Asset Management Services

The City of Oakland is required by local and state regulations to follow the California Health and Safety Code in setting income and rent limits for most City-assisted or City-restricted affordable housing projects. These limits may differ from those published by other agencies.

The City's published income and rent limits are provided for convenience but do not override legal standards in project regulatory agreements. In case of conflicts, the regulatory agreement standards apply.

• 2025 City of Oakland Income Limits (effective April 1, 2025, PDF, 467KB)(PDF, 57KB)
• 2025 Rent Limits - 1.5x Occupancy Standard (effective April 1, 2025, PDF, 239KB)(PDF, 56KB)
• 2025 Rent Limits - 1+1 Occupancy Standard (effective April 1, 2025, PDF, 239KB)(PDF, 68KB)
• Memo - Income and Rent Limits Methodology (PDF, 467KB)(PDF, 467KB)
• Income Determination Guidelines (PDF, 239KB)(PDF, 239KB)

Determining Which Chart to Use

To determine which rent limits chart to use, identify the benchmark occupancy standard for your project, located in Exhibit B of your project's regulatory agreement.

Differences in the rent limits charts are due to differences in the benchmark household size, as prescribed by state and federal regulations:

The 1.5x standard typically applies to projects with federal assistance (e.g., Low Income Housing Tax Credits or HOME funds, excluding Project-Based Section 8 Vouchers). The 1+1 standard applies to projects without federal assistance. Rents are set regardless of actual household size.

Sponsors may use the utility allowances under the federal Section 8 program as published by the Oakland Housing Authority, or sponsors may present documentation substantiating other figures, subject to review and approval by the City. Any mandatory ongoing costs required by sponsors in connection with tenancy, such as renter's insurance, shall be treated as utilities.

The Oakland Housing Authority sets utility allowances for the Section 8 rental assistance program and the City's affordable housing program. Rent limits for subsidized housing must be adjusted downward if the tenant pays utilities. Use these charts to determine the appropriate allowance, depending on which utilities are paid by tenants.

• September 2023 Utility Allowances (effective September 1, 2023, PDF, 154KB)(PDF, 154KB)

Affordable Housing Cost for Below Market Rate Homeownership

Refer to California Health & Safety Code Section 50052.5 to determine the appropriate affordable housing cost for City-assisted Below Market Rate homeownership units.

Annual Reporting

The AMS Unit uses annual reporting and periodic inspections to monitor projects, assess performance, and ensure compliance. Property owners must submit all Fiscal Year 2024 reports and updates via the City Data Services (CDS) System by May 1st annually.

Required Reports:

• Annual Rent and Tenant Report
• Annual Compliance Report
• Annual Audited Financial Report (upload to CDS or email to AMS team)
• Occupancy and Rent Updates

Ensure reports are complete with up-to-date supplemental information uploaded to CDS. Past-due reports (e.g., 2023 Tenant Report) must be submitted before accessing the current year’s report (e.g., 2024). For technical issues, contact support@citydataservices.com. A step-by-step reporting guide is available.

Inspections

The AMS Unit conducts biannual inspections for most properties and more frequent inspections for those in poor condition to ensure compliance with HCD financing agreements and federal regulations.

What to Expect:

• Physical assessment of building systems, common areas, and unit interiors
• Review of tenant files and property management records for affordability and maintenance compliance
• Advance notice before inspections
• Summary of findings with required follow-up for deficiencies

A staff member will contact the Property Management Contact listed in CDS 14 days in advance to schedule inspections.

Operating Budget Submission

Submit a proposed operating budget for the upcoming fiscal year to the City of Oakland’s HCD at least 60 days before the project’s budget year or proposed rent increases. Deadlines: November 1st for fiscal years ending December 31st; May 1st for fiscal years ending June 30th.

The budget must include:

• Schedule of rental income
• Utility allowances
• Operating expenses with explanations
• Cash flow analysis

For rent increases, provide justification (e.g., market comparables or cost increase documentation). Submit budgets and rent increase requests to AMS@Oaklandca.gov. The AMS team may request clarifications or revisions. Late submissions may delay approvals.

Owners and developers seeking City approvals for modifications (e.g., ownership changes, loan terms, refinancing, or affordability commitments) must submit requests to AMS@Oaklandca.gov. The AMS Unit assesses impacts on affordability, compliance, and financial sustainability.

For Loan and Residual Receipt Payments

Make payable to City of Oakland and mail to:

The City of Oakland is accepting applications for the 2025 Health and Safety Rehabilitation Loan Program for subsidized multifamily housing projects.

• Program Details (PDF, 170KB)(PDF, 170KB)