Los Angeles County a county in California

This county is served by the Housing Authority of the County of Los Angeles

Housing Authority of the County of Los Angeles
Section 8 Waiting List Status: Closed

Affordable Housing Online is tracking the status of the Section 8 Housing Choice Voucher Waiting List. This is what we know as of our most recent update on February 4th, 2016

The Housing Authority of the County of Los Angeles (HACoLA) Section 8 Housing Choice Voucher waiting list is currently closed. It is not known when the waiting list was last open, or when it will reopen.


For more information, visit the HACoLA website, or call the office at (626) 262-4510.

Housing Authority of the County of Los Angeles
Public Housing Waiting List Statuses

Family Senior Other
ClosedClosedN/A

The Housing Authority of the County of Los Angeles (HACoLA) is not accepting Public Housing waiting list pre-applications at this time.


For more information, visit the HACoLA website, or call the office at (626) 262-4510.

Market Overview

Los Angeles County is a county in California. The population of Los Angeles County, according to the 2010 Census, is 9,818,605. The total number of households in the county is 3,241,204. The average household size for Los Angeles County is 2.72. The total number of renter households in the county is 1,696,455 which means that 52.3% of households are renter households.

Los Angeles County’s Federally assisted affordable rental housing stock includes properties financed through the following programs:

ProgramPropertiesUnits
Section 8 501 34,046
LIHTC 681 47,179
RD 515 3 116
Section 202 144 9,484
Section 811 85 1,133
Public Housing 37 9,931
Total 1,283 91,463
Note: The total does not necessarily equal the sum of each program as some properties may participate in multiple funding programs.

The average number of units per property for affordable rentals in Los Angeles County is 71.30. The largest Federally assisted affordable rental community in the county is Sunset Ridge at 800 units and the smallest is Subsidized Housing Corporation 10 at 1 unit(s). 282 apartment properties provide housing for seniors containing 23,539 units. Of the 91,463 units, 54,680 units include some form of rental assistance (like Section 8) to make rent more affordable for very low income families.

Cities with Federally Assisted Projects in Los Angeles County

CityPropertiesUnits
Los Angeles 644 42,335
Long Beach 39 4,610
Pasadena 36 2,667
Lancaster 21 2,237
Palmdale 20 1,601
North Hollywood 23 1,557
Santa Monica 29 1,501
Compton 19 1,245
Van Nuys 18 1,189
Panorama City 16 1,048
Reseda 14 1,036
Pomona 12 993
Pacoima 7 956
West Covina 8 951
Canoga Park 11 940
North Hills 18 903
El Monte 10 791
Glendale 16 785
Sun Valley 9 764
Inglewood 10 732
Sylmar 15 712
Northridge 13 706
Sherman Oaks 11 630
San Pedro 6 606
Santa Clarita 4 594
Marina Del Rey 1 583
La Puente 6 574
Baldwin Park 8 555
West Hollywood 13 553
Norwalk 4 538
Claremont 5 525
Whittier 9 523
Wilmington 5 514
Monterey Park 7 501
Bellflower 5 500
Rowland Heights 3 482
La Mirada 4 457
Torrance 8 441
Carson 6 441
Duarte 5 418
Covina 4 384
Harbor City 3 380
Redondo Beach 3 370
Venice 8 369
Granada Hills 6 364
Montebello 3 359
Azusa 4 358
Alhambra 4 346
Huntington Park 3 345
Gardena 5 311
Woodland Hills 2 306
Paramount 1 306
Arleta 4 284
Pico Rivera 3 276
Commerce 6 274
Hawaiian Gardens 1 264
Hollywood 4 263
La Verne 2 252
Cudahy 5 250
Monrovia 4 233
Hacienda Heights 2 226
Santa Fe Springs 4 221
Culver City 9 216
Avalon 4 206
Glendora 2 192
South Gate 2 176
Signal Hill 3 175
Lakewood 2 166
Arcadia 2 155
Bell 4 152
Beverly Hills 1 151
Castaic 1 150
Hawthorne 2 149
Bell Gardens 2 146
Santa Fe Spgs 1 144
Tujunga 3 131
San Dimas 2 115
Maywood 2 109
Downey 2 95
W Hollywood 1 89
Sunland 1 82
Lomita 2 78
Winnetka 3 77
Studio City 1 77
Valencia 1 76
Quartz Hill 1 75
East Rancho Dominguez 1 70
Lake View Terrace 1 60
Lawndale 1 56
Rosemead 1 53
Altadena 2 47
Sierra Madre 1 45
Sepulveda 5 42
Highland Park 1 38
Rancho Palos Verdes 1 34
West Hills 3 30
Lennox 1 21
Venica 1 14
San Gabriel 1 14
Chatsworth 1 12
Newhall 1 6

Federally Assisted Units By Property

Name Total Units
† This Property is Federally Assisted though Unit Counts are not available from HUD.

Rental Assistance for Tenants in Los Angeles County

Rental assistance is a type of housing subsidy that pays for a portion of a renter’s monthly housing costs, including rent and tenant paid utilities. This housing assistance can come in the form of Section 8 Housing Choice Vouchers, project-based Section 8 contracts, public housing, USDA Rental Assistance (in Section 515 properties) as well as HUD Section 202 and 811 properties.

In Los Angeles County, there are 684 affordable housing properties providing rental assistance to 54,680 very low income households. In addition, Housing Authority of the County of Los Angeles provides 23,000 Section 8 rental vouchers in Los Angeles County.

To qualify for most rental assistance programs a renter must earn no more than 50% of the Area Median Income (AMI). In some cases, rental assistance is reserved for renters earning 30% or less of the AMI. In Los Angeles County, to qualify for Section 8 assistance, a renter household containing four persons must earn $43,400 or less. For some targeted rental assistance programs, a renter household of four can’t earn more than $26,050.

It’s important to remember that in many rental assistance programs there are minimum rent regulations requiring assistance recipients to make a minimum payment of between $25 and $50 per month no matter how low their income.

HUD Assistance Income Limits

Persons
1234
$30,400$34,750$39,100$43,400
Persons
1234
$18,250$20,850$23,450$26,050

Income Limits

All affordable housing programs provided by or through the government have maximum income limits to qualify for assistance. These income limits are typically derived from the Area Median Income (AMI), the theoretical family income of the average household in a given geography.

The AMI is updated each year for each geographical area taking into consideration numerous economic indicators. The geographical areas used for establishing the AMI are either Metropolitan Statistical Areas (MSA’s) or counties.

Los Angeles County is in the Los Angeles-Long Beach, CA HUD Metro FMR Area MSA. The 2016 Area Median Income for a family of four in Los Angeles County is $62,400.

The income limits used for Section 8, public housing, Low Income Housing Tax Credits. the HOME program and other Federal programs all are derived from the HUD defined AMI.

Low Income Housing Tax Credit Income Limits

Persons
1234
$36,480$41,700$46,920$52,080
Persons
1234
$30,400$34,750$39,100$43,400

Fair Market Rents (FMR)

HUD establishes a Fair Market Rent each year for each Metropolitan Statistical Area in the country. This rent standard is used to establish Payment Standards for the Section 8 Housing Choice Voucher program, maximum rents in HOME financed rental projects and initial rents for Section 8 project based assistance. HUD establishes FMR’s for 530 MSA’s and 2,045 counties nationwide each fiscal year.

The FMR is largely a statistical derivative of the US Census Bureau's American Community Survey (ACS) 5 year estimates for 2 bedroom median rent.

Calculating the maximum allowable rents under various subsidy programs is complex and each program has slightly different rules. In the Section 8 Housing Choice Voucher and Project Based Assistance programs, maximum rents a landlord may charge include any tenant paid utility costs.

This utility allowance includes all necessary utilities like water/sewer, trash, heat, electricity or gas. Cable television, telephone, Internet and other non-essential utilities are excluded from this allowance.

In Project Based Section 8 properties, the owner sets the utility allowance after conducting a utility cost analysis. The amount of the allowance is reviewed and approved by HUD. The utility allowance is different for each size dwelling unit.

In the Housing Choice Voucher program, utility allowances are set by the Public Housing Authority (PHA) that administers the program. The PHA sets the allowance based on reasonable utility costs for similar types and sizes of housing units to the unit the voucher holder is renting.

In Section 8 Project Based apartment communities, the maximum rent a tenant may pay is set by the landlord and approved by HUD each year. Initially, the rent charged by the apartment property is limited to the FMR for the area. In some instances, HUD may approve an initial rent of up to 120% of the FMR for the area. Owners may request and HUD may approve annual contract rent increases based on an Annual Adjustment Factor (AAF) determined by local housing and utility costs changes Though contract rents are seldom exactly the same amount as the Fair Market Rent for the area and each Project Based apartment property will have its own contract rent, the FMR can be used as an approximate guide of what maximum contract rents might be.

The amount a Section 8 Project Based tenant will pay is 30% of their adjusted income.

In the Housing Choice Voucher program, the maximum amount the housing authority will pay a landlord is established each year for similar types and sizes of units and is called a Payment Standard. Each housing authority sets its own Payment Standard and usually sets the amount at between 90% and 110% of the Fair Market Rent for the area.

The amount a voucher holder pays for rent, often referred to as a Tenant Contribution, is equal to 30% of their income. If the rental the tenant selects has rent higher than the housing authority Payment Standard, a tenant may pay up to 40% of their income to make up the difference. At least initially, the tenant would not be allowed to pay more than 40% of their income and would have to find a different rental that has a qualifying rent amount.

In Los Angeles County, under the Section 8 Housing Choice Voucher program, the Housing Authority of the County of Los Angeles might pay a landlord with a two bedroom apartment to rent about $1,545 minus the utility allowance. Likewise, a renter in Los Angeles County with a Section 8 voucher looking to rent a 3 bedroom apartment must find a rental that rents for about $2,079 per month (including the utility allowance). Any amount more than that, the voucher holder could pay the difference as long as they aren’t paying more than 40% of their income. (Note: These rent amounts are approximate since the housing authority’s Payment Standard is likely to be slightly different than HUD’s published FMR. These FMR’s should only be used as a guide. Check with the Housing Authority of the County of Los Angeles for their actual HCV Payment Standard.)

2017 Fair Market Rents

Bedrooms
01234
$988 $1,195 $1,545 $2,079 $2,303

Fair Market Rent Percentage Change Since 1988

The affordable housing industry has long used the FMR as barometer for local rents. Though the geographic areas FMR’s are based on are broad and there are often wide variations in neighborhood rents throughout an MSA, in general, the FMR is one of the best quick tools one can use to judge housing costs in a place.

We took a look at historic FMR’s in Los Angeles County and found that they have risen an average of 3.04% year over year. The first year in our sample is 1985 when the two bedroom FMR was $567. That same 2 bedroom apartment rent had increased to $1421 by 2013. In 2003 the two bedroom FMR in Los Angeles County saw it’s largest single year increase going up by 17.5%.

It’s also interesting to look at the FMR compared to the Consumer Price Index’s housing index to understand how Los Angeles County rents have fluctuated in comparison to the rest of the Nation. The consumer price index grew an average of -0.89% year over year. The two bedroom FMR in Los Angeles County has grown faster than the CPI indicating faster than average rent growth in the market.

The largest single year of 2 bedroom FMR growth was in 2003 at 17.5% while the smallest year of growth was 1998 with a 13.7% decrease.

9,818,605

Population

2.72

Average Household Size

4,768,079

Total Renters

1,696,455

Renter Households

3,241,204

Total Households

High Renter
(99th percentile)

Renters or Owners

52.3%

% of Renter Households

$1,196

Median Rent

$60,572

Median Family Income

57.1%

Renters Overburdened

9.02%

Households in 60-80% AMI Range

91,463

Federally Assisted Units

1,283

Federally Assisted Projects

681/47,179

Tax Credit Projects/Units

501/34,046

Section 8 Projects/Units

3/116

Section 515 Projects/Units

144/9,484

Section 202 Projects/Units

85/1,133

Section 811 Projects/Units

3/86

RD Rental Assisted Projects/Units

282/23,539

Senior Projects/Units

54,680

Units with Project Based Rent Subsidy

71.3

Average Units Per Property

$26,665,498,800/year

Gross Rent Paid By All Renters

15.7%

Renters with No Vehicle

12.3%

Renters Below Poverty Level

9.3%

Renters Who Taxi, Bike, or Walk to Work

2.9%

Renters Who Use Public Transit to Work

36.5%

Renters With Children

75,028

Vacant Units For Rent

4.2%

Vacancy Rate

8.6%

Units With Utilities Included In Rent

California

State