Overview
The Glendale Housing Authority (GHA) is the City of Glendale's Public Housing Agency (PHA) and administers the City's Section 8 Housing Choice Vouchers (HCV) program. 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 the U.S. Department of Housing and Urban Development (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. The HCV program is funded by HUD.
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Highlights from the Public Housing Agency Draft Annual Plan FY 2026-2027
The full Public Housing Agency (PHA) Draft Annual Plan for Fiscal Year 2026-2027 is available in the Document Library. Prior years' plans for the Glendale Housing Authority are available at GlendaleCA.gov. The notable updates to the Authority's annual plan include: (1) revisions to the existing PHA Plan elements and (2) the progress report on the Authority's mission and goal identified in the PHA 5-Year Plan 2025-2030. These updates are available below.
Revision of Existing PHA Plan Elements
The Public Housing Agency (PHA) Draft Annual Plan for Fiscal Year (FY) 2026-2027 proposes revising two of 10 elements: (1) Financial Resources and (2) Operation and Management.
Financial Resources
Operation and Management
Projected Early Depletion of Emergency Housing Voucher (EHV) Program Funding
Background of the EHV Program
The Emergency Housing Voucher (EHV) Program was established in 2021 under the American Rescue Plan Act of 2021 in response to housing instability associated with the COVID-19 pandemic. The program was designed as a temporary initiative with funding originally projected through 2030. Through this effort, the U.S. Department of Housing and Urban Development (HUD) allocated approximately 70,000 tenant-based vouchers nationwide to assist households experiencing homelessness, those at risk of homelessness, and individuals fleeing domestic violence. The Glendale Housing Authority (GHA) received an allocation of 225 vouchers. While the full allocation was initially leased, the program currently serves 188 households due to natural attrition.
Shift in Timeline and Current Program Status
Despite the original funding horizon of 2030, updated national projections indicate that EHV program funds are expected to be depleted by fiscal year 2026. The earlier than expected depletion of funds is largely attributable to rapid initial lease-up rates and higher-than-anticipated rent subsidies driven by rising housing costs nationwide.
EHV Program Outlook in Glendale
Increased subsidy costs have affected both the EHV and the regular Housing Choice Voucher program. Increased expenditures have contributed to the Section 8 program entering shortfall status and temporarily suspending leasing from the waiting list. Under current financial conditions, the GHA does not have the capacity to absorb EHV participants into the regular voucher program.
Even if the Section 8 program were to return to stable funding, absorbing EHV participants into the regular program would not be recommended. Doing so would substantially reduce the availability of assistance for applicants who have remained on the waiting list since 2001, including elderly households awaiting the opportunity to receive housing support.
While the GHA has the option to place EHV households onto the regular waiting list, this approach is not recommended because it would adversely affect existing applicants by altering the order and timing of assistance for families who have been waiting since 2001.
Glendale Housing Authority Response
In preparation for the projected loss of EHV funding, the GHA has notified participants to support advance planning. The GHA will coordinate closely with the Homeless Continuum of Care (CoC) Program to identify and pursue alternative housing resources. At the same time, the GHA is expanding service partnerships, including collaboration with Gateways Hospital and Mental Health Center to provide targeted case management for participants with behavioral health needs.
In addition, the GHA continues to advocate for supplemental EHV funding at the state and federal levels through its participation in professional housing organizations, including National Association of Housing and Redevelopment Officials (NAHRO), California Association of Housing Authorities (CAHA), and Public Housing Authorities Directors Association (PHADA).
Progress Report
A description of the Glendale Housing Authority's (GHA) progress in meeting its mission and goals described in its 5-Year Public Housing Agency Plan. The GHA conducted a review of its Administrative Plan and updated program policies to reflect recent HUD regulatory changes and policy guidance. The revised Administrative Plan is scheduled to take effect on May 1, 2026.
Goal
Maintain a balanced leasing rate to maximize program participation while ensuring sufficient rent subsidies are provided for Section 8 applicants and recipients to afford decent, safe, and sanitary housing.
Progress Report
Since December 2024, the GHA has operated in shortfall status due to expenditures exceeding the available budget authority. During this period, the GHA has successfully applied for and received shortfall funding from HUD to ensure continued payment of housing assistance subsidies for existing participants. However, as a condition of receiving this funding, HUD has restricted the GHA from leasing new applicants from the waiting list. As a result, leasing activity has been halted, and the GHA has been unable to fully utilize its HUD-authorized voucher allocation. (See Voucher Allocation and Utilization Summary below)
| Voucher Program | Voucher Allocation | Vouchers Under Lease | Unfunded Vouchers |
|---|---|---|---|
| Glendale HCV | 1592 | 1377 | 215 |
| Fair Share | 45 | 38 | 7 |
| Mainstream | 14 | 12 | 2 |
| Total | 1651 | 1427 | 224 |
Goal
Strive to achieve and maintain a "High Performer" designation in HUD's Section Eight Management Assessment Program (SEMAP).
Progress Report
For Fiscal Year 2024-2025, the Glendale Housing Authority earned a "High Performer" designation in HUD's Section Eight Management Assessment Program (SEMAP), earning a perfect score of 130 out of 130 possible points.
Goal
Regularly review and update policies in the Administrative Plan to implement regulatory and policy changes in a timely manner.
Progress Report
The Glendale Housing Authority conducted a review of its Administrative Plan and updated program policies to reflect recent HUD regulatory changes and policy guidance. Therevised Administrative Plan is scheduled to take effect on May 1, 2026.
Goal
Periodically review and update payment standards to ensure they remain within 90 to 110 percent of Small Area Fair Market Rents (SAFMRs) and are sufficient to enable Section 8 applicants and recipients to afford decent, safe, and sanitary housing.
Progress Report
In 2025, the Glendale Housing Authority reviewed and updated its payment standards in compliance with HUD requirements to remain within 90 to 110 percent of Small Area Fair Market Rents (SAFMRs). Due to current budgetary constraints, median payment standards were established at 93 percent of SAFMRs. While set toward the lower end of the allowable range, the payment standards continue to support participant leasing activity and enable households to secure decent, safe, and sanitary housing, as demonstrated by ongoing participant moves.
Goal
Ensure Section 8 units meet HUD’s standards for being decent, safe, and sanitary.
Progress Report
From July 1, 2025, through January 31, 2026, the Glendale Housing Authority conducted a total of 1,445 Housing Quality Standards (HQS) inspections to ensure Section 8 units met HUD requirements for decent, safe, and sanitary housing. In addition, supervisory Quality Control inspections were performed to verify inspection accuracy and ensure consistent application of HUD standards.
Goal
Maintain robust internal controls to reduce errors in rent determinations.
Progress Report
The Glendale Housing Authority implemented ongoing Quality Control reviews of Section 8 participant files to verify the accuracy and regulatory compliance of rent determinations. As part of internal controls, all rent determinations completed by newly trained staff were subject to 100 percent supervisory review during the training period. In addition, proposed rent increases were reviewed to confirm that rents were reasonable and comparable to similar units in the community.
Goal
Offer professional and internal training on HUD regulations, policies, and procedures to ensure program compliance and the adoption of industry best practices in administering the Section 8 program.
Progress Report
The GHA provided professional and internal training opportunities to Section 8 staff to support program compliance and the adoption of industry best practices. Management-level staff participated in the following external training courses and conferences:
- Emphasys Engage 2025, hosted by Emphasys, which included training on Small Area Fair Market Rents (SAFMRs), voucher program updates, portability, and system functionality.
- PHA Operations for New Executive Leaders, offered by National Association of Housing and Redevelopment Officials (NAHRO), covering budgets and operating subsidies, capital funds, ACOPs and Administrative Plans, waiting lists, program decision-making, and human resources.
- HCV Portability, offered by NAHRO, providing detailed guidance on portability eligibility, roles of initial and receiving PHAs, required documentation, and special portability considerations under VAWA, reasonable accommodations, and VASH.
- HCV Financial Management, offered by Nan McKay and Associates, Inc., focusing on budgeting, cash management, financial reporting, and HUD compliance requirements.
- SEMAP Self-Assessment, offered by Nan McKay and Associates, Inc., providing guidance on conducting internal assessments of SEMAP compliance.
In addition, senior staff provided comprehensive in-house training to newly hired Section 8 caseworkers, with 100 percent quality control review of their work conducted throughout the training period.
Goal
Apply for new Notices of Funding Availability (NOFAs) and lobby for additional vouchers to expand affordable housing programs whenever opportunities arise.
Progress Report
During this fiscal year, no new Notices of Funding Availability (NOFAs) or voucher expansion opportunities applicable to the Glendale Housing Authority were issued. The Glendale Housing Authority continued to advocate for additional vouchers and expanded affordable housing resources through its participation in regional, state, and national housing organizations (see goal for participating in housing organizations).
Goal
Maintain a streamlined portability transfer processes, enabling families to be issued vouchers, search for units, and lease up in their desired neighborhoods as quickly as possible.
Progress Report
The Glendale Housing Authority maintained a streamlined portability process designed to facilitate timely voucher issuance, unit search, and lease-up for port-in families. A single point of contact was designated for all incoming portability cases, promoting consistent communication and efficient processing. Port-in participants received vouchers promptly, and once suitable units were identified, inspections were scheduled and completed expeditiously, allowing households to move in while lease-up documentation was finalized with property owners.
Goal
Conduct periodic reconciliations of incoming portability housing assistance payments to ensure accuracy and accountability.
Progress Report
A designated staff member conducts ongoing reconciliations of incoming portability housing assistance payments for vouchers administered by the Glendale Housing Authority to verify accuracy and maintain financial accountability.
Goal
Ensure timely processing of applicant-reported updates for the Section 8 waiting list to facilitate quicker qualification when applicants are pulled from the list.
Progress Report
The Glendale Housing Authority processed applicant-reported waiting list updates promptly upon receipt to ensure that current and accurate information was used when determining preference points and applicant eligibility at the time of selection.
Goal
Maintain membership and active participation in housing organizations to stay informed about regulatory updates, industry trends, and best practices.
Progress Report
The GHA maintained active membership and participation in professional housing organizations to remain informed of regulatory updates, industry trends, and best practices. During the reporting period, the GHA participated in the following organizations:
- National Association of Housing and Redevelopment Officials (NAHRO)
- Southern California National Association of Housing and Redevelopment Officials (So-Cal NAHRO)
- California Association of Housing Authorities (CAHA)
- Public Housing Authorities Directors Association (PHADA)
- Southern California Association of Nonprofit Housing (SCANPH)
Goal
Conduct program marketing and landlord outreach events to attract new property owners to the Section 8 program while maintaining strong relationships with existing landlords.
Progress Report
On May 29, 2025, the Glendale Housing Authority hosted an Owner Appreciation and Outreach Event designed to strengthen relationships with existing property owners and promote participation in the Section 8 program among prospective landlords. The event, held at Forest Lawn Museum, included a museum tour and provided opportunities for property owners to engage directly with Housing staff and City officials regarding program participation and benefits.
Goal
Collaborate with the Glendale Continuum of Care (CoC) and its partner agencies to support Section 8 participants with special needs, ensuring program compliance and long-term housing stability.
Progress Report
The Glendale Housing Authority collaborated closely with the Glendale Continuum of Care (CoC) partner agencies to support participants with complex and special needs. CoC partner staff conducted in-person wellness checks, assisted with required documentation, and provided support to address sanitary and housing stability challenges, helping ensure continued program compliance and participant well-being.
