What's Going On

PIH Notice HUD Updates Section 18 Guidance to Expand Public Housing Repositioning Options

HUD has issued updated guidance on Section 18 demolition and disposition for public housing properties.

Notice PIH 2026-23, issued on August 28, 2026, amends HUD’s prior demolition and disposition guidance and applies to public housing property, eligibility for Tenant Protection Vouchers, and related requirements. HUD says Section 18 allows a PHA, with HUD approval, to demolish or dispose of public housing property subject to a Declaration of Trust or Declaration of Restrictive Covenants when statutory and regulatory requirements are met.

HUD’s updated notice clarifies the process PHAs must follow when submitting a Section 18 application, including requirements around resident consultation, board approval, environmental review, relocation planning, local government consultation, civil rights certifications, property descriptions, timetables, and supporting documentation.

The notice also includes several updates from HUD’s prior guidance, including changes related to very small PHAs, scattered site projects, mixed-finance developments, functional obsolescence, consolidation of very small PHAs, and Choice Neighborhoods-related physical obsolescence.

Why This Matters for PHAs

For PHAs considering repositioning, this is a major operational and strategic update.

Section 18 is often part of larger conversations around preserving aging public housing, addressing distressed properties, using Tenant Protection Vouchers, pursuing RAD/Section 18 blends, leveraging mixed-finance tools, or repositioning properties to better meet local housing needs.

But this is not just a real estate strategy. It is a documentation and process issue.

A successful Section 18 application requires clean records, clear board action, resident engagement, accurate property information, relocation planning, environmental review, and a strong internal timeline. Tools such as Tikler can also help PHAs organize deadlines, approvals, and supporting documentation across complex repositioning workflows.

PHAs that are already thinking about demolition, disposition, redevelopment, consolidation, or long-term preservation should review the updated notice carefully.

What PHAs Should Watch

PHA leaders should pay close attention to:

Whether any properties may qualify under the updated guidance How the notice affects scattered site repositioning Changes for very small PHAs Mixed-finance and RAD/Section 18 implications Resident consultation requirements Board resolution timing Relocation planning Environmental review documentation Tenant Protection Voucher eligibility SAC application requirements Internal tracking of deadlines, approvals, and required records

Bottom Line

HUD’s updated Section 18 guidance gives PHAs another reason to review their long-term public housing portfolio strategy.

For agencies with aging properties, distressed units, scattered sites, or redevelopment goals, the opportunity may be significant. But the process will still require strong planning, clean documentation, and clear internal ownership.

Source: HUD Notice PIH 2026-23.

VAHCDO Annual Executive Directors Meeting

August 20, 2026

PHA and Affordable Housing Program Executive Directors met with the VAHCDO Board at the Virginia Housing Center in Glen Allen on Thursday, August 20th to discuss current issues and solutions in the affordable housing industry.  VAHCDO was honored to be joined by Tammy Neal, Virginia Housing CEO and Virginia Housing staff, Luke Tate, Willie Fobbs, David Glassman, and Madelyn Peay, HUD Richmond Director Kelley Mason, current SERC-NAHRO President, Virginia's own Michael Wong from Harrisonburg, and Isabelle McLain from Virginia Housing Alliance.

Virginia Housing shared information about grant opportunities and the current status of the PBV overhang pause, while Kelley Mason provided HUD updates and the latest on the "Build American, Buy American" (BABA) efforts.  Ms. McLain remarked on the valuable relationship with the Virginia Housing Alliance and Mr. Wong provided regional updates from SERC-NAHRO.  VAHCDO President, Keith Viers, Senior Vice President, Lysandra Shaw, and Executive Director, Nancy Tarkenton provided information about new initiatives, member profiles and one-on-one visits, membership renewal, and the development and expansion of VAHCDO committees, including a bi-monthly Executive Director/Leadership Committee arising from the days' meeting.  Legislative Committee members, Ed Ware and John Bohm and Lobbyist Luke Priddy provided information about the VAHCDO legislative plan and activities, including weekly, in-session legislative update calls for membership, and shared a SB-181 Implementation Guide to assist membership with the steps necessary to adopt state legislation on the local level.

This annual event was well-attended, with members unable to attend in person joining on-line.  There is much to discuss and information to share about the good work being done in the affordable housing arena and this is just one of the many opportunities VAHCDO provides to encourage participation, engagement and collaboration for the benefit of all.  

Please watch for membership renewal notification in September and plan to join VAHCDO for the 2026 Annual Legal and Policy Seminar at the Richmond Omni December 3-4, 2026.

HUD Publishes BABA Request for Information

 

Bipartisan groups of legislators and industry advocates have raised concerns that HUD's current Build America, Buy America (BABA) waiver process is slowing down affordable home construction.

 

Most recently, Senators Jeanne Shaheen (D-NH) and Dave McCormick (R-PA) sent a letter to HUD Secretary Turner urging commonsense reforms to BABA and  Representatives Mike Flood (R-NE) and Maggie Goodlander (D-NH) introduced the Build Housing Affordably Act to prevent federal requirements from delaying or driving up costs on affordable housing projects.

 

Owing to the continued advocacy of these groups and individual housing agencies, HUD has published a Request for Information Regarding Products and Categories of Products Used in Housing Programs Pursuant to the Build America, Buy America Act in the Federal Register.

 

The purpose of this RFI is to get comprehensive and current information on the availability of BABA-covered products used in HUD-assisted infrastructure projects to assess domestic product availability, evaluate the need for short-term waivers, and collaborate with domestic producers to expand US manufacturing for housing infrastructure.

 

If your agency has experienced impacts as a result of BABA requirements, we encourage you to consider submitting responses to the RFI by the July 20, 2026 deadline.

 

It was a full house at the June 17th Virginia Housing Board Meeting in Richmond, where VAHCDO Board Members Keith Viers, Michael Wong, Alisa Winston, Nehemias Velez, Nancy Tarkenton, and Nellie Sanchez (virtual), and Lobbyist Luke Priddy were joined by other industry stakeholders to address the board regarding the PBV overhang issue.

In response to the President's "Big Beautiful Bill" which brought into question the stability of future HUD program funding, Virginia Housing opted for a fiscally conservative approach by pausing underwriting of affordable multi-family projects using project-based vouchers in June 2025, in other words, no longer recognizing rental revenue committed by housing authorities under secure, and long-term HAP contracts.

Subsequent program funding was actually higher than expected and the precautionary pause did not take into consideration the prioritization of voucher programming.  

The continued pause has threatened the completion of over 500 units across the Commonwealth (Bristol, Portsmouth, Harrisonburg, and Norfolk) and risks other, pending funding without the ability to close the gap. There is also a reduced willingness of developers to include PBV's in affordable housing projects, resulting in fewer LIHTC projects for low- and extremely-low income households.  

VAHCDO is asking Virginia Housing to reconsider the pause and resume recognition of all projected rental revenue in projects.  Barring that, we encourage Virginia Housing to work with VAHCDO and other stakeholders to discuss options and avenues of compromise.

VAHCDO is once again sponsoring the “What Home Means to Me” poster contest.  The announcement, application material, and rules are attached.  The deadline for the posters to be received is June 22, 2026, and first place winners will be forwarded to SERC-NAHRO for regional competition in Orlando on June 27.

We have had much success with getting Virginia posters on the NAHRO calendar in the past….let’s make it happen again.

Please reach out to Lisa Porter with questions. 

SERC 2026-27 Poster Contest Application and Rules (1).doc

Lisa R. Porter, Executive Director/CEO

Beyond Housing

“The Housing Authority of the City of Bristol, VA”

Direct: 276.821.6255|  Email: Lisa@beyondhsg.com 

120 Hope Lane | Bristol, VA 24201

Dear VAHCDO Membership 

I am pleased to share some exciting news from the Staunton Redevelopment and Housing Authority.

On May 7, 2026, SRHA had the honor of hosting senior HUD leadership for a site visit, including Assistant Secretary Benjamin Hobbs from the Office of Public and Indian Housing, Assistant Deputy Secretary Joseph DeFelice from the Office of Field Policy and Management, HUD Richmond Field Office Director Kelley Mason, and Public and Indian Housing Director Robert Davenport, along with additional Field Office staff — eight HUD staffers in total.

During the visit, Assistant Secretary Hobbs formally accepted SRHA into HUD's Work and Dignity Coalition, presenting us with a certificate of acceptance. The Coalition, launched by Secretary Turner in February 2026, brings together public housing authorities, nonprofits, and faith-based organizations committed to advancing work, opportunity, and self-sufficiency for assisted households. As a Moving to Work Cohort 5 Expansion agency, SRHA is proud to be among the agencies leading this effort.

The visit also included a rich conversation with our local partners, including Mayor Michelle Edwards, SAW Habitat, and the Community Foundation of the Central Blue Ridge, as well as a tour of our facilities. It was a tremendous day for our agency and for the broader affordable housing community in the Shenandoah Valley. Chris Lassiter from the Community Foundation of the Central Blue Ridge documented the event — you can view photos from the visit here: https://drive.google.com/drive/folders/1VAuRwwTtFKXMWsSD-bbSHXJ-7vQIkXn1?usp=sharing.

I have attached our Work and Dignity Coalition one-pager for your reference. Please do not hesitate to reach out if you have any questions.

Best,

Nehemias Velez, COS, CPO.

Executive Director

900 Elizabeth Miller Gardens, Staunton, VA  24401

Phone: 540-886-3413 | Fax: 540-885-5414

https://www.stauntonrha.org/

Staunton RHA Work and Dignity Coalition May 2026.pdf

Capacity Building Training Grant Deadline is 5/31

• Apply Here

Volunteers Needed for VAHCDO and SERC Committees

Please consider helping VAHCDO as we enter a new phase of growth and development by volunteering for VAHCDO Committees. We have decided to expand our committee structure to address issues across several fields. 

• VAHCDO is increasingly called upon by housing stakeholders and federal, state and local officials for our knowledge and resources. We need your help forming public facing deliverables that places workforce and affordable housing at the forefront of decision makers agendas. 
  
  
• SERC is also looking for volunteers to help fill committee rosters. We would like Virginia to be well represented for regional affordable housing efforts and show the region that we come to the table with innovative ideas and solutions to help combat the housing crisis.

CLICK HERE to see the new committee structure and to volunteer for committees that best represents your area of expertise.

Apply for a SERC-NAHRO Committee Today!

Greetings VAHCDO Members and Affiliates,

Spring is upon us, and it was no more apparent than at the 2025 VAHCDO Spring Conference in Virginia Beach! 

President Tarkenton and I would like to personally thank each and every attendee that joined us for this fun and informative conference. I was blown away by the kindness and laughter that you all brought with you. I know all of you are an integral part of your community and the dedication you have for providing affordable housing is astounding. We are all proud to be a part of this affordable housing family and appreciate everything you do and your commitment to continuing education so that we can always grow and learn how to serve our resident families better. Our success is measured when they succeed. Thank you all from the bottom of our hearts!

We would also like to thank all of our Sponsors and Vendors. Without you this stellar conference wouldn't be possible. I encourage you all to reach out to them when you have time to thank them, and have a chat to see if their innovative products and services can help make your job that much more rewarding.

Uncertainty was a theme that came up more than once at the conference, but we discovered that when we work together and build stakeholder relationships, we can persevere through uncertain times. I encourage you to reach out to each other. Exchange ideas and best practices. Meet with your regional colleagues and partners and discuss ways that we can unite our efforts to be the best we can at providing housing to those who need it most.

Finally, I would like to thank all of our volunteers that helped put this conference and the VAHCDO Scholarship TopGolf Fundraiser together. Your service is unparalleled and it makes all the difference. 

I want you all to help us grow this organization into the leading association for workforce and affordable housing and community development. Scroll down to see how you can help volunteer for VAHCDO and SERC committees. 

I want all of you to know that I am always here to help connect you to resources or to people with answers to your question. Please feel free to email me anytime you need anything.

Best regards,

Troy Garrett - VAHCDO Executive Director

tgarrett@managegroup.com

 

Calling All Young Artists! 

Do you live in affordable housing or receive housing assistance through a NAHRO member agency? Are you in grades K-12 and love to draw, paint, or create? Then this is your moment to shine! Enter the "What Home Means to Me" poster contest and share your vision of home through art. Winners in each age category will receive a cash prize—up to $200!—and the chance to compete at the regional and national levels. Your artwork could inspire the country and help tell the powerful story of what “home” truly means to you. So grab your crayons, markers, or paint—and let your creativity do the talking!

The contest is open to all children (grades K-12) residing in affordable housing assisted directly or supported under community development and affordable housing programs administered by a NAHRO member authority (e.g. public or Section 8/HCV-assisted housing, RAD, CDBG, HOME, LIHTC).

 Download the Application here.

 Download the Flyer here.

The following prizes will be awarded for each category:

1st Place: $200 check

2nd Place: $100 check

3rd Place: $50 check

Plus, your winning entry will move forward to to a regional competition. National winners will be selected based on how well the artwork uses the "What Home Means to Me" theme. 

Specifications:

Theme: "What Home Means to Me"

Poster size: 22" x 28" (horizontal/landscape only)

• Contestant may use any art media (marker, crayon, paint, collage, textiles, etc.). Posters will need to mailed flat. Please do not use materials that may smear, crack or chip.
• Only original artwork will be accepted.
• Depictions of cartoon, video game movie/TV characters, celebrities, movie themes, computer clip art, magazine pictures, other print media, brand/product images, or other trademarked and copyrighted materials will not be accepted.
• Submission must be created by only one person. Entries created by two or more people will not be accepted.
• All entries must be mailed flat.

Your entry must include:

CATEGORIES:

Submit to:

VAHCDO
ATTN: Lisa Porter, Beyond Housing
120 Hope Lane, Bristol, VA 24201

For more information contact: lisa@beyondhsg.com

All posters, essays and applications must be postmarked, hand delivered or received by 4 p.m. on Monday, June 2, 2025

Presented By the Virginia Association of Housing and Community Development Officials (VAHCDO) in partnership with the National Association of Housing and Redevelopment Officials (NAHRO)