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The Department of Housing and Community Development\u2019s Asset Management Services (AMS) team ensures compliance with regulatory agreements, loan terms, and grant requirements for Oakland\u2019s affordable housing projects. The team monitors project operations, verifies tenant incomes, ensures affordability, and oversees loan repayments. For requests related to ownership changes, loan modifications, or reserve withdrawals, contact AMS@Oaklandca.gov<\/a>.<\/p>\n Please see below for information regarding income and rent limits, reporting requirements, inspections, budget submissions, loan modifications, and health and safety rehabilitation loans.<\/p>\n UPDATE: 2025 Utility Allowances<\/p>\n Sponsors may use the utility allowances under the federal Section 8 program as published by the Oakland Housing Authority, or sponsors may present documentation substantiating other figures, subject to review and approval by the City. Any mandatory ongoing costs required by sponsors in connection with tenancy, such as renter’s insurance, shall be treated as utilities.<\/p>\n The Oakland Housing Authority sets utility allowances for the Section 8 rental assistance program and the City’s affordable housing program. Rent limits for subsidized housing must be adjusted downward if the tenant pays utilities. Use these charts to determine the appropriate allowance, depending on which utilities are paid by tenants.<\/p>\n Affordable Housing Cost for Below Market Rate Homeownership<\/p>\n Refer to California Health & Safety Code Section 50052.5 to determine the appropriate affordable housing cost for City-assisted Below Market Rate homeownership units.<\/p>\n 2025 Area Median Income & Rent Limits<\/p>\n The City of Oakland is required by local and state regulations to follow the California Health and Safety Code in setting income and rent limits for most City-assisted or City-restricted affordable housing projects. These limits may differ from those published by other agencies.<\/p>\n The City’s published income and rent limits are provided for convenience but do not override legal standards in project regulatory agreements. In case of conflicts, the regulatory agreement standards apply.<\/p>\n
Determining Which Chart to Use<\/p>\n To determine which rent limits chart to use, identify the benchmark occupancy standard for your project, located in Exhibit B of your project’s regulatory agreement.<\/p>\n Differences in the rent limits charts are due to differences in the benchmark household size, as prescribed by state and federal regulations:<\/p>\n
\u00a0<\/p>\n The 1.5x standard typically applies to projects with federal assistance (e.g., Low Income Housing Tax Credits or HOME funds, excluding Project-Based Section 8 Vouchers). The 1+1 standard applies to projects without federal assistance. Rents are set regardless of actual household size.<\/p>\n Annual Requirements for Property Owners<\/p>\n Annual Reporting<\/p>\n The AMS Unit uses annual reporting and periodic inspections to monitor projects, assess performance, and ensure compliance. Property owners must submit all Fiscal Year reports and updates via the City Data Services (CDS) System by May 1st annually.<\/p>\n Required Reports:<\/p>\n
Ensure reports are complete with up-to-date supplemental information uploaded to CDS. Past-due reports must be submitted before accessing the current year\u2019s report . For technical issues, contact support@citydataservices.com<\/a>. A step-by-step reporting guide is available.<\/p>\n Inspections<\/p>\n The AMS Unit conducts biannual inspections for most properties and more frequent inspections for those in poor condition to ensure compliance with HCD financing agreements and federal regulations.<\/p>\n What to Expect:<\/p>\n
A staff member will contact the Property Management Contact listed in CDS 14 days in advance to schedule inspections.<\/p>\n Operating Budget Submission<\/p>\n Submit a proposed operating budget for the upcoming fiscal year to the City of Oakland\u2019s HCD at least 60 days before the project\u2019s budget year or proposed rent increases. Deadlines: November 1st for fiscal years ending December 31st; May 1st for fiscal years ending June 30th.<\/p>\n The budget must include:<\/p>\n
For rent increases, provide justification (e.g., market comparables or cost increase documentation). Submit budgets and rent increase requests to AMS@Oaklandca.gov<\/a>. The AMS team may request clarifications or revisions. Late submissions may delay approvals.<\/p>\n Loan Modifications<\/p>\n Owners and developers seeking City approvals for modifications (e.g., ownership changes, loan terms, refinancing, or affordability commitments) must submit requests to AMS@Oaklandca.gov<\/a>. The AMS Unit assesses impacts on affordability, compliance, and financial sustainability.<\/p>\n For Loan and Residual Receipt Payments<\/p>\n Make payable to City of Oakland and mail to:<\/p>\n City of Oakland Health and Safety Rehabilitation Loan Program<\/p>\n The City of Oakland is accepting applications for the Health and Safety Rehabilitation Loan Program for subsidized multifamily housing projects.<\/p>\n \u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0<\/p>\n Overview of Oakland HCD’s Asset Management Services<\/p>\n The Department of Housing and Community Development\u2019s Asset Management Services (AMS) team oversees compliance for Oakland\u2019s affordable housing projects funded by City loans or grants. The team monitors adherence to regulatory agreements, verifies tenant incomes and rents for affordability compliance, and ensures borrowers meet loan repayment obligations. For requests related to ownership changes, loan modifications, refinancing, or reserve withdrawals, contact AMS@Oaklandca.gov.<\/p>\n \u00a0<\/p>\n
\n2025 City of Oakland Income Limits (effective April 1, 2025, PDF, 467KB)(PDF,\u00a057KB)<\/a>
\n2025 Rent Limits – 1.5x Occupancy Standard (effective April 1, 2025, PDF, 239KB)(PDF,\u00a056KB)<\/a>
\n2025 Rent Limits – 1+1 Occupancy Standard (effective April 1, 2025, PDF, 239KB)(PDF,\u00a068KB)<\/a>
\nMemo – Income and Rent Limits Methodology (PDF, 467KB)(PDF,\u00a0467KB)<\/a>
\nIncome Determination Guidelines (PDF, 239KB)(PDF,\u00a0239KB)<\/a>
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\n\u00a0Occupancy Standard\u00a0 \u00a0
\n\u00a0Studio\u00a0 \u00a0 \u00a0\u00a0
\n\u00a01 Bedroom\u00a0 \u00a0
\n\u00a02 Bedrooms\u00a0 \u00a0
\n\u00a03 Bedrooms\u00a0 \u00a0
\n\u00a04 Bedrooms\u00a0\u00a0
\n
\n
\n
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\n1.5x
\n\u00a01 Person
\n\u00a01.5 Persons
\n\u00a03 Persons
\n\u00a04.5 Persons
\n\u00a06 Persons
\n
\n
\n1 + 1
\n\u00a01 Person\u00a0
\n\u00a02 Persons
\n\u00a03 Persons
\n\u00a04 Persons
\n\u00a05 Persons
\n
\n
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\nAnnual Rent and Tenant Report
\nAnnual Compliance Report
\nAnnual Audited Financial Report (upload to CDS or email to AMS team)
\nOccupancy and Rent Updates
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\nPhysical assessment of building systems, common areas, and unit interiors
\nReview of tenant files and property management records for affordability and maintenance compliance
\nAdvance notice before inspections
\nSummary of findings with required follow-up for deficiencies
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\nSchedule of rental income
\nUtility allowances
\nOperating expenses with explanations
\nCash flow analysis
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\nHousing & Community Development Department
\nAttn: Loan Services, Cc: Asset Management Services
\n250 Frank H. Ogawa Plaza, Suite 5313
\nOakland, CA 94612<\/p>\n