Commission reviews Certificate of Preference report as outreach expands but affordable matches remain limited

The Commission on Community Investment and Infrastructure heard an overview of the Certificate of Preference (COP) program for fiscal year 2022–23 on May 7, when MOHCD staff described expanded outreach and operational changes that sped certification but left many holders without units they could accept.

Pam Sims, senior development specialist in the Mayor's Office of Housing and Community Development, told commissioners the COP program grants a preference to households displaced by redevelopment and their direct descendants and "provides qualified COP holders a lottery priority when renting or purchasing an affordable OCII unit." She reported that of 7,332 total COPs, 1,583 were "active" during the 2022–23 period, a roughly 73% increase over the prior year.

Maria Benjamin, MOHCD deputy director for homeownership and BMR programs, described a surge in inquiries and a set of process changes meant to reduce delays. "We issued in that time 115 certificates," she said, and staff created a COP hotline, simplified documentation requirements and a housing resource guide so new certificate holders know how to use their preference. Maria said MOHCD received 595 inquiries from people trying to verify COP status and that, in that reporting year, about 310 individuals had used their certificate once.

Despite those gains, staff and commissioners said housing supply and income targeting limited actual placements. MOHCD told the commission there were 459 housing opportunities during the period (including 99 homeownership units), but only 10 units in the lotteries were priced below 30% Area Median Income (AMI). Maria said many COP applicants "self select out" of lease up when they get the call: roughly one third do not answer the leasing agent, another third withdraw, and another portion ask to be placed on a waiting list.

Commissioners and commenters raised family‑size and documentation barriers. Several asked whether MOHCD could use city birth and death records and closer coordination with the Department of Public Records to reduce burdens on descendants and people who were in foster care and lack traditional paper trails. Assistant staff introduced Andrea Nelson as the new program manager tasked with streamlining those verifications.

Public commenter and COP holder Oscar James praised MOHCD's outreach: "They're doing a wonderful job," he said, adding that his family is using certificates to apply for new projects. Commissioners nevertheless emphasized that outreach and faster certification are only part of the problem; matching units by income and household size is critical. One commissioner said the program shows that "40% of the [applicants] don't even make enough to even qualify," underscoring the gap between preference and realistic housing options.

Looking ahead, staff said they will continue phase two of the LINCS and New Community Leadership Foundation outreach to locate original displacees and descendants, complete a survey of new COP holders to better tailor services, and scan historical relocation documents to aid verification. Since July 2023, MOHCD reported issuing an additional 361 certificates (72 to originally displaced households and 289 to descendants), and staff estimated roughly 20 people had been housed in that subsequent period with five home purchases recorded.