What happens when housing assistance gets harder to access—but the need for support only grows?
That’s the future many PHAs are quietly preparing for. And in that future, housing counseling may be one of the most important tools we have.
HUD just released new agency-level Housing Counseling Program Data Displays, offering a deep dive into 9902 data across thousands of agencies. From financial stability to eviction prevention, the numbers show something we’ve known for years:
Housing counseling works.
And with proposed FY25 cuts signaling a shift toward self-sufficiency (potentially without any programs to directly assist with that) and away from long-term rental support, PHAs need to be paying attention.
What Is Housing Counseling?
At its core, housing counseling helps individuals and families gain the knowledge and tools to make informed housing decisions—whether that’s becoming mortgage-ready, avoiding foreclosure, managing rental payments, or improving credit and budgeting habits.
It’s different from case management.
It’s not about doing things for families.
It’s about building capacity with them.
Counseling can cover a range of services, including:
- Budgeting and financial literacy
- Credit improvement
- Rental readiness
- Pre- and post-purchase homeownership counseling
- Avoiding foreclosure or eviction
- Navigating housing options during life transitions
And it’s delivered by HUD-approved housing counseling agencies that meet rigorous training, certification, and data reporting standards.
The Data Doesn’t Lie: HUD’s New 9902 Tools
HUD’s newly released 9902 Data Displays offer a real-time look at how housing counseling is being implemented—and how it’s working.
- Spanning Q1 FY22 through Q4 FY24, the displays help agencies:
- Monitor performance and client outcomes
- Showcase success stories with real-time data
- Identify underserved populations or service gaps
- Understand the broad impact of counseling nationwide
Whether you’re a large PHA or a small agency, this data can guide your next steps.
Why Housing Counseling Matters—Especially Now
While the data shows what’s working, the current federal budget climate tells us why it matters.
The FY25 “skinny budget” proposal includes a 44% cut to HUD spending—and a staggering 43% cut to rental assistance programs, if enacted. While the President’s budget request is not binding, it signals a clear policy direction:
Less reliance on long-term subsidies. More emphasis on self-sufficiency.
We’ve seen this before. From proposed time limits to increased minimum rents and work requirements, there’s a history of attempts to move families off assistance faster—whether or not they’re ready.
That’s why housing counseling is so critical right now.
Because even when the policy shifts, our mission stays the same: to help families stay housed, stable, and supported.
What PHAs Can Do Today
You don’t need to wait for funding to be slashed or policy changes to land. There are steps you can take right now to incorporate housing counseling into your agency’s broader self-sufficiency strategy:
- Partner with a local HUD-approved housing counseling agency. Click here to find a list of approved agencies
- Include counseling referrals in briefings, recertifications, or when families express readiness to move
- Review the 9902 data to understand how these services are working across the country
- Build housing counseling into your mobility and rental assistance programs to strengthen outcomes
Support That Sticks
Self-sufficiency isn’t just about removing subsidies.
It’s about providing the tools, guidance, and confidence for families to succeed when those subsidies are gone.
Housing counseling helps with exactly that.
And in this evolving policy landscape, PHAs that invest in these services and foster relationships with the organizations that provide them now will be better positioned to support their communities tomorrow.
Want to explore how your agency can be better prepared for upcoming policy shifts? We’re here to help. Let’s Talk!
About AMA Consulting Group
At AMA Consulting Group, we help Public Housing Authorities and affordable housing professionals advance people and performance. Our team brings deep expertise in program management, compliance, and operational strategy—bridging the gap between HUD guidance and on-the-ground realities.
We don’t just help you meet the standard. We help you lead.
Whether you’re navigating policy shifts, streamlining operations, or preparing for what’s next, AMA is your partner in building systems that work—and teams that thrive.