Oxnard Housing Authority approves RAD conversion application for three public‑housing sites

The Oxnard Housing Authority on Dec. 17 approved a plan to apply to the U.S. Department of Housing and Urban Development’s Rental Assistance Demonstration program to convert three public‑housing sites, protecting current tenants’ subsidies while enabling the authority to pursue financing for repairs and upgrades.

Supporters said the conversion would shift properties from the public‑housing subsidy model to a project‑based Section 8 voucher model that pays market rent to the housing authority and allows the authority to leverage debt and equity to fund repairs. Housing Director Amir Ramirez told commissioners the conversion would let the authority “collect the market rents and then be responsible for our own operation of our own apartment complex.”

Under the proposal discussed at the meeting, tenants already living in the authority’s public‑housing units would not be displaced and would keep assistance through a housing choice voucher after conversion. Ramirez said tenants could transition “in place” and “it should be a benefit to them” because the authority would be able to finance needed capital repairs that are difficult under the current HUD public‑housing subsidy model. If temporary relocation were needed for construction, the authority would be required to relocate and protect tenants’ voucher status.

Commissioners raised several procedural and programmatic questions during a nearly two‑hour public discussion. Councilmember Aaron Starr (recorded as asking questions at the hearing) pressed staff on whether conversion required transferring ownership outside the authority; Ramirez said conversion did not necessarily transfer control to a third party and that the authority can operate the properties post‑conversion. Starr also asked whether rents would rise; Ramirez said rents would be set at market levels but tenants’ costs would be covered by project‑based vouchers so the tenants would not pay more out of pocket. Ramirez added: “The tenants will not be adversely impacted at all. They don’t have to move.”

Commissioners asked about technical details: whether conversion could require temporary tenant relocation (Ramirez answered yes in some cases and said HUD rules require protections), what funding models would be used (staff discussed project‑based vouchers and other conversion models under the RAD umbrella), and the role of a consultant retained to assist with the application. Ramirez said the authority retained Low Income Housing Tax Credit Development Group (listed in the staff report as the consultant) for $50,000 to help with applications, construction cost assessment and financing models; Ramirez said the RAD application was due Dec. 31.

The authority had proposed the first round of conversion to include two senior housing sites in downtown on C Street and one site at Althea Court (the transcript identifies three initial sites). Ramirez said the authority owns 523 public‑housing units citywide and that the initial application covers a subset of those units; he said the authority intends eventually to convert additional properties.

After the public discussion the Housing Authority board took a roll‑call vote. The motion passed, with seven votes in favor and one abstention; Commissioner Basuah recorded an abstention. The authority’s staff will proceed with the RAD application and hold at least two meetings with residents before any conversion work or construction begins, officials said.

Next steps: staff said they would file the application and continue resident outreach, including at least two resident meetings to explain proposed improvements, timelines and relocation protections if needed. Ramirez said construction and the refinancing process would likely be at least a year out if the application and financing move forward.

What was not decided or specified: the application covers an initial set of sites but the detailed financing plan, timetable for construction, and final selection of whether to use project‑based vouchers or another RAD model will be determined later and returned to the board. Staff also noted that lease and relocation details will follow HUD requirements and additional resident meetings will be scheduled.

Votes and formal action: the Housing Authority approved staff’s recommendation to file a RAD application for the initial sites; roll call recorded seven yes votes and one abstention. The authority also approved a consultant engagement previously authorized in November 2023 for $50,000, which staff said would be recovered if transactions close and third‑party costs are incurred during acquisition activity.