October 16, 2026

The Voucher Voice

October 2026 Housing Choice Voucher Program Resident Newsletter

CEO Message

Listening and Leading

Dear Residents,

As we enter October, I want to take a moment to recognize the importance of listening to the residents we serve.

Every resident’s housing journey is different. Whether you are working toward greater housing stability, searching for a home that meets your family’s needs, pursuing homeownership, or connecting with community resources, your experiences help us better understand how County Housing can support you.

Listening is at the heart of effective leadership. When we listen to our residents, we gain valuable insight into the challenges you face and the services that can make a meaningful difference. Your feedback helps us identify opportunities to improve our programs, strengthen our partnerships, and make it easier for you to access the resources available to you.

We also want to encourage you to stay informed and engaged. Take advantage of the workshops, resources, and opportunities highlighted in this newsletter, and don’t hesitate to reach out when you have questions or need assistance navigating your housing journey.

Our commitment is to continue listening, learning, and finding ways to better serve you. Thank you for being part of the County Housing community and for helping us build a stronger organization through your voice and your experiences.

Warmly,

Shannon Koenig
Executive Director & CEO
County Housing

Feature Story

HOTMA Changes Coming January 1, 2027: What HCV Participants Need to Know

The U.S. Department of Housing and Urban Development (HUD) is implementing important changes to the Housing Choice Voucher (HCV) Program under the Housing Opportunity Through Modernization Act of 2016 (HOTMA).

Beginning January 1, 2027, Housing Choice Voucher agencies will be required to fully implement HOTMA Sections 102 and 104, which make changes to how household income and assets are reviewed and calculated.

What Is Changing?

Section 102 – Income Reviews
HOTMA Section 102 changes several rules related to how household income is calculated and reviewed.

Changes include:

How annual income is defined and calculated.
Certain income exclusions.
The timing and requirements for interim income reviews.
A new 10% threshold related to changes in adjusted income that may require an interim reexamination.
Certain deductions and hardship provisions.
How certain assets and income from assets are treated.

Unearned Income
As part of the HOTMA changes, households should be aware that certain sources of unearned income may be included when determining household income.

Examples of unearned income include:

Social Security
Supplemental Security Income (SSI)
Social Security Disability Insurance (SSDI)
Veterans Affairs (VA) benefits
Pensions
Annuities
Unemployment benefits
Workers’ compensation
Child support
Alimony or spousal support
TANF or other cash assistance
Other recurring income

If a change in income results in an increase of 10% or more in adjusted income, an interim income review may be required, depending on the circumstances and applicable PHA policies.

It is important to report changes in income as required by your Housing Choice Voucher agency and to provide any documentation requested during an income review.

Section 104 – Assets
HOTMA Section 104 establishes new requirements related to household assets.

Under these changes:

There is a maximum net family asset limit of $109,797, subject to annual inflation adjustments. This is the maximum amount of net family assets allowed for new applicants to the Housing Choice Voucher (HCV) program, subject to applicable exceptions.
There is an imputed asset threshold of $54,898. This amount is used when determining how certain assets may affect a family’s income calculation.
Certain non-necessary personal property may be included as an asset when it exceeds the personal property threshold of $54,898.
Families may be ineligible for assistance if they own real property that is suitable for occupancy, subject to exceptions provided by HUD.
Certain retirement and educational savings accounts are excluded from the calculation of net family assets.
Families with net family assets at or below the applicable self-certification threshold may be permitted to self-certify their assets, depending on PHA policies. The statutory threshold is $54,898, subject to annual inflation adjustments.

What Do I Need to Do?

You do not need to take any action right now solely because of HOTMA.

County Housing will provide information if additional documentation or action is needed from your household.

In the meantime, please continue to:

Report changes in income and household composition as required by your PHA.
Provide requested information and documentation during your annual or interim review.
Report household assets when requested.
Keep your contact information current, including your mailing address, phone number and email address.
Read all notices from your PHA carefully and follow any instructions provided.

Safe & Sound: Keeping Our Communities Safe Together

A Fall Home Safety Check

Cooler temperatures are on the way! October is a great time to take a few minutes to check your home and make sure it is safe and ready for the changing season.

🔥 Check your heating system.
Before turning on your heat for the season, make sure vents and heating equipment are clear of furniture, clothing, boxes, and other items. If you have concerns about your heating system, contact your landlord or property manager.

🚨 Test your alarms.
Make sure smoke and carbon monoxide detectors are working properly. Replace batteries when needed and report non-working detectors to your landlord promptly.

🔌 Be careful with space heaters.
If you use a space heater, keep it on a level, hard surface and at least three feet away from anything that could catch fire. Never leave a space heater unattended or use it while sleeping.

🍂 Watch for fall hazards.
Wet leaves, poor lighting, and cluttered walkways can create slip-and-fall hazards. Keep entrances and walkways clear and use outdoor lighting when available.

🏠 Talk to your landlord about maintenance concerns.
If something in your home needs attention, don’t wait until it becomes a larger problem. Contact your landlord or property manager to report maintenance concerns as soon as possible.

Taking a few minutes to prepare your home now can help keep your household safe, comfortable, and ready for the colder months ahead.

Community Connect

Your Library Has More Than Books!

This Month’s Community Partner: St. Louis County Library

Did you know that your local library offers much more than books?
St. Louis County Library provides a variety of free programs, services, and resources designed to support individuals and families throughout our community. Whether you’re looking for help with schoolwork, exploring career opportunities, need access to technology, or simply want to discover something new, the library has resources that can help.

What can you find at the library?

📚 Books, movies & more – Explore a wide selection of materials for children, teens, and adults.
💻 Technology access – Use computers and other technology resources available through the library.
🎓 Learning & tutoring – Find homework help, tutoring, and educational resources for students and families.
💼 Career resources – Access tools and resources to help with career exploration, job searching, and professional development.
👨‍👩‍👧 Programs for families – Take part in free programs and activities designed for children, families, and individuals.

The St. Louis County Library is a great example of how community partnerships can help residents access opportunities and resources that support long-term success.

Connect with St. Louis County Library:
🌐 Visit SLCL.org to explore programs, services, library locations, and upcoming events.

St. Louis County Library Website

Updates & Announcements

🔍 Find Your Housing Program Specialist

We would like to remind you about our new Look-up Tool for residents! This tool allows you to easily find your assigned Housing Program Specialist and access their contact information, so you can get the support and guidance you need quickly.

Access the Look-Up Tool

We appreciate the incredible work of all our Housing Program Specialists and look forward to continuing to support our residents together.

HAP Payment Schedule

The Housing Assistance Payment (HAP) schedule outlines when payments are issued to landlords each month. We encourage landlords and participants to review the schedule to better plan for upcoming payments and avoid confusion. The most up-to-date HAP payment schedule is available on our website.

The County Housing office is open and available to serve you! Our lobby is open Monday through Friday from 9:00 a.m. to 4:30 p.m. We recommend scheduling an appointment in advance if you wish to meet with your Housing Program Specialist to ensure they are available to assist you.

County Housing 2026 Holiday Schedule

Veterans Day – Wednesday, November 11, 2026
Thanksgiving Day – Thursday, November 26, 2026
Day after Thanksgiving – Friday, November 27, 2026

County Housing will be closed from Friday, December 25, 2026, through Friday, January 1, 2027, and reopen on Monday, January 4, 2027.