FY2028 Moving to Work (MTW) Annual Plan

For a printable version of the FY 2028 Moving to Work (MTW) Annual Plan (which includes all content as listed below), click here.

FY2028 MOVING TO WORK ANNUAL PLAN
Orlando Housing Authority Executive Office
April 1, 2027, through March 31, 2028
To be Submitted: January 15, 2027
DRAFT

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2028 Moving to Work (MTW) Annual Plan
April 1, 2027 - March 31, 2028

Table of Contents

• Section I: Introduction
  
  • Overview of OHA's Short-Term and Long-Term Goals and Objectives
  • MTW Activities 
  • Non-MTW Activities 
    
    
• Section II: General Housing Authority Operating Information
  
  
  1. Housing Stock Information
     Planned New Public Housing Units 
     Planned Public Housing Units to be Removed 
     Planned New Project-Based Vouchers 
     Planned Existing Project-Based Vouchers 
     Planned Other Changes to MTW Housing Stock Anticipated in the Plan Year 
     General Description of All Planned Capital Expenditures During the Plan Year 
     
     
  2. Leasing Information
     Planned Number of Households Served
     Discussion of Any Anticipated Issues/Solutions Related to Leasing 
     
     
  3. Waiting List Information 
     Waiting List Information Anticipated 
     Planned Changes to the Waiting List in Plan Year 
     
     
• Section III: Proposed Activity
  
  • Proposed Activity 
    Activity 1: Approved MTW Activity: Update to Activity, $225 Rent Floor for Non-Elderly and Non-Disabled Households
    
    
• Section IV: Approved MTW Activities
  
  
  1. Implemented Activities 
     Activity 1: $225 RentFloor for Non-Elderly & Non- Disabled Households 
     Activity 2: Streamline the Recertification in Public Housing & Housing Choice Voucher Programs 
     Activity 6: Provide Up to 50 One- & Two-Bedroom Units & Supportive Services At West Oaks Apartments 
     Activity 8: Project-Based Vouchers in OHA-Owned Units 
     Activity 9: Establishment of Agency-Wide $100 Minimum Rent 
     Activity 10: Tenant-Based Voucher Homelessness Prevention Program 
     Activity 14: Landlord Incentives 
     
     
  2. Not Yet Implemented 
     Activity 15: Orlando Housing Authority and Orange County Public Schools Pilot Program 
     Activity 16: Project-Based Voucher (PBV) Program for Public Housing Replacement 
     
     
  3. Activities on Hold
     Activity 11: Project-Based Homeownership Program 
     
     
  4. Closed Out Activities 
     Activity 3: Streamline the Rent Calculation Process in Public Housing & Housing Choice Voucher Programs 
     Activity 4: Consolidation of Inspection and Recertification Requirements to Establish An Inspection Process Based on Geographic Location 
     Activity 5: Supporting Up to 50 Homeowners for Six Months Each by Providing Interim Financial Assistance (vouchers) and Counseling to Prevent Foreclosures 
     Activity 7: Use of Project-Based Vouchers & Other Resources to Develop Low-Income City Donated Property for Low-Income Elderly Housing, in Conjunction with Redevelopment of Jackson Court/Division Oaks 
     Activity 12: Tenant-Based Rental Assistance Program
     Activity 13: Streamlined Public Housing Inspections 
     
     
• Section V: Sources and Uses of Funds
  
  
  1. Sources and Uses of MTW Funds 
     Estimated Sources of MTW Funds 
     Estimated Uses of MTW Funds 
     Description of Planned Use of MTW Single Fund Flexibility 
     
     
  2. Local Asset Management Plan
     Local Asset Management Plan 
     
     
  3. Rental Assistance Demonstration (RAD) Participation 
     Description of RAD Participation 
     
     
• Section VI: Administrative
  
  
  1. Board Resolution and Certifications of Compliance 
     Certification of Consistency - City Of Orlando 
     Certification of Consistency - Orange County 
     
     
  2. Documentation of Public Process 
     
     
  3. Planned and Ongoing Evaluations 
     
     
  4. Lobbying Disclosures 
     
     
• Section VII: Appendix
  LAMP 

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SECTION I - INTRODUCTION

An Overview of the Orlando Housing Authority's (OHA) Short-Term and Long-Term Goals and Objectives

MTW Activities
As an MTW agency, the OHA may modify certain requirements to achieve one or more of the following MTW statutory objectives:

1. Reduce cost and achieve greater cost-effectiveness in federal expenditures.
   
   
2. Give incentives to families with children where the head of household is working, is seeking work, or is preparing for work by participating in job training, educational programs, or programs that assist people to obtain employment and become economically self-sufficient; and
   
   
3. Increase housing choices for low-income families.
   OHA submitted applications for RAD Blends in 2025 for Lake Mann Homes, Lorna Doone Apartments, Murchison Terrace Apartments, Ivey Lane Homes, and Reeves Terrace Apartments. OHA previously submitted Section 18 applications to the Special Applications Center for Lake Mann Homes, Lorna Doone Apartments, Ivey Lane Homes, Reeves Terrace Apartments, Murchison Terrace Apartments, and Griffin Park Apartments. Griffin Park has been demolished. In FY2028, the OHA seeks the U.S. Department of Housing and Urban Development's (HUD) approval for one approved activity update:. Activity 1: Approved MTW Activity update: $225 Rent Floor for Non-Elderly & Non- Disabled Households.

In general, the OHA's goals are to continue implementing the current MTW activities and uses of funds.

OHA's short-term goal is to reposition public housing units that are experiencing the following:

1. Excessive maintenance needs.
2. Not suitable for reasonable accommodations for households with mobility issues. For example, the bedrooms and bathrooms are located upstairs in the two-story units.
3. The units have air quality concerns that return regardless of remediation.

OHA's long-term goals are as follows:

1. Submit RAD Blend Applications for Reeves Terrace, Murchison Terrace, Ivey Lane Homes, Lake Mann Homes, and Lorna Doone.
   
   1. Choice Neighborhood Implementation Grant for Lorna Doone and Lake Mann Homes
      
      
2. Relocation of residents, stage the relocation.
3. Apply for funding to rebuild.

The following MTW activities are implemented:

Activity 1: $225 Rent Floor for Non-Elderly and Non-Disabled Households.
The OHA modified this activity from a $225 rent floor to a $225 minimum rent and added a minimum work requirement. Additional rent reform measures were proposed to simplify rent calculations, increase revenue for the OHA, and encourage self-sufficiency amongst the residents and participants.

Activity 2: Streamline the Recertification Process in the Public Housing and Housing Choice Voucher Programs, which has been fully implemented. One-third of the OHA's population takes part each year in a full recertification, while the remaining two-thirds complete an annual update.

Activity 6: Provide up to 50 One- and Two-Bedroom Units and Supportive Services at West Oaks Apartments for up to 24 Months for Homeless Individuals without a competitive process. The transitional housing is available to agencies that commit to providing supportive services.

Activity 8: Project-Based Vouchers in OHA-Owned Properties have been implemented, and units are in the ongoing process of placement.

Activity 9: Establishment of an Agency-Wide $100 Minimum Rent. This activity is applicable to all households except non-elderly & non-disabled residents & participants, VASH, Tenant-Based Rental Assistance participants (non-MTW), Tenant Based Rental Assistance participants (Activity 10), and Antioch residents (non-MTW).

Activity 10: Tenant-Based Voucher Homelessness Prevention Program has been implemented, and progress is being made. The City of Orlando no longer provides the case management that was initially agreed upon. OHA will continue to help 42 families under this activity. OHA implemented the Emergency Housing Voucher Program with the Central Florida Homeless Services Network. 154 Emergency Housing Vouchers were awarded by HUD.

Activity 14: Landlord Incentives has been implemented, and progress is being made.
This incentive would be the same as the project-based vacancy loss. This applies to a tenant-based voucher when the landlord rents to another Section 8 participant.

Non-MTW Activities
The OHA administers a number of non-MTW programs. Such programs include, but are not limited to, the following:

II. Non-MTW Special Purpose Vouchers Based on Referrals

1. VASH
2. Mainstream
3. Emergency Housing Voucher
4. Stability Voucher

II. Vouchers OHA Administers for Other Entities

1. SRO
2. The Roberts (Baptist Terrace)
3. Georgetown Square
4. Kinneret Apartments
5. Monroe Landings Apartments
6. Somerset Landings Apartments
7. Warley Park
8. Durham Place
9. Pendana at West Lakes

These programs are essential in supporting and assisting residents and participants who are not involved in MTW activities. For uniformity, the OHA received HUD approval to extend the MTW flexibilities to the Orlando Housing Authority Special Purpose Vouchers in the Sanford jurisdiction.

The OHA is now able to apply these flexibilities to its Single Room Occupancy (SRO) program, as well.

The OHA's non-public housing complexes are located at West Oaks Apartments (180 one- and two-bedroom units) and Antioch Manor (a project-based section 202 property consisting of 101 units for the elderly). The OHA's other non-public housing unit is the 75-unit Jackson Court/Division Oaks Development, which is owned by Orlando Properties Inc. Jackson Court is a 58-unit, 3-story senior housing apartment complex with one-bedroom units only. Division Oaks is a two-story, 17-unit family apartment complex.

In addition, the OHA maintains oversight of the Carver Park HOPE VI development, which includes The Landings at Carver Park and The Villas at Carver Park. The Landings at Carver Park offers 56 units of affordable housing for families (26 tax credit units and 30 tax credit/public housing units), and The Villas at Carver Park is a 64-unit tax credit/public housing apartment complex for the elderly.

The OHA will continue to implement the PBV activity at OHA-owned sites. The OHA will also continue to manage its non-public housing properties and seek opportunities to increase its housing portfolio so that additional affordable housing options are available to the community. In addition, the OHA is committed to improving the quality of housing for its residents as funding permits.

The OHA collaborated with local non-profit Lift Orlando, Inc. to provide Project-Based Vouchers (PBVs) at two new rental developments to improve housing affordability for low-income households: Pendana I (family, 20 PBVs) and Pendana II (senior, 24 PBVs). Lift Orlando is spearheading the comprehensive redevelopment of an area west of downtown Orlando, now titled West Lakes/Lake Mann.

In September 2023, the U.S. Department of Housing and Urban Development (HUD) awarded the OHA and Lift Orlando, Inc. (co-applicants) a 2023 Choice Neighborhoods Planning Grant for the West Lakes/Lake Mann neighborhood that includes the Lorna Doone Apartments and Lake Mann Homes public housing sites. The resulting Choice Neighborhoods "Harmony Initiative Transformation Plan," (completed October 2023) represents the culmination of more than two (2) years of collaboration among the Orlando Housing Authority (OHA), Lift Orlando, the City of Orlando, community residents, stakeholders, and partners. The Plan focuses on improving outcomes in three (3) core areas: Housing, People, and Neighborhood. The Transformation Plan identifies Lorna Doone as a senior housing community and recognizes its vital role in meeting the housing needs of older adults. Accordingly, the Orlando Housing Authority intends to pursue the formal HUD Designation for Lorna Doone as senior housing to ensure the continued availability of high-quality, affordable housing for current and future low-income seniors.

Project-Based VASH
The OHA will project-based forty-five (45) Veterans Affairs Supportive Housing (VASH) vouchers at select locations within Orange and Seminole Counties. The OHA will collaborate with viable partners in the community to execute this initiative with the purpose of housing difficult-to-place homeless veterans.

Small Area Fair Market Rents (SAFMRs)
HUD regulations require public housing agencies to base Section 8 Housing Choice Voucher Program payment standards on zip codes and not the Metropolitan Statistical Areas (MSAs). This new process is called Small Area Fair Market Rents (SAFMRs). HUD required 41 additional metropolitan areas starting January 1, 2025. The Orlando Housing Authority is required to implement the SAFMRs. The housing authority may determine a payment standard that is between 90 percent and 110 percent of the Small Area Fair Market Rents and may establish exception rents for reasonable accommodations and other HUD-required activities. Public Housing Agencies were required to use an electronic form to notify HUD of their intent to adopt certain exception payment standards or voluntarily opt in to use SAFMRs. OHA selected Option 1.

Payment standards greater than 110 percent up to 120 percent of the applicable FMR (simplified process) PHA plans to establish exception payment standard amounts between 110 percent and 120 percent of the applicable FMR for such duration as HUD specifies by notice, and the PHA meets at least one of the below criteria. This option also applies to mandatory SAFMR PHAs and PHAs who have already notified HUD of their intent to fully opt into SAFMRs. The duration in which the PHA may use the exception payment standard established through this simplified process after proper notification to HUD is:

Until the effective date of the first newly published FMRs following 12 consecutive months of a sustained tenant-based success rate at 75 percent or higher, if the PHA qualified for the exception payment standard based on the success rate criteria above; or

Until the effective date of the first newly published FMRs following 12 consecutive months of the PHA maintaining a rent burden where fewer than 40 percent of tenant-based voucher families are paying more than 30 percent of adjusted income as the family share, if the PHA qualified for the exception payment standard based on the rent burden criteria above.

PHAs are reminded that if there are changes in the applicable FMR and the PHA's payment standard exceeds 120 percent of the newly applicable FMR, the PHA would need to reduce its payment standard to be 120 percent or lower than the newly applicable FMR. The PHA may revert back to the basic range at any time without notification to HUD.

Success rate - Fewer than 75 percent of the families to whom the PHA issued tenant-based rental vouchers during the most recent 12-month period for which there is success rate data available have become participants in the voucher program;

Rent Burden - More than 40 percent of families with tenant-based rental assistance administered by the agency pay more than 30 percent of adjusted income as the family share; or PHA meets both success rate and rent burden criteria.

Rental Assistance Demonstration Program
The OHA received HUD approval for a Rental Assistance Demonstration (RAD) Portfolio Award for the Citrus Square public housing site in March 2015; Citrus Square Apartments is the only OHA RAD property.

The PHA hereby makes the following certifications:

• All RAD sites (PBV) and sites and neighborhoods (PBRA) will be suitable from the standpoint of facilitating and furthering full compliance with the applicable provisions of Title VI of the Civil Rights Act of 1964, Title VIII of the Civil Rights Act of 1968, Executive Order 11063, and HUD regulations issued pursuant thereto.
  
  
• For all RAD PBV conversions, all sites will comply with the site selection requirements set forth in 24 CFR § 983.57, the Fair Housing Act, Title VI of the Civil Rights Act of 1964 including implementing regulations at 24 CFR § 1.4(b)(3), Section 504 of the Rehabilitation Act of 1973 including implementing regulations at 24 CFR § 8.4(b)(5), and the Americans with Disabilities Act.
  
  
• For all RAD PBV conversions involving new construction, whether on a new site or on a current site, sites will comply with the site selection standards set forth in 24 C.F.R. § 983.57(a), (b), (c) and (e), but excluding 24 C.F.R. § 983.57(b)(1) and (c)(2). All other conversions to PBV, including transfers of assistance to an existing property other than the Converting Project, are subject to the standards set forth in 24 C.F.R. § 983.57(a), (b), (c) and (d), but excluding 24 C.F.R. § 983.57(b)(1) and (c)(2).
  
  
• For all RAD PBRA conversions, all sites will comply with the site selection requirements set forth in the Fair Housing Act, Title VI of the Civil Rights Act of 1964 including implementing regulations at 24 CFR § 1.4(b)(3), Section 504 of the Rehabilitation Act of 1973 including implementing regulations at 24 CFR § 8.4(b)(5), and the Americans with Disabilities Act.
  
  
• For all RAD PBRA conversions, site selection for all covered projects (whether existing housing/rehabilitation or new construction) will meet the following requirements:
  
  
• The site and neighborhood are suitable from the standpoint of facilitating and furthering full compliance with the applicable provisions of Title VI of the Civil Rights Act of 1964, Title VIII of the Civil Rights Act of 1968, Executive Order 11063, and UD regulations issued pursuant thereto.
  
  
• The neighborhood must not be one that is seriously detrimental to family life or in which substandard dwellings or other undesirable conditions predominate, unless there is actively in progress a concerted program to remedy the undesirable conditions.
  
  
• The housing must be accessible to social, recreational, educational, commercial, and health facilities and services, and other municipal facilities and services that are at least equivalent to those typically found in neighborhoods consisting largely of unassisted, standard housing of similar market rents.
  
  
• It must meet all applicable accessibility requirements, including, but not limited to, the accessibility requirements of the Fair Housing Act, Section 504 of the Rehabilitation Act, and the Americans with Disabilities Act.
  
  
• To the extent the covered project involves new construction, additional site selection requirements described in Appendix III of the RAD Notice will be met.
  
  
  • RAD/Section 18 blend conversions may be pursued for all RAD conversions.
    
    
  • RAD Transfer of Assistance may be pursued for all RAD conversions.
    
    
  • Elderly and/or disabled preferences may be elected for all RAD conversions.
    
    
  • Public housing residents who are living in developments scheduled for demolition, redevelopment, renovation, repositioning, RAD conversion, and, as needed, for HUD-approved Capital Fund renovation will be given preference on the Housing Choice Voucher (HCV) waitlist to receive an HCV to facilitate the aforementioned activities.
    
    
  • Under RAD, substantial deviation shall exclude the following RAD-specific items:
    
    
    • The decision to convert to either Project-Based Rental Assistance or Project-Based Voucher Assistance;
      
      
    • Changes to the Capital Fund Budget produced as a result of each approved RAD Conversion, regardless of whether the proposed conversion will include the use of additional Capital Funds;
      
      
    • Changes to the construction and rehabilitation plan for each approved RAD conversion; and
      
      
    • Changes to the financing structure for each approved RAD conversion.

Citrus Square Apartments
Citrus Square Apartments, built in 1982, is an 87-unit, multi-family property comprising 45 buildings situated on 10 acres in east Orlando. The OHA submitted an RAD application in December 2013 to convert units at Citrus Square to Project-Based Vouchers (PBV) under the RAD program. The Citrus Square RAD Conversion closed on December 28, 2017. Ovation Housing LLLP owns Citrus Square, and Stephenson and Moore, Inc. manages the property.

Other Public Housing Sites
OHA seeks to reposition six (6) public housing sites: Lake Mann, Griffin Park, Ivey Lane, Reeves Terrace, Murchison Terrace, and Lorna Doone developments. The OHA submitted Section 18 Inventory Removal Applications (demolition) to the Special Applications Center (SAC) with the intention of revitalizing those neighborhoods with innovative housing. OHA is also evaluating alternative repositioning options, including RAD, RAD/Section 18 Blend, and the Choice Neighborhoods Program.

One of the six public housing sites, Griffin Park, had exigent conditions. The severity of the exigent conditions required a change in the normal process and an enormous effort. Normally, the Special Applications Center (SAC) will approve the demolition application, and then the housing authority will implement the following activities: request tenant protection vouchers (TPV), issue TPVs, relocate households, provide for their reasonable accommodation needs, etc. Because of the exigent conditions, the process was not the usual process. The COVID-19 pandemic exacerbated the pace of the Griffin Park demolition application and activities. Offices that normally respond quickly had delayed processing. The SAC approved the Section 18 Demolition application for Griffin Park in February 2023. OHA relocated Griffin Park residents into vacant public units at other OHA sites prior to HUD demolition approval. The OHA applied for and received HUD tenant protection vouchers to allow eligible relocated residents to lease affordable housing units in the private market. Griffin Park public housing site has been demolished. The OHA will reposition Griffin Park with new transformative housing that commemorates the rich history of the site and former residents.

OHA intends to apply for a HUD Choice Neighborhood Implementation Grant that may include Lorna Doone Apartments, Lake Mann Homes, and Murchison Terrace. If Murchison Terrace is not approved, the OHA will submit a HUD CNI Application for Murchison Terrace Apartments and the surrounding neighborhood. The OHA may apply to HUD for a Rental Assistance Demonstration (RAD)/Section 18 Construction Blend for all of our public housing properties.

Sanford Housing Authority (SHA)
The OHA continues to manage the Sanford Housing Authority (SHA). The goal and objective of the SHA is to redevelop its former public housing sites. In FY2019, the OHA and SHA broke ground on the new Georgetown Square in Sanford. Construction was completed in January 2021. The SHA also broke ground on Monroe Landings, which was completed in February 2022. SHA broke ground on Somerset Landings, which was completed in January 2024. OHA plans to include 63 Project-Based Vouchers in Somerset Landings. The Housing Authority of the City of Sanford, Florida (SHA) obtained an MTW designation as part of Cohort #5, Asset Building Initiatives. The SHA will apply to convert 7 units currently with ACC subsidy at Monroe Landings to the Rental Assistance Demonstration Program. Once the RAD conversion is approved, the OHA will administrate the PBV for those 7 units.

Goal 1: Expand Housing Opportunities
Objective 1: Expand Housing Opportunities on Vacant Northern Parcels

• To develop quality mixed-income rental housing on vacant land owned by the Sanford Housing Authority. SHA may acquire and or enter in partnerships to acquire, finance, sell, and or develop land it does not currently own. SHA will enter into a developer agreement to develop vacant land that it does own.
  
  
• SHA will dispose of Cowan Moughton Terrace and Edward Higgins Terrace land via Section 18, 24 CFR 970, via a disposition application to develop affordable rental units in partnership with SHA procured developer.
  
  
• Develop multiple phases of or rental on SHA's North parcels on the Lake Monroe Terrace, Cowan Moughton Terrace, and Edward Higgins Terrace sites.
  
  
• SHA will dispose of vacant land in accordance with 24 CFR 970 to facilitate future development of rental and for-sale housing, related community facilities, and amenities.
  
  
• Each phase may include affordable, mixed-income, tax credit, and market-rate units that may be subsidized by Section 8 PBVs or RAD subsidy.
  
  
• Properties for development will target separate phases for family, senior, or supportive housing for the homeless. Final housing plans will depend on funding available.
  
  
• Install new infrastructure (roads, streetlights, sidewalks, utilities, etc.)
  
  
• SHA will submit an application to convert the 7 public housing units at Monroe Landings to Rental Assistance Demonstration units (RAD). Development of south and northern parcels may or may not be developed concurrently.
  Note: Lake Monroe Terrace (Phases 1 & 2 completed in 2023)

Lake Monroe Terrace Phase III Homeownership
SHA will dispose of +- 1.70 acres of Lake Monroe Terrace vacant land into Carisbrooke Terrace LTD for the purpose of water retention. This disposition is necessary for Carisbrooke Terrace development of affordable family housing. Carisbrooke Terrace will have 80 units of affordable housing at or below 80% of AMI. This disposition is for a commensurate public benefit according to 24 CFR 970. This Lake Monroe Terrace vacant land is also proposed to support the future development of Edward Higgins Terrace as Talland Park. Talland Park is slated for development of 80 affordable family units at or below 80% of AMI. If there is any additional land, SHA will develop for-sale or rental housing with its procured developer partner. SHA will dispose of vacant land via disposition application under 24 CFR 970. The final number of units will depend on zoning and available funding. SHA proposes up to 20 affordable for-sale or rental units.

Cowan Moughton Terrace Vacant Land
SHA will develop up to 80 affordable and mixed-income rental units with SHA procured developer partner. SHA will dispose of vacant land via disposition application under 24 CFR 970. Cowan Moughton development activities are projected to be completed within 30 months of Special Applications Center (SAC) approval. The project is currently being funded and should close on financing by the first quarter of 2026. See development chart.

Edward Higgins Terrace vacant land
SHA will develop up to 80 affordable and mixed-income rental units with SHA procured developer partner. SHA will dispose of vacant land via disposition application under 24 CFR 970. Development activities are projected to be completed in 2029. The development is not currently funded. See Development Chart.

Objective 2: Develop Quality Mixed Income Affordable Rental Units, Community Amenities, and For-Sale Housing.

• SHA will dispose of Castle Brewer Court (in 3 phases) and William Clark Court land via Section 18 disposition application under 24 CFR 970. SHA may also acquire and enter in partnerships to acquire, finance, sell, and or develop land it may or may not own.
  
  
• Develop mixed-income rental and homeownership units at Castle Brewer Court. SHA will build 80 units of senior affordable housing in Phase 1. Projected financial closing in the first quarter of 2026. SHA proposes building 80 family units in Phase II. SHA is working with Seminole County to fund up to 40 for-sale affordable housing units at CBC as Phase III. See Development Chart.
  
  
• Install new infrastructure i.e. roads, streetlights, sidewalks, utilities, etc. and establish the street grid with the neighborhood.
  
  
• Development of the southern and northern parcels may or may not be developed concurrently.
  
  
• Provide a mixture of affordable rental, market rate and affordable homeownership opportunities.
  
  
• SHA will also develop a resource center at Castle Brewer Court. This resource center may also provide office space for SHA.
  
  
• Properties for development may target separate phases for family, senior, or commercial space providing support and economic opportunities for the residents.
  
  
• SHA will dispose of land owned by SHA to fulfill its goals and objectives within the CNI Transformation Plan or future planning efforts with the objective of providing housing choice, affordable housing, and better community amenities.
  
  
• SHA will dispose of vacant public housing land to facilitate development of neighborhood amenities, commercial, or housing development to achieve the goals identified in the Choice Neighborhood Initiative (CNI) Transformation Plan. SHA has entered into an agreement with the City of Sanford to sell William Clark Court at Fair Market Rate to the City of Sanford for the purpose of developing community amenities as outlined in the CNI Transformation Plan. SHA will dispose of land at market value under 24 CFR 970 since property would qualify as a commensurate public benefit as community amenities.
  
  
• SHA may also partner with financial institutions and or municipalities for funding as part of any development.

Castle Brewer Court
SHA will develop up to 160 affordable and mixed-income rental units with SHA procured developer partner in 2 phases. SHA will dispose of vacant land via disposition application under 24 CFR 970. The first phase of Castle Brewer is funded and is expected to close on financing by the first quarter of 2026. See development chart.

SHA will develop for-sale housing with SHA procured developer partner. SHA will dispose of vacant land via disposition application under 24 CFR 970. Final number of houses will depend on zoning and available funding. SHA project 20-40 units. See Development Chart.

William Clark Court
SHA will dispose of William Clark Court via Section 18 disposition under 24 CFR 970 to facilitate development of neighborhood amenities to achieve the goals identified in the Choice Neighborhood Initiative (CNI) Transformation Plan. SHA has entered into an agreement with the City of Sanford to sell William Clark Court to the City of Sanford for the purpose of developing community amenities as outlined in the CNI Transformation Plan.

HUD regulations under 24 CFR 970 require property disposed for activities that are considered not to be a commensurate public benefit must be sold at Fair Market Value. The sale and transfer of land should close within 90 days of Special Applications Approval.

Use of proceeds for all development and sale of vacant land
PHA's retain flexibility to determine the use of proceeds for sale of property or development activities are consistent with the use for the development or management or preservation of low-income housing or to benefit the residents of the public housing agency: leveraging amounts for securing commercial enterprises, for property owned by the PHA that is appropriate to serve the needs of the residents. A PHA's use of proceeds is subject to HUD Special Applications Approval pursuant to 24 CFR 970.19. The SHA will use the funds from the sale of Willaim Clark Court and any development proceeds from other development projects or activities for purposes of further developing, managing, or preserving affordable housing such as maintenance, design, land acquisition, and predevelopment costs and for the general operations of SHA allowable under 24 CFR 970.19.

Objective 3: Develop Neighborhood Amenities to Enhance the Quality of Life for Residents.

SHA may enter into an agreement with the City of Sanford to sell William Clark Court to the City of Sanford for the purpose of developing community amenities as outlined in the CNI Transformation Plan.

• SHA may dispose of vacant public housing land to facilitate development of neighborhood amenities, recreational and/or commercial, to achieve the goals identified in the Choice Neighborhood Initiative Transformation Plan.
  
  
• SHA may develop a resource center on property it owns or acquires as part of its redevelopment strategy. This resource center may also provide office space for SHA.

Objective 4: SHA May Convert Existing Public Housing Units or Public Housing Annual Contributions Contract (ACC) to Alternative Platforms or Dispose of ACC Units or Subsidy In Existing Rental Units.

• The SHA may convert existing public housing units or public housing ACC to alternative platform to improve and/or stabilize operations.
  
  
• Conversion of existing public housing units may include, but not limited to, the Rental Assistance Demonstration Program (RAD) to stabilize operations of new SHA-sponsored housing developments. SHA may remove or dispose of ACC units or ACC subsidized units in existing rental properties.
  
  
• SHA will seek funding from public and private sources to finance implementation of the goals and objectives. The funding sources may include but not limited to , Low Income Housing Tax Credit Program, Community Development Block Grant, Capital Fund Natural Disaster Grants, State Apartment Incentive Loan (SAIL), State Housing Initiative Partnership (SHIP) funds, Federal Home Loan Bank funds, Congressional Grants, the HUD Rental Assistance Demonstration (RAD) Program and others to facilitate development of replacement housing, offices, resource center, commercial space, and related amenities.
  
  
• SHA will continue to work with the City of Sanford, Choice Neighborhood Initiative (CNI) Initiative Partners, Seminole County, Orlando Housing Authority, former residents, and community stakeholders towards implementation of the goals and strategies set forth in the CNI Transformation Plan.
  
  
• SHA may work with CNI Partners to pursue a HUD CNI Implementation grant with sufficient financing and in-kind leverage commitments are in place. Achievement of any objectives and goals is subject to funding availability.

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SECTION II - GENERAL HOUSING AUTHORITY OPERATING INFORMATION

1. HOUSING STOCK INFORMATION
   
   
   1. Planned New Public Housing Units
      
      • Asset Management Project (AMP) Fill in Name and Number
        
        
        • PIC Dec. Number/AMP IC Dev. Name
          • 0/1 Bedroom: 0
          • 2 Bedroom: 0
          • 3 Bedroom: 0
          • 4 Bedroom: 0
          • 5 Bedroom: 0
          • 6+ Bedroom: 0
          • Total Units: 0
          • Population Type**: N/A
          • Section 504 Accessible Units* (Mobility): N/A
          • Section 504 Units* (Hearing/Vision): N/A
            
            
        • Total Public Housing Units to be Added in the Plan Year: 0
          
          
   2. Planned Public Housing Units to be Removed
      
      • AMP Name and Number
        
        
        • N/A
          • Number of Units to Be Removed
          • Explanation for Removal
            
            
        • Total Public Housing Units to be Removed in the Plan Year: 0
          
          
   3. Planned New Project-Based Vouchers
      
      • Property Name: Carver Park
        
        
        • Number of Vouchers to be Project-Based: 60
        • RAD?: No
        • Description of Project: The OHA will build up to 19 Project based Voucher units east of Westmoreland Avenue; up to 41 PBVs west of Westmoreland (36 rental/5 mixed-income homeownership).
          
          
      • Total Planned New Project-Based Units in Plan Year: 60
        
        
   4. Existing Project Based Vouchers
      
      
      • Property Name: Citrus Square
        
        • Number of project-Base Vouchers: 87
        • Planned Status at End of Plan Year*: Leased
        • RAD?: Yes
        • Description of Project: Citrus Square Apartments is located at 5625 Hickey Avenue. The property consists of 45 buildings and includes: (9) 1-bedroom units, (56) 2-bedroom units, (18) 3- 3-bedroom units, and (4) 4-bedroom units. The RAD Conversion of Citrus Square allows for the proper maintenance of the complex necessary repairs/upgrades and the improvement of accessible units. The RAD conversion closed in December 2017.
          
          
      • Property Name: West Oaks
        • Number of project-Base Vouchers: 10
        • Planned Status at End of Plan Year*: Committed
        • RAD?: No
        • Description of Project: Activity 6: Transitional Housing: The OHA is project-basing up to fifty units to provide transitional housing to homeless individuals (up to twenty-four months) at West Oaks Apartments, a three-story 280-unit affordable market-rate rental property. The OHA is working with the Salvation Army, the Orlando Union Rescue Mission, and other service providers to provide case management as a preventative measure against homelessness. A total of t e n (10) vouchers/units are committed for Activity 6. The ten (10) units are committed by an executed HAP already in place.
          
          
      • Property Name: Jackson Court/Division Oaks/West Oaks
        • Number of project-Base Vouchers: 75 
        • Planned Status at End of Plan Year*: Committed and Leased
        • RAD?: No
        • Description of Project: Activity 8: PBVs in OHA-Owned Units: The OHA is project basing up to 20% or 538 of its available tenant-based HCVs at OHA-owned units. Jackson Court, Division Oaks, and West Oaks (in addition to the vouchers to be used in connection with Activity 6) are sites for the project-based voucher program.
          
          
      • Property Name: Pendana at West Lake (Phase I)
        • Number of project-Base Vouchers: 20
        • Planned Status at End of Plan Year*: Committed and Leased
        • RAD?: No
        • Description of Project: Lift Orlando has embarked on the redevelopment of a significant area of blighted housing west of downtown Orlando in the Washington Shores Community, now known as West Lakes. Lift Orlando collaborated with the OHA to help make the new housing more affordable. Orlando's Washington Shores community, formerly The Villages of West Lakes, Pendana Phase I, is complete. OHA provided 20 project-based vouchers for the chronic and low-income homeless.
          
          
      • Property Name: Pendana at West Lake (Phase II)
        • Number of project-Base Vouchers: 24
        • Planned Status at End of Plan Year*: Committed and Leased
        • RAD?: No
        • Description of Project: Lift Orlando has embarked on the redevelopment of a significant area of blighted housing west of downtown Orlando in the Washington Shores Community, now known as West Lakes. Lift Orlando collaborated with the OHA to help make the new housing more affordable. Orlando's Washington Shores community, formerly The Villages of West Lakes, Pendana Phase II, is complete. OHA provided 24 project-based vouchers to improve affordability for low income seniors
          
          
      • Property Name: ReddingGardens/Georgetown Square
        • Number of project-Base Vouchers: 28
        • Planned Status at End of Plan Year*: Committed
        • RAD?: No
        • Description of Project: The OHA manages the Sanford Housing Authority's (SHA) day-to-day operations and redevelopment. The SHA received a tax credit award to redevelop 90 units at the former Redding Gardens site. The tax credit market saw a sharp drop in equity, causing a gap in funding. The developer, Gardner Capital, requested PBVs to be placed in the project so that additional debt could be used along with a Florida Housing Finance Corporation loan to cover the gap financing. The 28 PBVs are in place with a executed HAP.
          
          
      • Property Name: Monroe Landing
        • Number of project-Base Vouchers: 20
        • Planned Status at End of Plan Year*: Committed
        • RAD?: No
        • Description of Project: Monroe Landings is a 60-unit new development family property in the City of Sanford, FL. The OHA uses 20 PBV vouchers to support the units that are 30% AMI.OHA is considering converting seven (7) Public Housing units into rental assistance programs as Project Based Section 8.
          
          
      • Property Name: Somerset Landings
        • Number of project-Base Vouchers: 63
        • Planned Status at End of Plan Year*: Committed
        • RAD?: No
        • Description of Project: The Somerset Landings is an 84-unit family development that was completed in the City of Sanford, FL January 2024.The OHA will use 63 PBV vouchers to support the units that are 30% AMI.
          
          
      • Total Planned Existing Project-Based Vouchers: 327
        
        
   5. PLANNED OTHER CHANGES TO MTW HOUSING STOCK ANTICIPATED IN THE PLAN YEAR
      The OHA executed a Voluntary Compliance Agreement (VCA) with HUD in March 2015 to achieve full compliance with the Americans with Disabilities Act (ADA), the Architectural Barriers Act of 1968 (ABA), the Fair Housing Act (FHA), and the Uniform Federal Accessibility Standards (UFAS). The VCA was amended for the first time in November 2017 and for the second time in August 2023. A third amendment of the VCA is currently being negotiated with HUD, with the most recent meeting being held on April 19, 2024. The VCA will terminate upon OHA's full completion of its terms and conditions, including but not limited to the completion of modifications to its public housing sites to achieve UFAS compliance. The VCA includes, but is not limited to, the following highlights:
      
      Section 504 Highlights
      OHA is required to construct or convert a minimum of 5% of its public housing units into UFAS-accessible units and 2% of its public housing units into UFAS-compliant hearing/visual units. This will be done for the public housing properties remaining after the demolition or conversion of six of OHA's public housing sites: Griffin Park (demolition application has already been approved and demolition is currently underway); Lorna Doone, Lake Mann, and Murchison Terrace (to be in OHA's 2025 Choice Neighborhood Initiative (CNI) Implementation Grant application for demolition and redevelopment); and Reeves Terrace and Ivey Lane (possibly to be converted into RAD Blend properties). After removing these six properties from consideration, there are a total of 474 public housing units (87 of which have undergone a RAD conversion at Citrus Square Apartments), meaning 23 (28 are proposed) must be made UFAS-accessible and 10 (12 are proposed) must be made into UFAS- compliant hearing/visual units. Thus far, OHA has completed 10 UFAS- accessible units and 4 UFAS-compliant hearing/visual units.
      
      
   6. GENERAL DESCRIPTION OF ALL PLANNED CAPITAL EXPENDITURES DURING THE PLAN YEAR
      OHA previously submitted Section 18 applications to the Special Applications Center for Lake Mann Homes, Lorna Doone Apartments, Ivey Lane Homes, Reeves Terrace Apartments, Murchison Terrace Apartments, and Griffin Park Apartments. OHA may reassess each of these applications and instead submit applications for RAD Blends for other public housing sites if that approach looks more advantageous for any of the developments. The OHA plans to reposition public housing properties, including but not limited to: Griffin Park, Lake Mann, Lorna Doone, Murchison Terrace, Ivey Lane, and Reeves Terrace. This will entail demolition, relocation of the residents, and the redevelopment of the properties. The OHA plans to continue to address its health and safety needs at its public housing sites. The OHA will continue to use Capital Funds in FY2028 to retrofit units and common areas to meet VCA/ADA/UFAS requirements at many of its properties. OHA anticipates using capital funds to modernize and install additional elevators on its senior properties.
      
      As part of its planned capital expenditures during the Plan year, OHA may purchase generators, install new elevators, install security cameras, replace aging roofs, and provide sanitation line overhaul.
      
      Other capital expenditures, such as minor repairs, consistent with OHA's established priorities, may also occur during the plan year. Listed below are the estimated capital expenditures per site:
      
      
      • $1,900,000 Griffin Park Redevelopment
      • $500,000 Carver Park Redevelopment
      • $500,000 Lorna Doone Redevelopment
      • $500,000 Lake Mann Redevelopment
      • $400,000 ADA at The Villas at Hampton Park
      • $800,000 ADA at Carver Park
      • $4,600,000 Planned Capital Expenditures Total FY2028
        
        
2. Leasing Information
   
   
   1. Planned Number of Households Served
      
      
      • Planned Number of Households Served Through: MTW Public Housing Units Leased
        • Planned Number of Unit Months Occupied/Leased: 14,460
        • Planed Number of Household to Be Served: 1,205*
          
          
      • Planned Number of Households Served Through: MTW Housing Choice Vouchers (HCV) Utilized
        • Planned Number of Unit Months Occupied/Leased: 34,680
        • Planed Number of Household to Be Served: 2,890**
          
          
      •  Planned Number of Households Served Through: Local, Non-Traditional: Tenant-Based (HCV)
        • Planned Number of Unit Months Occupied/Leased: 0
        • Planed Number of Household to Be Served: 0
          
          
      •  Planned Number of Households Served Through: Local, Non-Traditional: Property-Based (HCV)
        • Planned Number of Unit Months Occupied/Leased: 0
        • Planed Number of Household to Be Served: 0
          
          
      •  Planned Number of Households Served Through: Local, Non-Traditional: Homeownership (HCV)
        • Planned Number of Unit Months Occupied/Leased: 0
        • Planed Number of Household to Be Served: 0
          
          
      • Planned Total Households Served:
        • Planned Number of Unit Months Occupied/Leased: 49,140
        • Planed Number of Household to Be Served: 4,095
          
          *1458 - 87 - 166 = 1205 (Original baseline minus removed public housing units from Citrus Square Apartments and Griffin Park)
          **Sanford Vouchers have been added to MTW.
          
          
      • Local, Non-Traditional Category: Tenant-Based
        • MTW Activity (Name/Number): N/A
        • Planned Number of Unit Months Occupied/Leased: 0
        • Planned Number of Household to be Served: 0
          
          
      • Local, Non-Traditional Category: Property-Based
        • MTW Activity (Name/Number): N/A
        • Planned Number of Unit Months Occupied/Leased: 0
        • Planned Number of Household to be Served: 0
          
          
      • Local, Non-Traditional Category: Homeownership
        • MTW Activity (Name/Number): N/A
        • Planned Number of Unit Months Occupied/Leased: 0
        • Planned Number of Household to be Served: 0
          
          
      • Planned Totals:
        
        • Planned Number of Unit Months Occupied/Leased: 0
        • Planned Number of Household to be Served: 0
          
          
   2. Discussion of Any Anticipated Issues/Possible Solutions Related to Leasing
      
      • Housing Program: MTW Public Housing
        
        • Description of Anticipated Leasing Issues and Possible Solutions:
          The OHA is repositioning a significant portion of its public housing stock. This process will take a number of years. Once the OHA receives SAC approval for demolition, residents will be leased up at sites that are not scheduled for repositioning or issued vouchers if the residents qualify. OHA has signed an agreement with a consultant to conduct a physical needs assessment (PNA). Public housing units at sites scheduled for demolition may be held as a result. HUD approved the OHA's Section 18 Inventory Removal Application to demolish Griffin Park Apartments in February 2023. OHA is going to continue to reposition the properties. OHA has since relocated all Griffin Park residents to other OHA public housing units that were held to accommodate relocation. OHA requested and received 163 tenant protection vouchers. As residents are issued and accept tenant protection vouchers, residents will move out of MTW Public Housing into the HCV Program, and this will create vacancies.
          
          
      • Housing Program: MTW Housing Choice Voucher
        • Description of Anticipated Leasing Issues and Possible Solutions:
          Funding is a potential issue for the regular HCV program. Funding levels from HUD have continued to be below the amount needed to fund the program. The OHA may not have enough administrative support to comply with HUD's leasing requirements. The OHA has increased the flexibility of its HCV occupancy standards to be the same as public housing's minimum and maximum number of persons per bedroom for all bedroom sizes as a remedy to some of its leasing challenges. Finding owners willing to rent to HCV participants is another issue. The OHA will offer increased payment standards (up to 120% of the Fair Market Rent) for disabled participants who are having difficulty finding units within the regular payment standard.
          
          
      • PH Site: Griffin Park 
        • Date Sec. 18 or RAD Blend Submitted: 7/1/2019
        • Status: Approved
        • Comments: Demolition contract selected April 2024
        • Proposed Date Demolition: 2024: Demolition completed
          
          
      • PH Site: Lake Mann
        • Date Sec. 18 or RAD Blend Submitted: RAD Blend 2025
        • Status: Will be submitted to RAD Blend in 2025. Section 18 depends on if its in the federal budget in 2026.
        • Comments: HUD Awarded 2023 Choice Neighborhoods Planning Grant (9/2023) RAD/Section 18 Blend/Sequenced Blends
        • Proposed Date Demolition: 2027
          
          
      • PH Site: Lorna Doone 
        • Date Sec. 18 or RAD Blend Submitted: RAD Blend 2025
        • Status: Will be submitted to RAD Blend in 2025. Section 18 depends on if its in the federal budget in 2026
        • Comments: HUD Awarded 2023 Choice Neighborhoods Planning Grant (9/2023) RAD/Section 18 Blend/Sequenced Blends
        • Proposed Date Demolition: 2027
          
          
      • PH Site: Murchison Terrace 
        • Date Sec. 18 or RAD Blend Submitted: RAD Blend 2025
        • Status: RAD Blend August 2025
        • Comments: Future Choice Neighborhoods or RAD/Section 18 Blend/Sequenced Blends 
        • Proposed Date Demolition: 2029
          
          
      • PH Site: Ivey Lane 
        • Date Sec. 18 or RAD Blend Submitted: RAD Blend 2025
        • Status: RAD Blend August 2025
        • Comments: Possible RAD/Section 18 Blend/Sequenced Blends
        • Proposed Date Demolition: TBD
          
          
      • PH Site: Reeves Terrace 
        • Date Sec. 18 or RAD Blend Submitted: RAD Blend 2025
        • Status: RAD Blend August 2025
        • Comments: Possible RAD/Section 18 Blend/Sequenced Blends
        • Proposed Date Demolition: TBD
          
          
3. WAITING LIST INFORMATION
   
   
   • Waiting List Name: MTW Public Housing Units 
     • Description: Community Wide
     • Number of Households on Waiting List: 12420
     • Waiting List Open, Partially Open or Closed: Closed
     • Plans to Open the Waiting List During the Plan Year: No
       
       
   •  Waiting List Name: MTW Housing Choice Voucher 
     • Description: Community Wide
     • Number of Households on Waiting List: 14585
     • Waiting List Open, Partially Open or Closed: Closed
     • Plans to Open the Waiting List During the Plan Year: No
       
       
   • Waiting List Name: MTW Public Housing Units 
     • Description: Site-Based*
     • Number of Households on Waiting List: 905
     • Waiting List Open, Partially Open or Closed: Closed
     • Plans to Open the Waiting List During the Plan Year: No
       
       *This includes Carver Park Villas & Carver Park Landings
       
       Please describe any duplication of applicants across waiting lists:
       Public housing and Section 8 participants submit applications for both programs, potentially appearing on multiple waitlists.
       
       
   • i. Planned Changes to Waiting List in the Plan Year
     
     
     • Waiting List Name: N/A
       • Description of Planned Changes to Waiting List: N/A

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SECTION III - PROPOSED MTW ACTIVITIES

Approved MTW Activities: Update to Activity 1:$225 Rent Floor for Non-Elderly and Non-Disabled Households

The OHA is updating Activity 1 to update the work requirement to include Every adult member of the household who is 18 years of age or older is required to be employed for a minimum of 28 hours per week. If the adult household member is a student, they are required to be employed for a minimum of 20 hours per week. This work requirement does not apply to elderly or disabled household members.

OHA will eliminate all exclusions except for the following:

1. Income for the living aide
2. Earned income for minors under the age of 18

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SECTION IV - APPROVED MTW ACTIVITIES: HUD APPROVAL PREVIOUSLY GRANTED

A. Implemented Activities

Activity 1: $225 Rent Floor for Non-Elderly and Non-Disabled Households

Approval & Implementation Year: Activity 1 was first approved in FY2012. The phased-in implementation began in the Initial Demonstration Period. Activity 1 was reformed, re-proposed, and approved in FY2020. The phased-in implementation began in FY2020.

Description: The OHA implemented a self-sufficiency rent floor of $225 for public housing and HCV households that are workable households and not elderly and not disabled. A referral to the MTW Resource Center for these households not paying the minimum $225 rent floor was also implemented. The implementation of the $225 rent floor provides hardship exceptions linked to self-sufficiency activities. The $225 self-sufficiency rent floor will also be applicable to all OHA vouchers including special purpose vouchers as well as port-ins vouchers. The only exception will be for Veteran Affairs Supportive Housing and Emergency Housing Vouchers. The MTW Resource Center provides self-sufficiency services, including but not limited to case management, needs assessments, employability counseling, and job referral/placement assistance services, for a maximum of two years for each adult referred. Use of a computer lab, transportation (bus passes), and childcare assistance is provided to help participants secure and maintain employment.

The OHA monitors the progress of households subject to the rent floor relative to accomplishing the goals identified in their self-sufficiency plan until sufficiency is reached. The OHA defines self-sufficiency as "Heads and/or co-heads of households that are employed at least 28 hours a week or 20 hours a week if a full-time student." Both the Head of Household and Co-Head/Spouse must work 28 hours a week. Residents and participants who are unable to pay the rent floor or attend the Resource Center may seek hardship relief.

The household member is referred to the MTW Resource Center. A 7-day curable notice is provided if there is no response, requiring that the resident respond and participate. The MTW Resource Center provides self-sufficiency services, including but not limited to case management, needs assessments, employability counseling, and job referral/placement assistance services, for a maximum of two years. The OHA will not terminate a resident/participant if he or she does not obtain employment after two years of services at the MTW Resource Center; the OHA will extend the time needed to obtain employment. A resident/participant will only be terminated from the public housing or HCV programs if he or she does not follow the agreed action plan. The resident/ and or participant will be referred to the Hardship Committee if they meet the hardship requirements.

Additional rent reform measures, such as the elimination of all household deductions and a standard utility allowance based on bedroom size, were also added to simplify rent calculations, increase revenue for the OHA, and encourage self-sufficiency amongst the residents and participants.

This activity pre-dates HOTMA and includes waiver of the appropriate policy is unchanged.

Status: Implemented. This new rent policy is being implemented over a period of three (3) years. New rents are calculated at the full triennial recertification of each resident and participant.

Planned Non-Significant Changes: None.
Planned Significant Changes: None.

Activity 2: Streamline the Recertification Process in the Public Housing and Housing Choice Voucher Programs

Approval & Implementation Year: Activity 2, in its current form, was approved in FY2015 (November 2014). The phased-in implementation began in FY2015.

Description: The OHA is streamlining the recertification process in the public housing and HCV programs by conducting recertification of all residents and participants every three years (triennial). This means that every three years, residents and participants will come into the office to conduct the traditional recertification with the exception of a modified 3rd party verification and $25,000 asset disregard.

The streamlined recertification began in 2015. The OHA recertified one-third of all residents and participants in FY2015, one-third in FY2016, and the last one-third in 2017. In 2018, the OHA recertified another one-third of its residents and participants. The OHA will continue implementing this activity by recertifying one-third (1/3) of its full population each year.

In FY2017, the OHA sought to modify this activity to add its Single Room Occupancy (SRO) voucher program, which was approved. The OHA applied this change in FY2018. Due to the extended recertification period, the OHA has created a local form 9886, Authorization for Release of Information. The local form captures the same information as the HUD form 9886, except that the resident/participant's consent for releasing information will be extended from 15 months to 36 months as needed to update the resident/participant's data between each triennial recertification.

OHA Annual Online Updates
In the years when residents and participants do not have their scheduled recertification, they will have an annual online update. The OHA will use this as an opportunity to conduct an audit to review the household composition, tax return, and criminal background check. During the annual online update, the OHA will recalculate rent in the following circumstances:

1. If the total tenant payment (TTP) increases or decreases by $100 or more
2. If the family size/household composition changes in such that a person with new income is added to the household
3. Hardships
4. Criminal background checks leading to termination
5. Reasonable Accommodations

OHA Elimination of Interim Recertifications
The OHA will continue to streamline the recertification process by eliminating interim recertification completely except for hardships, audits (including criminal background checks, changes in family size/household composition), and reasonable accommodations for all residents and participants.

Flat Rent
The OHA public housing residents are granted the ability to choose the Flat Rent Option twice per year rather than annually. Elderly and disabled residents/participants with fixed incomes and flat rents will have a triennial reexamination only. They will not be subject to the annual online update.

Public Housing Annual Recertification Schedule:

• Year: 2024-2025 - Effective 12/01/2024 
  • Full Recertification: Group 2 
  • Update: Group 1. Group 3
    
    
• Year: 2025-2026 - Effective 12/01/2025 
  • Full Recertification: Group 3
  • Update: Group 1. Group 2 
    
    
• Year: 2026-2027 - Effective 12/01/2026 
  • Full Recertification: Group 1
  • Update: Group 2. Group 3
    
    
• GROUP: RESIDENT/PARTICIPANT CATEGORY
  Group 1: Hampton Park/Flat Rent Residents
  Group 2: Reeves Terrace/Lake Mann/Lorna Doone/Marden Meadows
  Group 3: Murchison Terrace/Ivey Lane/Meadow Lake/Johnson Manor/Omega Apartments

Section 8 HCV Recertification Schedule:

• Year: 2025 
  • Full: Group 1
  • Update: Group 2. Group 3
    
    
• Year: 2026
  • Full: Group 3
  • Update: Group 1. Group 2
    
    
• Year: 2027 
  • Full: Group 2
  • Update: Group 1. Group 3
    
    
• GROUP: RESIDENT/PARTICIPANT CATEGORY
  Group 1: All elderly and disabled regardless of anniversary date
  Group 2: April 1- September 30 anniversary date
  Group 3: October 1-March 31-anniversary date

The OHA has implemented annual online updates, which allow residents and participants to verify household composition, income, and assets online. The updates include resident/participant submission of a personal declaration form, verification of IRS tax filing, and other documents.

This activity pre-dates HOTMA and includes waiver of the appropriate policy is unchanged.

Status: Implemented. Triennial recertification's are underway for both HCV and public housing. The HCV program now offers participants the option to go online or call to schedule an appointment with an eligibility specialist. Public Housing plans to offer residents the option to schedule appointments online or by phone but currently utilizes the traditional method of issuing appointment dates and times by mail. The OHA has added its Single Room Occupancy (SRO) voucher program to this activity. The triennial schedule remains the same.

Planned Non-Significant Changes: None.

Planned Significant Changes: OHA is in the process of repositioning its public housing developments to project-based vouchers. Over time, this action will decrease the recertification workload for the public housing program and increase that workload for the voucher program. To even out staff workload, OHA may adjust the groupings for recertifications or the timing of recertifications outlined above. While the goal will continue to be to recertify public housing residents or voucher participants every three years, OHA may vary from the three-year recertification schedules if necessary to even out staff workload or for other purposes consistent with the recertification streamlining goal. OHA also may vary from the three-year recertification schedules to take into account initial certification requirements for the Section 8 program."

Activity 6: Provide up to 50 One and Two - Bedroom Units and Supportive Services at West Oaks Apartments for up to 24 Months for Homeless Individuals

Approval & Implementation Year: Activity 6 was first approved in FY2012. The phased-in implementation began in September 2013.

Description: The OHA is providing up to 50 project-based vouchers for one- and two-bedroom units at West Oaks Apartments without a competitive process. This transitional housing will be available to agencies that commit to providing supportive services to homeless individuals for up to 24 months.

Status: Implemented. HUD has approved all 50 project-based vouchers to be used in coordination with homeless service providers. There isn't a waiting list for MTW units at West Oaks. The referrals are generated from our partners. When our partners refer someone, and the person qualifies, we may or may not have a unit available, and they must wait until we do. With the rent increase in Orlando, we have very few unit vacancies per month. Our unit turns have dropped dramatically.

Planned Non-Significant Changes: There are none.
Planned Significant Changes: There are none.

Activity 8: Project-Based Vouchers in OHA Owned Units

Approval & Implementation Year: Activity 8 was first approved, and the phased-in implementation began in FY2016.

Description: The OHA will project-base up to 20% of its available tenant-based Section 8 vouchers at OHA-owned units. HUD approved MTW flexibilities to allow the OHA to implement this activity without engaging in a competitive process. The OHA was also granted approval to conduct its own inspections and rent reasonableness functions.

The OHA is implementing its project-based voucher program at Jackson Court, Division Oaks, and West Oaks, which are approved sites for the project-based voucher program. The vouchers at West Oaks will be in addition to the PBV vouchers discussed in Activity 6 (transitional housing for the homeless). Additionally, the OHA will build 41 (forty-one) homes on the undeveloped lots west of Westmoreland Drive at Carver Park. Five (5) of those homes will be sold at market rate, and the remaining 36 (thirty-six) homes will be project-based voucher rentals.

Status: Implemented. The OHA has yet to start development at Carver Park for the 36 PBVs. Although this activity contemplates that the OHA will develop new properties and/or acquire existing properties in which certain units will qualify for PBV.

Planned Non-Significant Changes: None.
Planned Significant Changes: None.

Activity 9: Establishment of Agency-Wide $100 Minimum Rent

Approval and Implementation Year: Activity 9 was first approved and implemented in FY2016. Activity 9 was reformed, re-proposed, and approved in FY2020. The phased-in implementation began in FY2020 and has been fully implemented.

Description: The OHA utilized its MTW flexibilities to establish a minimum rent that exceeds $50 for both the public housing and HCV programs. We established rent of $100 which is applicable to all public housing and all vouchers except as noted. HCV, TBRA, PBV, OHA Special Purpose vouchers, FUP, NED, Port-ins, and SRO. Each elderly and disabled household shall pay rent of at least $100 after the provision of utility allowances.

In FY2020, the OHA received approval to further augment the $100 minimum rent. To simplify rent calculations and increase revenue for the OHA, all household deductions were eliminated, and each household was given a standard utility allowance based on bedroom size.

This activity pre-dates HOTMA and includes waiver of the appropriate policy is unchanged.

Status: Fully Implemented. This new rent policy has been fully implemented. This activity is ongoing

Planned Non-Significant Changes: None.
Planned Significant Changes: None.

Activity 10: Tenant-Based Voucher Homelessness Prevention Program

Approval & Implementation Year: Activity 10 was first approved in FY2016. The phase in implementation began in FY2016, with the City of Orlando and the OHA executing a memorandum of understanding.

Description: The OHA and the City of Orlando are partnering to administer a voucher program to address chronic homelessness as a part of the 25 Cities Initiatives. The Orlando Veteran's Affairs Medical Center is also a participant. Chronic homelessness is defined as adults with a disabling condition who have been continuously homeless for at least one year or have had four episodes of homelessness in the past three years. The disabling condition(s) limits an individual's ability to work or perform one or more activities of daily living and is defined as a diagnosable substance use disorder, serious mental illness, developmental disability, or chronic physical illness.

In this activity, the City of Orlando refers chronically homeless persons under case management to the OHA as an applicant. Once the applicant is confirmed eligible, the OHA then provides a tenant-based voucher, and the City of Orlando provides services. These vouchers were turnover vouchers, not a new increment from HUD-awarded vouchers. These referrals bypass the HCV waitlist and other eligibility criteria. Approximately 150 vouchers were pledged to help chronically homeless persons identified by the City of Orlando through this activity. The City of Orlando no longer provides the case management agreed upon in the MOU. OHA will continue to help 42 families under this activity. HUD awarded 154 Emergency Housing Vouchers to OHA to provide rental assistance to homeless individuals/families.
Therefore, OHA discontinued the City of Orlando Homeless Program in June 2021.

Emergency Housing Vouchers: OHA implemented the Emergency Housing Voucher Program with the Central Florida Homeless Services Network. 154 Emergency Housing Vouchers were awarded by HUD in May 2021.

Status: Implemented.
Planned Non-Significant Changes: Using the Emergency Housing Vouchers to replace the vouchers with the City of Orlando.
Planned Significant Changes: None.

Activity 14: Landlord Incentives

Approval & Implementation Year: Activity 14 was first approved in FY2025. The implementation began in FY2025.

Description: OHA operates in a rental market with an ongoing stigma related to HCV participants. Landlords face barriers and challenges to profitability, including unexpected costs, financing, rent collection, vacancies, and turnovers. Participating in the HCV program can alleviate some of these challenges. A landlord loses rental income when the space is unoccupied. If a unit is vacant for up to two months when an HCV participant moves out, and the landlord rents to another OHA HCV participant, OHA will pay a vacancy loss payment. Payment for move-out month. If an assisted family moves out of the unit, the owner may keep the OHA contract housing payment payable for the calendar month when the family moves out ("move-out month"). However, the owner may not keep the payment if OHA determines that the vacancy is the owner's fault.

This incentive would be the same as the project-based vacancy loss. This would apply to a tenant-based voucher when the landlord rents to another Section 8 participant. This would encourage the landlord to rent to another tenant-based voucher holder. The landlord will not get the vacancy loss until the Landlord has rented to another HCV voucher holder. The two-month vacancy loss will be based on the unit size of the previous tenant. OHA will provide up to five landlord application fees with a maximum of $150.00. This amount can be adjusted annually based on the Consumer Price Index.

Status: Implemented
Planned Non-Significant Changes: None
Planned Significant Changes: None.

A. NOT YET IMPLEMENTED

Activity 15: Orlando Housing Authority and Orange County Public Schools Pilot Program

1. Description of MTW Initiative
   Orlando Housing Authority (OHA) and the Orange County Public Schools (OCPS) will launch a new pilot program for teachers and support staff once HUD has approved the initiative. OHA is leveraging housing to advance teachers and support staff living in the community where they work and where students are residents.
   
   OHA would collaborate with OCPS to provide housing for employees and support staff, including teachers, food service workers, paraprofessionals, secretaries, bus drivers, custodians, receptionists, clerks, and registrars who have been working for Orange County Public Schools for 0-3 years. OCPS staff would be required to work at one of the following Title 1 Schools: Rock Lake Elementary, Catalina Elementary, Ivey Lane Elementary, Jones High School, Eccleston Elementary/Eccleston Primary Learning Center, Washington Shores Elementary, and Carver Middle. The Washington Shores community is the location for the OHA's Choice Neighborhoods Initiatives Planning Grant. Title I funds are targeted to high-poverty schools and districts and used to provide educational services to students who are educationally disadvantaged or at risk of failing to meet state standards.
   
   OHA's initiative would offer up to ten (10) Section 8 project-based vouchers (PBVs) to OCPS teachers and support staff who live and work in the feeder pattern of the Washington Shores community for two years. OHA will monitor whether extensions of the two-year PBV term are warranted. The PBVs will become available at the Landings at Carver Park, which has two- and three-bedroom units and is OHA-owned.
   
   OHA is interested in building relational pathways from the classroom to the community. Teachers and Support Staff in the pilot program, as part of an agreement between OCPS, OHA, and each teacher/support staff, will be required to live within 2 miles of the Title 1 School stated above and meet the specified qualifications for OCPS employees.
   
   OCPS must refer staff to participate in the program. If more staff want to participate than there are units available, OCPS and OHA will agree on criteria such as date and time of application, and suitability for the bedroom size available to determine who receives housing. OHA will create a waitlist of eligible referrals from OCPS. OHA will accept referrals based on the availability of units, based on bedroom size. For example, if OCPS refers someone who needs a three-bedroom apartment and OHA does not have one, OHA will not accept the referral. OHA will refer the household to a suitably sized public housing unit if the household is otherwise eligible. OHA will determine eligibility for the voucher.
   
   The households will receive PBVs for two years. After two years, OHA will provide reasonable notice at the end of their PBV term and offer the households suitably sized public housing units if such units are available.
   
   
2. MTW Statutory Objective
   This activity will increase housing choices for low-income families.
   
   
3. Anticipated Impact
   OHA anticipates that this activity will increase housing choices for program participants by increasing the number of units that are affordable to school employees who will live close to the school where they work in this relatively low-poverty area (17.8% of families living in poverty in 2022). OHA and OCPS also expect the activity to promote OCPS employees' commitment to the schools in the Choice Neighborhoods neighborhood.
   
   
4. Anticipated Timeline
   OHA plans to implement this activity once HUD has approved it. OHA will evaluate the activity after two years and make any adjustments that appear necessary or desirable.
   

Activity 16: Project-Based Vouchers (PBV) for Public Housing Replacement

1. Description of MTW Initiative
   OHA may use its Faircloth Authorization to replace public housing that has been demolished or disposed of, solely using non-Rental Assistance Demonstration (RAD) PBV rather than public housing development procedures. When the units are ready to be placed under Housing Assistance Payments (HAP) contract, OHA would designate these units as public housing in HUD's system and then immediately convert the units to RAD, with rents to be supplemented by MTW funds. Upon the execution of a Housing Assistance Payments (HAP) Contract that OHA specifies to be replacement units for public housing under its Faircloth authorization, HUD will provide additional voucher funding at the subsidy level for which a new public housing development would qualify. The new funding could offset some of the additional HAP costs required by the new PBVs. Like other RAD units, these PBVs would be exempt from PBV program cap or project cap limitations and from any competitive process.
   
   OHA has a Faircloth authorization of 262 units. The initiative thus will allow OHA to add up to 262 PBV units at the subsidy cost OHA is entitled to receive under Restore-Rebuild, without the additional administrative expense of initially producing the units under public housing development procedures.
   
   
2. Statutory Objective
   This initiative will support the MTW statutory objective to increase housing choices for low-income families by making additional units available and affordable to low-income households. The initiative also will support the MTW statutory objective to increase efficiency, by allowing OHA to add PBV units to replace public housing in a more streamlined way than under Restore-Rebuild procedures.
   
   
3. Anticipated Impact
   OHA anticipates that this initiative will facilitate the production of PBV units up to its Faircloth authorization. The current 262-unit authorization will grow as OHA obtains HUD approvals and moves forward with additional demolition and/or disposition of obsolete public housing.
   
   
4. Anticipated Timeline
   OHA intends to begin implementation promptly upon HUD approval. The time to bring the PBV units on line will depend on the nature of the PBV developments that OHA undertakes proposals that OHA receives in response to its solicitation.

B. On Hold

Activity 11: Project-Based Homeownership Program

Approval & Implementation Year: Activity 11 was first approved in FY2018. The phased-in implementation has yet to begin as planning is still underway.

Description: The Orlando Housing Authority is implementing a Housing Choice Voucher Project Based Voucher Homeownership Program at Carver Park over a ten (10) year period. This program will feature up to 47 homeownership units. The OHA will develop 46 for-sale units, and 1 model home (built 2009) will be made available for sale. Up to 24 of the 47 homeownership units may be Project- Based Homeownership Units. Carver Park is classified into two segments: east of Westmoreland Dr. and west of Westmoreland Dr.

East of Westmoreland Drive: Up to 19 Project Based Homeownership Units. The OHA is partnering with the City of Orlando Community Reinvestment Agency (CRA) to construct up to 41 homeownership units at Carver Park, east of Westmoreland Drive. The existing model home (built in 2009) will be sold to an eligible homebuyer for a total of up to 42 for-sale units. The site will be mixed-income with a combination of affordable and market-rate homes. OHA seeks to provide monthly Section 8 homeownership assistance to up to 19 affordable homebuyers.

West of Westmoreland Drive: Up to 5 Project Based Homeownership Units and 36 Project Based Rental. The OHA will build 41 units on the undeveloped lots west of Westmoreland Dr. at Caver Park. Five (5) units will be homeownership (affordable and market rate). The remaining thirty-six homes will be project-based voucher rentals. OHA may make up to 41(rental and homeownership) Project Based to enhance affordability.

Total Projected Project-Based Homeownership Units at Carver Park: 24

• East of Westmoreland Dr.: 19
• West of Westmoreland Dr.: 5

Total Section 8 Rental Units at Carver Park: 36

TOTAL: 60

The chart below details the proposed Carver Park plan:

• CARVER PARK PROPOSED UNIT MIX
  
  
  • Residential Type: Single Family
    • Total Number of Units: 3
      
      
    • East of Westmoreland (42 Lots)
      • Homeownership (H/O): 0
    • West of Westmoreland (41 Lots) 
      • Homeownership (H/O): 0
      • Rental: 0
  • Residential Type: Single Family*
    • Total Number of Units: 8
      
      
    • East of Westmoreland (42 Lots)
      • Homeownership (H/O): 6*
        
        
    • West of Westmoreland (41 Lots)
      • Homeownership (H/O): 5
      • Rental: 0
  • Residential Type: Townhome
    • Total Number of Units: 38
      
      
    • East of Westmoreland (42 Lots)
      • Homeownership (H/O): 26
        
        
    • West of Westmoreland (41 Lots)
      • Homeownership (H/O): 0
      • Rental: 12
        
        
  • Residential Type: Duplex (2 Units/Buildings)
    • Total Number of Units: 14 
      
      
    • East of Westmoreland (42 Lots)
      • Homeownership (H/O): 10
        
        
    • West of Westmoreland (41 Lots)
      • Homeownership (H/O): 0
      • Rental: 4
        
        
  • Residential Type: Rowhome
    • Total Number of Units: 20
      
      
    • East of Westmoreland (42 Lots)
      • Homeownership (H/O): 0
        
        
    • West of Westmoreland (41 Lots)
      • Homeownership (H/O): 0
      • Rental: 20
        
        
  • Total:
    • Total Number of Units: 83
      
      
    • East of Westmoreland (42 Lots)
      • Homeownership (H/O): 42**
        
        
    • West of Westmoreland (41 Lots)
      • Homeownership (H/O): 5
      • Rental: 36
        
        * Includes 1 model home
        ** Up to 41 homes to be built +1 model home for sale = 42 units

A preference for Carver Park homeownership opportunities will be offered to the following eligible households:

6. Households that relocated from Carver Court under the Uniform Relocation Act
7. Current OHA public housing/Section 8 participants
8. Applicants on the OHA public housing and Section 8 waiting lists
9. Households currently living in the Parramore area (timeframe TBD)

While the abovementioned households will be given preference for homeownership opportunities, the OHA will consider other low-income households ready and eligible for homeownership to fulfill its commitment to the Carver Park community.

East of Westmoreland Drive: Up to 19 Project Based Homeownership Units). The OHA will partner with the City of Orlando Community Reinvestment Agency (CRA) to construct up to 41 homeownership units at Carver Park, east of Westmoreland Drive. The existing model home (built in 2009) will be sold to an eligible homebuyer for a total of up to 42 for sale units. The site will be mixed-income with a combination of affordable and market-rate homes. OHA seeks to provide monthly Project Based homeownership assistance to up to 19 affordable homebuyers.

In November 2018, the OHA executed a Memorandum of Understanding (MOU) with the CRA to complete the homeownership phase of the HOPE VI development east of Westmoreland Drive. The MOU sets forth the general parameters for a formal agreement between the parties for the construction and development of up to 41 homeownership units, including between 13-19 homes affordable to low-income purchasers and the sale of the model home to an eligible homebuyer. The OHA will provide homeownership counseling to affordable homebuyers through HUD Approved Counseling Agencies and may provide Section 8 vouchers in the form of mortgage subsidy or down-payment assistance.

The OHA and CRA are negotiating a formal agreement to finance the construction and the completion of forty-one for-sale homes east of Westmoreland Dr. The CRA proposes to fund construction of the homes and provide substantial down-payment subsidy to between 13-19 affordable homebuyers. OHA continues to negotiate a Term Sheet with the City of Orlando Community Redevelopment Agency (CRA). The Term Sheet will form the basis of a formal Funding Agreement. The OHA and the City CRA are committed to the implementation of this project.

West of Westmoreland Dr.: Up to 5 Project-Based Homeownership Units and 36 Project-Based Rental. The OHA will build 41 units on the undeveloped lots west of Westmoreland Dr. at Caver Park. Five (5) units will be homeownership (affordable and market rate). The remaining thirty-six homes may be project-based voucher rentals. OHA may make up to 41(rental and homeownership) Project Based Vouchers available to enhance affordability.

Timeline: None as of yet. OHA anticipates the construction of up to 82 units at Carver Park ( 41 west of Westmoreland Dr. and 41 east of Westmoreland Dr., including the sale of 1 model home )in 2027. This activity will be implemented upon completion of homes for affordable purchasers.

Status: The Carver Park site is classified into two sections: east of Westmoreland Drive and west of Westmoreland Drive.
Planned Non-Significant Changes: None.
Planned Significant Changes: None.

C. Closed Out Activities

Activity 3: Streamline the Rent Calculation Process in the Public Housing & Housing Choice Voucher Programs

Approval and Implementation Year: Activity 3 was first approved in FY2012. Implementation of Activity 3 began in FY 2013.
Reason for Closing Out Activity: OHA combined activities 2 and 3. See section IV: Approved Activities.
Year Activity was Closed Out: FY 2015.

There are no HUD Metrics for this activity because this activity did not reach the data collection phase.

Activity 4: Consolidation of Inspection and Recertification Requirements to Establish an Inspection Process Based on Geographic Location

Approval and Implementation Year: Activity 4 was first approved in FY2012. Implementation of Activity 4 began in FY2013 with the inspection process based on geographic location.

Reason for Closing Out Activity: A key part of Activity 4 was to have a unified public housing and voucher inspection mechanism based on HQS standards. Activity 4 was closed out because HUD would continue to undertake UPCS public housing REAC inspections, thereby effectively causing the OHA also to use UPCS inspections for public housing. The OHA's basing of the inspection process on geographic location has been discontinued because inspection by geographic location would no longer be efficient when the HQS standards could not be used for both public housing and section 8.

Year Activity was Closed Out: FY2014.

See FY2013 Report for the last activity 3 metrics.

Activity 5: Supporting up to 50 Homeowners for Six (6) Months Each by Providing Interim Financial Assistance (vouchers) and Counseling to Prevent Foreclosures

Approval & Implementation Year: Activity 5 was first approved in FY2012. The phased-in implementation began in FY2014.

Reason for Closing Out Activity: The climate for homeowners facing foreclosure changed significantly from 2009, when this activity was first proposed. The OHA had identified a huge challenge in finding homeowners that would be "made whole" by providing six (6) months of financial assistance. Program revisions to provide a lump sum payment to the lender on behalf of an eligible program-approved applicant to bring their mortgage loan current and move forward were not successful. The current households that met the eligibility requirements needed more money than the voucher program could offer.

Year Activity was Closed Out: FY2015.

See the FY2014 Report for the last activity 5 metrics.

Activity 7: Use of Project-Based Vouchers and Other Resources to Develop Low-Income City Donated Property for Low-Income Elderly Housing, in Conjunction with the Redevelopment of Jackson Court/Division Oaks

Approval and Implementation Year: Activity 7 was first approved in FY2012.

Reason for Closing Out Activity: Activity 7 was closed out as it did not move beyond its planning stages. OHA and the City of Orlando unsuccessfully attempted to find land and funding for the redevelopment of Jackson Court/Division Oaks. Although OHA executed a Memorandum of Understanding with the Carver Theatre Developers (CTD), CTD's inability to procure construction financing prevented the activity from moving forward.

Year Activity was Closed Out: FY2014.

Activity 12: Tenant-Based Rental Assistance Program

Approval and Implementation Year: Activity 12 was first approved and implemented in FY2018.

Reason for Closing Out Activity: This activity was a program in which the OHA would provide funds for the first month's rent for homeless households and then receive a reimbursement from the City of Orlando. The OHA conducted a cost benefit analysis of this activity and concluded that the administrative burden of continuing this activity far outweighed the benefit to the community. The financial and human resources allocated to this activity could be better utilized elsewhere.

Year Activity was Closed Out: FY2018.

There are no HUD Metrics for this activity.

Activity 13: Streamlined Public Housing Inspections

Approval & Implementation Year: Activity 13 was first approved in FY2019. The phased-in implementation has yet to begin.

Description: The OHA is streamlining inspections by conducting public housing unit inspections by tenant every three years (triennial) in tandem with triennial recertification's. Triennial inspections will replace annual inspections, and the OHA will provide strategic preventive maintenance at all properties throughout each year. Randomly selected units will be chosen from the 2/3 of the public housing populace that will not receive the triennial inspection that fiscal year, for inspection. Those inspections will include building exterior/systems and common areas at all public housing properties. When tenants move out, the OHA will continue to conduct inspections of those units.

Status: Not yet implemented. No action has been due to the pandemic.
Timeline: None as of yet.
Planned Non-Significant Changes: None.
Planned Significant Changes: None.

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SECTION V - SOURCES AND USES OF FUNDS

A. Sources and Uses of MTW Funds

Estimated Sources of MTW Funding for the Fiscal Year

• Sources:
  
  • FDS Line Item: 70500 (70300+70400)
    • FDS Item Name: Total Tenant Revenue
    • Dollar Amount: $6,002,663
      
      
  • FDS Line Item: 70600
    • FDS Item Name: HUD PHA Operating Grants
    • Dollar Amount: $65,172,273 
      
      
  • FDS Line Item: 70610
    • FDS Item Name: Capital Grants
    • Dollar Amount: $4,600,000
      
      
  • FDS Line Item: 70700 (70710+70720+70730+70740+70750)
    • FDS Item Name: Total Fee Revenue
    • Dollar Amount: $0
      
      
  • FDS Line Item: 7100
    • FDS Item Name: Investment Income Unrestricted
    • Dollar Amount: $0
      
      
  • FDS Line Item: 71200
    • FDS Item Name: Mortgage Interest Income
    • Dollar Amount: $130,733
      
      
  • FDS Line Item: 71200+71300+7310+71400+71500
    • FDS Item Name: Other Income
    • Dollar Amount:$7,150,999
       
  • FDS Line Item: 7000
    • FDS Item Name: Total Revenue
    • Dollar Amount: $83,056,668

Estimated Uses of MTW Funding for the Fiscal Year

• Uses:
  • FDS Line Item Number: 91000 (91100+91200+91400+91500+91600+91700+91800+91900) 
    • FDS Line Item Name: Total Operating - Administrative
    • Dollar Amount: $5,299,441
      
      
  • FDS Line Item Number: 91300+91310+92000 
    • FDS Line Item Name: Management Fee Expense
    • Dollar Amount: $0
      
      
  • FDS Line Item Number: 91810 
    • FDS Line Item Name: Allocated Overhead
    • Dollar Amount: $10,041,928
      
      
  • FDS Line Item Number: 92500 (92100+92200+92300+92400) 
    • FDS Line Item Name: Total Tenant Services
    • Dollar Amount: $118,036
      
      
  • FDS Line Item Number: 93000 (93100+93600+93200+93300+93400+93800) 
    • FDS Line Item Name: Total Utilities
    • Dollar Amount: $1,395,055
      
      
  • FDS Line Item Number: 93500+93700 
    • FDS Line Item Name: Labor
    • Dollar Amount: $0
      
      
  • FDS Line Item Number: 94000 (94100+94200+94300+94500) 
    • FDS Line Item Name: Total Ordinary Maintenance
    • Dollar Amount: $5,723,842
      
      
  • FDS Line Item Number: 95000 (95100+95200+95300+95500) 
    • FDS Line Item Name: Total Protective Services
    • Dollar Amount: $848,957
      
      
  • FDS Line Item Number: 96100 (96110+96120+96130+96140)
    • FDS Line Item Name: Total insurance Premiums
    • Dollar Amount: $1,074,101
      
      
  • FDS Line Item Number: 96000 (96200+96210+96300+96400+96500+96600+96800) 
    • FDS Line Item Name: Total Other General Expenses
    • Dollar Amount: $1,767,887
      
      
  • FDS Line Item Number: 96700 (96710+96720+96730) 
    • FDS Line Item Name: Total Interest Expense and Amortization Cost
    • Dollar Amount: $0
      
      
  • FDS Line Item Number: 97100+97200 
    • FDS Line Item Name: Total Extraordinary Maintenance
    • Dollar Amount: $0
      
      
  • FDS Line Item Number: 97300+97350
    • FDS Line Item Name: Housing Assistance Payments +HAP Portability-In
    • Dollar Amount: $55,675,176
      
      
  •  FDS Line Item Number: 97400  
    • FDS Line Item Name: Depreciation Expense
    • Dollar Amount: $1,112,246
      
      
  • FDS Line Item Number: 97500+97600+97700+97800 
    • FDS Line Item Name: All Other Expenses
    • Dollar Amount: $0
      
      
  • FDS Line Item Number: 9000 
    • FDS Line Item Name: Total Expenses
    • Dollar Amount: $83,056,668
      
      *Line 97400 is a non-cash expense. Once removed, OHA's total expenses are $81,944,422

General
The OHA plans to reposition six of its properties: Griffin Park, Lake Mann, Lorna Doone, Murchison Terrace, Ivey Lane, and Reeves Terrace. This will entail relocation of the residents, demolition, and the redevelopment of the properties. HUD approved the demolition of Griffin Park in February 2023. The OHA plans to continue to address its health and safety needs at its public housing sites.

The OHA will continue to use Capital Funds in FY2028 to retrofit units and common areas to meet VCA/ADA/UFAS requirements at many of its properties.

ii. Description of Planned Use of MTW Funding Flexibility
In addition to the activities described above, OHA continues to use the MTW Single Fund Flexibility to support Use of Funds A.

Use of Funds A: Comprehensive One-Stop Self-Sufficiency Resource Center
Use of Funds Action A is to provide a Comprehensive One-Stop Self-Sufficiency Resource Center. The MTW Resource Center is linked to MTW Activity 1 - Phase in the implementation of a self-sufficiency rent floor of $225 for households that are not elderly and not disabled. The implementation of the rent floor includes a referral to the MTW Resource Center for non-elderly and non-disabled households not paying $225 at the time the rent floor is implemented. This activity has been modified from a $225 rent floor to a $225 minimum rent for households that are not elderly and not disabled. The implementation of the minimum rent now requires a referral to the MTW Resource Center for non-elderly and non-disabled heads or co-heads of households that are not employed by April 1, 2020, not employed the minimum number of hours (28 hrs/wk. or 20 hrs/wk. if full-time student), or experiencing an employment-related hardship.

The MTW Resource Center provides self-sufficiency services, including but not limited to, case management, needs assessments, employability counseling, and job referral/placement assistance services for a maximum of two years for each adult referred. Use of a computer lab, transportation (bus passes), and childcare assistance are provided to help participants secure and maintain employment. The OHA monitors the progress of households subject to the rent floor relative to accomplishing the goals identified in their self-sufficiency plan until self-sufficiency is reached.

In the past, the MTW Resource Center has partnered with several agencies to provide services to residents referred to the Resource Center. The Resource Center plans to continue to develop and foster relationships that will help the OHA's residents and participants become more self-sufficient. The MTW Resource Center will continue to establish relationships with employers to facilitate job referrals and consequently strengthen and/or build economic self-sufficiency for the OHA participants and residents. In addition, the Resource Center will extend its partnership with CareerSource (formerly Workforce Center Florida) to bring employability workshops to the Ivey Lane Homes site using its mobile unit.

The Orlando Housing Authority (OHA) will have approximately $9.1 million in HUD-held HCV reserves. OHA will continue to use about $1 million per year to fund its MTW Resource Center. OHA also plans to use the remaining HHR funds for the redevelopment of six of its properties. Some of the funding will be used for Choice Neighborhood Lake Mann Homes Apartments and Lorna Doone Apartments.

Griffin Park- $3.1 million
Lake Mann Homes- $1.5 million
Lorna Doone Apartments- $1.5 million
Reeves Terrace Apartments- $1.0 million
Murchison Terrace Apartments- $1.0 million
Ivey Lane Apartments- $1.0 million

(IV.) PLANNED APPLICATION OF PHA UNSPENT OPERATING FUND AND HCVFUNDING Original Funding Source

• Original Funding Source: HCV Hap
  • Beginning of FY2028 - Unspent Balances: 9.1 million
  • Planned Application of PHA Unspent Funds During FY2028:
    • Griffin Park $3,100,000
    • Lake Mann Homes $500,000
    • Lorna Doone Apartments $500,000
    • Murchison Terrace Apartments $500,000
      
      
• Original Funding Source: N/A
  • Beginning of FY2028 - Unspent Balances: N/A
  • Planned Application of PHA Unspent Funds During FY2028: $1,500,000-Other Public Housing Activities
    
    
• Original Funding Source: HCV Admin Fee
  • Beginning of FY2028 - Unspent Balances: $0
  • Planned Application of PHA Unspent Funds During FY2028: $0
    
    
• Original Funding Source: PH Operating Subsidy
  • Beginning of FY2028 - Unspent Balances: $0
  • Planned Application of PHA Unspent Funds During FY2028: $0
    
    
• Original Funding Source:
  • Beginning of FY2028 - Unspent Balances: $9.1 million
  • Planned Application of PHA Unspent Funds During FY2028: $7.1 million

B. LOCAL ASSET MANAGEMENT PLAN

• Is the PHA allocating costs within statute?
  No
  
  
• Is the PHA implementing a local asset management plan (LAMP)?
  Yes
  
  
• Has the PHA provided a LAMP in the appendix?
  Yes
  
  
• If the MTW PHA has provided a LAMP in the appendix, please describe any proposed changes to the LAMP in the Plan Year, or state that the MTW PHA does not plan to make any changes in the Plan Year.
  OHA does not plan to make any changes in the Plan Year

C. Rental Assistance Demonstration (RAD) Participation

1. Has the MTW PHA submitted a RAD Significant Amendment in the appendix? A RAD Significant Amendment should only be included if it is a new or amended version that requires HUD approval.
   No
   
   
2. If the MTW PHA has provided a RAD Significant Amendment in the appendix, please state whether it is the first RAD Significant Amendment submitted or describe any proposed changes from the prior RAD Significant Amendment.
   N/A

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SECTION VI - ADMINISTRATIVE

1. Resolution signed by the Board of Commissioners adopting the Annual MTW Plan Certification of Compliance (includes Certificates of Consistency)
   1. Certificates of Consistency - City of Orlando
   2. Certificate of Consistency - Orange County
      
      
2. Information regarding Public Comment Period
   The MTW Plan was made available for public review on the Orlando Housing Authority website and the administrative building on Tuesday, September,1, 2026, through Thursday, October 15, 2026. The MTW Annual Plan notice was placed in the following newspapers: Orlando Sentinel, Sanford Herald, and LaPrensa.
   
   The Public Hearing is scheduled to be held was held at 2:00 pm on Thursday, October 15, 2026, at the OHA's Administration Building, 390 N. Bumby Avenue, Orlando, Florida 32803. All persons were welcome to attend the public hearing in person or via Microsoft Teams.
   
   
3. Evaluations of Demonstration Period
   The OHA would benefit most from an evaluation that covers a larger scope of implemented MTW activities; however, the OHA will need more time to determine whether the metrics that have been chosen are effective in evaluating the activities. Therefore, an evaluation at this time does not seem prudent in FY2028.
   
   
4. Lobbying Disclosures

B. PLANNED AND ONGOING EVALUATION

General VCA Highlights

• Hired a VCA Administrator
• Hired a Fair Housing Coordinator
• OHA provides quarterly reports to HUD regarding the status and disposition of all requests processed by OHA's reasonable accommodations department and the progress of OHA's UFAS-compliant construction projects.

Section 504 Highlights

• Hired two 504/ADA/Reasonable Accommodation Coordinators.
  
  
• OHA is also required to bring its non-housing programs (e.g., common areas, entrances, offices, elevators, corridors, hallways, restrooms, etc.) into compliance with UFAS requirements unless the required changes are structurally impracticable or pose an undue financial or administrative burden.
  
  
• The required construction ranges from minor or moderate modifications to major rehabilitation.
  
  
• Modification of existing policies and/or procedures, specifically resident transportation, effective communication, transfers, service/emotional support animals, and reasonable accommodations.
  
  
• Supplement OHA's existing educational program to improve employees' ability to understand disability-related laws.
  
  
• Provide initial and refresher notices to heads of households describing the Agreement. Also, provide copies of the Agreement to each manager and duly elected Resident Council.
  
  
• Created Section 504 email addresses for incoming disability-related inquiries and reasonable accommodation and modification requests.
  
  
• OHA automated its reasonable accommodation process through the creation of a new website that allows participants and applicants to complete reasonable accommodation forms, submit medical verification documentation, and track the status of their request.
  
  
• Developed a reasonable accommodation requestor's guide, a guide for how to use OHA's reasonable accommodation website, and a Frequently Asked Question (FAQ) document regarding reasonable accommodations.

Section 3 Highlights

• Hired a Section 3 Coordinator.
• Supplementation of the already existing Section 3 Plan.
• Supplementation of the staff educational program related to the requirements of Section 3.
• Providing training for all current and new employees who are responsible for any Section 3 activities

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SECTION VII - APPENDIX

Local Asset Management Program
As part of the Orlando Housing Authority's Amended and Restated Moving to Work Agreement, effective January 7, 2011, OHA has designed and implemented its Local Asset Management Program. The OHA is going to continue to implement its local asset management program for its Public Housing Program and describe such a program in its Annual MTW Plan. The term "Public Housing Program" means the operation of properties owned or subsidized by the Agency that are required by the U.S. Housing Act of 1937. The Agency's local asset management program includes a description of how it is implementing project-based property management, budgeting, accounting, and financial management, and any deviations from HUD's asset management requirements. The OHA describes its cost accounting plan (cost allocation plan) as part of its local asset management program.

The OHA maintains a project-based management approach, which includes both the OHA-managed properties and its privately managed properties under the Public Housing Program. Project-level budgeting and accounting is maintained for each of these Public Housing properties. In addition, mixed-finance rental communities that contain Agency-assisted units under the Public Housing Program are owned, managed, and operated by third-party partnerships .The OHA has developed its program to ensure that accounting and financial reporting methods comply with 2 CFR Part 200, Subpart E regarding cost allocations, 2 CFR Part 200, Subpart F regarding audit requirements, and accepted accounting practices (GAAP).

OHA's Public Housing Program's local asset management plan applies the following principles related to program costs:

• Costs incurred are deemed reasonable and consistent with the amended Moving to Work Agreement.
• Costs shall be accorded consistent treatment.
• Costs shall be determined in accordance with GAAP.
• Costs are documented.
• OHA will report results according to HUD MTW guidelines.

1. Budgeting and accounting - Operating budgets are developed and maintained annually at the property level. The groupings of like properties in a geographic location are called Asset Management Properties (AMPs). The related accounting activities are maintained at that level as well.
   
   
2. Financial management - Financial reporting and analysis is performed and monitored on a monthly basis, at the property level. Financial reporting requirements are in accordance with the amended Moving to Work Agreement as well as 2 CFR Part 200, Subpart E.
   
   
3. Cost Allocation Approach - OHA's Amended and Restated Moving to Work Agreement identifies either a "cost allocation" or "fee-for-service" option. OHA utilizes the cost allocation method. OHA is in keeping with 24 CFR 990 and uses property-level management, accounting, and budgeting and has established a Central Office Cost Center (COCC). The costs of the COCC are allocated not only to Public Housing, but also to the other programs managed by OHA.

All direct and indirect costs are charged to the AMPs in accordance with 2 CFR Part 200, Subpart E. A cost may be direct with respect to some specific service or function but indirect with respect to the final cost objective. Direct costs associated with project activities are allocated to the specific properties receiving the benefit of the expenditure. Direct and indirect costs associated with the COCC are allocated on a reasonable basis and, if allocated to public housing properties, are substantially done using a project unit distribution basis.
The OHA has developed this program to ensure that accounting and financial reporting methods comply with 2 CFR Part 200, Subpart E regarding cost allocations, 2 CFR Part 200, Subpart F regarding audit requirements, and accepted accounting practices (GAAP).

Cost Allocation Plan
Under the MTW Agreement, the cost accounting options available to the Agency include either a "cost allocation" or "fee-for-service" methodology. The OHA approached its cost allocation plan with consideration to the entire operation of the Agency, including the MTW Program. This cost allocation plan addresses the larger OHA operation as well as the specific information related to the MTW Program.

Difference
The OHA has the ability to define direct costs differently than the standard definitions published in HUD's Financial Management Guidebook pertaining to the implementation of 24 CFR Part 990.

The OHA is required to describe any differences between the Agency's Local Asset Management Program and HUD's asset management requirements in its Annual MTW Plan in order to facilitate the recording of actual property costs and submission of such cost information to HUD.

The OHA determined to implement a cost allocation system that allocates COCC costs to all agency-wide programs. HUD's Asset Management System focuses primarily on allocating costs to the Asset Management Properties (AMPs) and, necessarily, to other programs. This Cost Allocation Plan addresses the entire OHA operation.

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