund
Amount
Invested
Interest
Earned
this Qtr
For Period Ending 9/30/2025
150189
Invesment Report for Board QE 09-30-25
(Investments Rpt to Sept 25)Last Printed: 10/27/2025