Sheboygan Housing Authority: PHAS recovery plan flagged; SEMAP basics

The Sheboygan Housing Authority’s posted agenda for its Thursday, July 9, 2026 board meeting (12:00 p.m., Wasserman Apartment Building, 611 North Water Street) includes a public housing performance topic marked “(action needed on PHAS Recovery plan).”

The same agenda also includes a plain-English SEMAP (Section Eight Management Assessment Program) Overview that explains how HUD evaluates Housing Choice Voucher (HCV) administration using a set of performance indicators and overall rating tiers.

PHAS recovery plan: agenda language says “action needed”

In the agenda’s third item, commissioners are scheduled for “The Public Housing Assessment System (PHAS) Board discussion on PHAS Recovery Plan and improving the PHAS score.” The agenda text specifically flags the item as “(action needed on PHAS Recovery plan)” and notes there are attachments tied to the discussion—though the publicly posted agenda packet here does not include those PHAS attachments.

For residents, applicants, and voucher holders, the practical point is that this meeting is not just framed as general discussion; the agenda labels the PHAS recovery work as something the board is being asked to move forward.

SEMAP overview: HUD’s voucher administration scorecard

SEMAP is HUD’s performance measurement system for public housing agencies that administer the Housing Choice Voucher (HCV) program. In the HUD guidebook, SEMAP includes 14 performance indicators (plus a deconcentration bonus indicator).

HUD’s 14 SEMAP indicators:

• Indicator 1: Selection from the waiting list
• Indicator 2: Rent reasonableness
• Indicator 3: Determination of adjusted income
• Indicator 4: Utility allowance schedule
• Indicator 5: HQS quality control inspections
• Indicator 6: HQS enforcement
• Indicator 7: Expanding housing opportunities
• Indicator 8: FMR limit and payment standards
• Indicator 9: Annual reexaminations
• Indicator 10: Correct tenant rent calculations
• Indicator 11: Pre-contract HQS inspections
• Indicator 12: Annual HQS inspections
• Indicator 13: Lease-up
• Indicator 14: Family self-sufficiency (FSS) enrollment and escrow accounts

The key reader takeaway: PHAS is about public housing, while SEMAP is about Housing Choice Voucher administration. A PHAS recovery plan and SEMAP performance improvements are separate federal scorecards—but both can affect how well residents’ housing programs run day to day.

What HUD’s SEMAP ratings mean—and the correction timelines

The HUD guidebook describes the following SEMAP overall rating tiers:

• High Performer: 90–100 percent
• Standard Performer: 60–89 percent
• Troubled Performer: below 60 percent

If HUD notifies a PHA of performance deficiencies, the guidebook says the agency must correct them within 45 days of notification. If the agency can’t correct within 45 days, it must submit a corrective action plan within 30 calendar days from the date of the HUD notice.

What to watch next in Sheboygan

The posted agenda’s next scheduled public checkpoint is the Sheboygan Housing Authority’s August 11, 2026 meeting.

For voucher residents and applicants, the SEMAP overview gives a useful checklist for what to ask about next—especially items tied to waiting list selection, rent calculations, HQS inspection/enforcement, reexaminations, lease-up, and FSS enrollment/escrow accounts.

And because the July 9 agenda flags “action needed” on the PHAS recovery plan, residents may also want to look for follow-through on the PHAS recovery steps referenced in the board discussion attachments.

Sources

• Sheboygan Housing Authority agenda (July 9, 2026)
• HUD guidebook (SEMAP framework and timelines)
• Municode Meetings — Housing Authority page