Santa Rosa Housing Authority reviews FY 2025–26 budget, flags federal and state funding risks

Megan Basinger, executive director of the Santa Rosa Housing Authority, presented the draft fiscal year 2025–26 budget at the authority’s April 28 study session and told commissioners the proposed spending plan totals about $56.5 million, roughly a $4.9 million (10%) increase from the current year.

The review covered accomplishments this fiscal year, upcoming priorities, estimated revenue and proposed expenditures for the Housing Choice Voucher (HCV) rental assistance program and the Housing Trust. “Our mission is to ensure adequate, decent, safe, and sanitary housing for qualified people within Santa Rosa consistent with federal, state, and local law,” Basinger said as she opened the presentation.

Why it matters: The budget funds direct rental assistance — roughly 80% of the proposed expenditures — and local affordable housing loans and programs that the city uses to finance construction and rehabilitation. Commissioners pressed staff on risks to funding streams and on how administrative overhead is allocated across city departments.

Key details and program counts - Housing Choice Vouchers: Staff said the authority administers about 1,925 vouchers, including port-ins from other jurisdictions. Basinger said roughly 300 voucher holders port into Santa Rosa from Sonoma County. - Emergency Housing Vouchers (EHV): Staff reported 107 active EHVs and said the program does not automatically renew; HUD has indicated funding through at least 2026 but memos have been inconsistent, so staff are “watching it carefully.” - Project-based vouchers and new construction: The authority opened site-specific waiting lists this year for Crossings on Aston and Parkwood (Rincon Valley). Staff noted lease-up activity at South Park Commons (30 project-based units at the former Bennett Valley Senior Center site) and the Cannery at Railroad Square (33 units adjacent to SmartStation/Railroad Square). Three households graduated from the Family Self-Sufficiency program this year. - Housing Trust and loan activity: The Housing Trust monitors more than 6,200 units for compliance and has a loan portfolio exceeding $200 million (more than 500 loans). Staff said three recent projects provided about 320 new affordable units, including 63 permanent supportive housing units. The Housing Trust issued a Notice of Funding Availability (NOFA) this year for $3.1 million and proposes about $3.39 million next year. - Down payment assistance: The council originally awarded $2 million of PG&E settlement funds for a down-payment program administered by the authority; nine silent-second loans were issued before that program was suspended and the council recaptured funds to address the city budget deficit. Staff also noted a pending application to the California Department of Housing and Community Development to re-establish down payment assistance if awarded.

Revenue and risks Staff detailed the authority’s revenue mix: federal grants (HCV program and EHVs) make up most of the revenue; other sources include real property transfer tax transfers, compliance fees, loan repayments (estimated conservatively at $128,000), impact fees and state grants. Kate Goldfine, administrative services officer, said the authority budgets conservatively for loan repayments and impact fees so it does not overcommit funding.

Commissioners asked several targeted questions: Commissioner Conte asked about the size of the HCV waiting list; staff estimated about 4,500 individuals on the general HCV waiting list. Commissioners also pressed for additional detail on overhead allocations (city finance, city attorney, IT and building costs) and how those costs are allocated across divisions. Staff explained allocations are calculated through a mix of measures — employee counts, square footage, number of checks processed and time allocation — and are then charged to programs based on FTEs.

State grants and impact on NOFA funds Staff identified a 23% decrease in the city’s Permanent Local Housing Allocation (PLHA) this year, reducing state-funded loan activity available through the NOFA process. Commissioners discussed the decline in state and local transfer tax receipts and how that reduces locally available loan funds. Staff said the authority’s carryover and loan-repayment reserves partially offset year-to-year variability but cannot fully replace multi-year declines in state or federal entitlements.

Housing market factors Commissioners and staff discussed rising rents, HUD fair market rent (FMR) adjustments and landlord participation in voucher programs. Goldfine said the authority successfully requested HUD re-examine and increase FMRs after initial proposed decreases for 2025. Staff said rising local rents are a primary driver of increased per-unit assistance costs; the program’s average subsidy across the portfolio is roughly $1,500 per unit at present.

Process and next steps Basinger and Goldfine said final HUD allocations were not yet available at the time of the study session and staff would return for final Housing Authority action on June 16, 2025, with the City Council adopting its final budget June 17. They also said the authority will return with a more detailed project-based voucher briefing at a future meeting.

Ending: Basinger and Goldfine responded to commissioners’ questions about contingency planning, and commissioners urged staff to continue monitoring federal and state developments closely and to present follow-up materials on project-based vouchers, NOFA specifics and fair market rent comparisons.