2024 OCAF: Understanding HUD’s Latest Operating Cost Adjustments


Posted On: November 30, 2023

The Department of Housing and Urban Development (HUD) has announced the 2024 Operating Cost Adjustment Factors (OCAFs), marking a pivotal moment for those involved in Section 8 housing. This post aims to demystify these changes while also explaining their relevance to project-based assistance contracts. We also explore their implications for the affordable housing landscape.


Understanding OCAFs

OCAFs are integral to adjusting Section 8 rents under the Multifamily Assisted Housing Reform and Affordability Act of 1997 (MAHRA). They are annual factors reflecting the fluctuating costs of running a multifamily housing project, applied to rents on their anniversary dates.


Key Highlights of the 2024 Adjustments

The OCAFs for 2024, effective from February 11, 2024, present diverse adjustments across states. These factors are derived from changes in nine specific cost components, for example, electricity, employee benefits/wages, and property taxes.

For instance, while Connecticut sees an increase of 16.4%, California faces a 23.9% decrease. Such variations significantly impact the budgeting and financial planning for affordable housing projects.


Impacts on Section 8 Housing

  1. Budgeting and Financial Planning: Property managers must navigate these adjustments while utilizing strategic budgeting and financial forecasting, considering the unique OCAF for their region.
  2. Rent Adjustment Effects: These changes will directly affect rent adjustments for contracts with anniversary dates after February 11, 2024. As a result, we could see increased revenue for some and tighter financial constraints for others.
  3. Tenant Considerations: The adjustments also indirectly affect tenants, particularly in terms of rental subsidies and their calculations.

Challenges Ahead

The diverse OCAF adjustments highlight the economic disparities across regions. Housing providers are tasked with adapting to these changes while maintaining their commitment to offering affordable, quality housing.

The 2024 OCAFs from HUD signify the ever-evolving nature of the housing market and simultaneously highlights the need for stakeholders to remain adaptable and informed. Understanding and responding to these changes is crucial in continuing to fulfill the mission of providing affordable housing.




Operating Cost Adjustment Factors for 2024

The following table provides a detailed breakdown of the Operating Cost Adjustment Factors (OCAFs) for 2024, as released by the Department of Housing and Urban Development (HUD). These factors are critical for stakeholders in the Section 8 housing sector for adjusting rents under the Multifamily Assisted Housing Reform and Affordability Act of 1997 (MAHRA).


State OCAF 2023 (%) OCAF 2024 (%) Percent Change
Alabama 5.8 5.1 -12.1
Alaska 6 4.9 -18.3
Arizona 5.7 4.7 -17.5
Arkansas 5.9 5.3 -10.2
California 7.1 5.4 -23.9
Colorado 5.9 5.2 -11.9
Connecticut 6.1 7.1 16.4
Delaware 5.8 5.3 -8.6
District of Columbia 5.8 5.4 -6.9
Florida 6.1 5.2 -14.8
Georgia 5.6 4.8 -14.3
Hawaii 7.3 5.4 -26.0
Idaho 5.1 4.8 -5.9
Illinois 7.3 5.6 -23.3
Indiana 6.4 5 -21.9
Iowa 5 4.5 -10.0
Kansas 5.5 5.1 -7.3
Kentucky 6.4 4.8 -25.0
Louisiana 5.9 5 -15.3
Maine 8.3 8 -3.6
Maryland 6.6 5.4 -18.2
Massachusetts 6.1 6.6 8.2
Michigan 5.5 5.2 -5.5
Minnesota 7.3 5.3 -27.4
Mississippi 6.2 5.3 -14.5
Missouri 5.2 5.2 0.0
Montana 5.4 5.3 -1.9
Nebraska 5.9 4.9 -16.9
Nevada 6.2 5.4 -12.9
New Hampshire 5.7 7 22.8
New Jersey 5.3 5.6 5.7
New Mexico 6 4.9 -18.3
New York 7.6 5.4 -28.9
North Carolina 5.7 4.9 -14.0
North Dakota 6 4.7 -21.7
Ohio 6.2 5.6 -9.7
Oklahoma 4.9 5.2 6.1
Oregon 5.6 4.9 -12.5
Pacific Islands 7.3 5.4 -26.0
Pennsylvania 5.8 6.1 5.2
Puerto Rico 6.3 5 -20.6
Rhode Island 5.3 6.4 20.8
South Carolina 5.6 4.8 -14.3
South Dakota 4.8 4.3 -10.4
Tennessee 5.7 4.9 -14.0
Texas 5.7 5.3 -7.0
Utah 5.6 4.8 -14.3
Vermont 6 5.2 -13.3
Virgin Islands 5.8 5.7 -1.7
Virginia 6 5.2 -13.3
Washington 5.9 4.9 -16.9
West Virginia 6.6 5.3 -19.7
Wisconsin 6.6 5.1 -22.7
Wyoming 5.6 4.9 -12.5
United States 6.1 5.3 -13.1


Note: The data reflects the variable nature of operating costs across the United States and is crucial for effective fiscal planning in the affordable housing sector.

For more detailed information, please refer to the Federal Register [FR Doc No: 2023-26331].



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