Review & Selection Process:
All complete applications submitted by the deadline will be reviewed by staff for income and household size eligibility (as detailed in Section IV, below). Incomplete or late applications will not be considered. Staff will follow Oakland’s Fair Chance Access to Housing Ordinance No. 13581 C.M.S. (O.M.C. 8.25).
As NCLT receives applications, they will sort applications per preference (see full definitions below):
- Displaced households
- Neighborhood resident
- Work and Live in Oakland
- No preference
NCLT will go through each preference category one at a time (starting with the first displaced preference/category), in the order that applications were received, and review for general eligibility. Up to 20 eligible applications will be sent to the Peace Gardens vacancy committee to assess fitness for the community.
Up to 20 eligible applicants will be invited to participate in an interview conducted by the vacancy committee of the project. The interviews will be conducted at the property, NCLT’s office or via zoom if in-person interviews are not possible. The number of interviewees may be reduced if necessary to fill vacancies in a timely manner; the Regulatory Agreement with the City of Oakland states that vacancies must be filled within 2 months.
The questions for the interview will be provided to applicant households prior to the interview. All households will be asked the same set of questions in the same order, and all questions relate directly to the applicant’s potential for success in the project’s cooperative living environment. Any input given by the applicant household that does not respond directly to one of the questions asked during the interview will be disregarded and will not be a factor in the scoring. For each vacant unit, a minimum threshold score will be set – any applicant scoring below that will not be eligible for the unit. For applicants who score above the minimum score, they shall be ordered according to the interview scores.
1. Incomplete & Late Applications
Prospective residents who submit incomplete applications, late applications, or applications that do not meet income and size criteria will be notified that the substance of their application will not be reviewed. The notification of non-consideration will be emailed to the email address provided on the application, or via US 1stClass Mail if no email address is provided.
2. Reviewed & Unreviewed Applications
Up to 5 eligible households who meet initial income and household size criteria will be notified of their invitation to sit for an interview. Any applications that were reviewed but didn’t meet eligibility criteria will be notified. Any unreviewed applications will be notified that they didn’t make it into 5 finalists per the above review process. This notification will be sent via the email provided on the application, or via US 1st Class Mail if no email address is provided. The first five (5) ranked households will be invited to provide proof of eligibility for the preferences and – upon submission of this proof – to sit for an interview. After interviews are completed, all households who participated in an interview will be notified of their status via the email provided on the application, or via US 1st Class Mail if no email address is provided. Any household offered a unit must provide the necessary income, asset and household verification documentation within seven (7) days of notification.
Once an applicant is offered the unit, accepts the unit, and provides the required documentation and deposit such that they have secured the unit, all other eligible households who applied will be notified of their status, as well as appeal and waitlist procedures.
Selection – Requirements & Prioritization
Income Requirements & Recommendations
Applicant household total combined GROSS ANNUAL income (of ALL household members) cannot exceed 60% of the Area Median Income (AMI)*
*60% Area Median Income (AMI) Table pursuant to 2022 HUD Standards for Alameda County
City of Oakland Local Preferences
1. First preference: to displaced households. For purposes of this Section, a "displaced household" means a household in which a least one adult member has been displaced from a housing unit in Oakland as a result of any of the following:
- City code enforcement activities, if the displacement has occurred within one year prior to the date of application.
- A City-sponsored or City-assisted development project, if the displacement has occurred within one year prior to the date of application.
- A "no fault" eviction from a rental unit in Oakland, if the eviction was completed eight (8) years or less prior to the date of application. For purposes of this paragraph, a "no fault" eviction means an eviction that is evidenced by an eviction notice from the property owner that does not state cause and that gives the tenant thirty (30) days or longer notice to vacate the unit; a "no fault" eviction shall include, but not be limited to an eviction as a result of an owner move-in under Municipal Code Subsection 8.22.360.A.8. or 8.22.360.A.9., owner repairs under Municipal Code Subsection 8.22.360.A.10., or owner removal of the unit from the rental market under Municipal Code Subsection 8.22.360.A.11. or Municipal Code Chapter 8.22, Article III, but shall not be limited only to evictions from units that are covered by any of the above laws. This preference shall apply to the initial rental or sale of a project unit and any subsequent rental or sale of a unit during the applicable affordability period established by the City.
2. Second preference: to neighborhood residents. For purposes of this Section, a "neighborhood resident" means a household with at least one adult member whose principal place of residence on the date of application is either within the Council District where the project is located or within a one mile radius of said project. This preference shall apply to thirty percent (30%) of all units in the project. This preference shall apply only to the initial rental or sale of a project unit after the City's development assistance has been given to the project.
3. Third preference: to Oakland residents and Oakland workers. For purposes of this Section, an "Oakland resident" means a household with at least one adult member whose principal place of residence on the date of application is within the City of Oakland. An "Oakland worker" means a household with at least one adult member who is employed by an employer located within the City of Oakland, owns a business located within the City of Oakland, or participates in an education or job training program located within the City of Oakland. This preference shall apply to the initial rental or sale of a project unit and any subsequent rental or sale of a unit during the applicable affordability period established by the City.1 - Certificate of Preference (COP) - Certificate of Preference holders who were displaced in the 1960’s and early 1970’s by the San Francisco Redevelopment Agency. City & County of San Francisco’s Mayor’s Office of Housing & Community Development administers this program and NCLT will verify such Certificate of Preference holders.