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SMAP Determination Dashboard
For the 2025 SMAP Determination, HCD is pleased to announce a new SMAP Dashboard. The SMAP Dashboard improves on the documents released for previous determinations by incorporating real-time Housing Element compliance data into the determination in accordance with SB 423 (Weiner, 2023) requirements while replicating the features of the prior determination documents (map, methodology, determination summary, APR data summary).
SB 423 (Weiner, 2023), updated SB 35 (Weiner, 2017), and made changes to how SMAP Determination criteria are applied:
- Any jurisdiction in the 6th Housing Element cycle without a compliant Housing Element is now required to apply SMAP Streamlining for qualifying housing developments with 10% affordability. The SMAP dashboard will update daily to reflect current Housing Element compliance.
- Upon reaching Housing Element compliance, the jurisdiction reverts to their Streamlining status based on permitting progress toward Regional Housing Needs Allocation (RHNA) goals and APR submission.
- Any jurisdiction in the 7th Housing Element cycle without a compliant Housing Element by the statutory deadline is now required to apply SMAP Streamlining for qualifying housing developments with 10% affordability.
SB 423 also changed the SMAP Determination for the City and County of San Francisco to be calculated annually, rather than at the mid-point or end of cycle.
On the SMAP dashboard each jurisdiction is assigned one of the following statuses:
Exempt - This jurisdiction is exempt from SMAP streamlining. Jurisdictions with this status have: adopted a Housing Element that has been found in compliance by HCD (by the statutory deadline for jurisdictions in the 7th cycle), submitted the latest Housing Element Annual Progress Report, and made sufficient progress toward their Above Moderate Income RHNA, Lower Income RHNA, and Very Low Income RHNA.
10% - This jurisdiction is subject to SMAP streamlining for qualifying housing developments with 10% or more affordable units (or the 20% moderate income option if the site is located in the San Francisco Bay Area). Jurisdictions with this status have insufficient progress toward their Above Moderate Income RHNA OR Above Moderate and Lower Income RHNA, have not adopted a Housing Element that has been found in compliance by HCD (by the statutory deadline for jurisdictions in the 7th cycle), and/or have not submitted the latest Housing Element Annual Progress Report (APR).
50% - This jurisdiction is subject to SMAP streamlining for qualifying housing developments with 50% or more affordable units. Jurisdictions with this status have insufficient progress toward their Lower Income RHNA (Very-Low and Low Income).
A developer seeking to utilize SMAP streamlining can confirm the jurisdiction’s current compliance status using the SMAP dashboard. A developer may also submit a SB 330 preliminary application in partnership with a SMAP application to lock in the current Streamlining criteria regardless of future changes to housing element compliance or a subsequent SB 423 SMAP determination. Note: Tribal consultation must be concluded before submitting a formal SMAP application. Consultation must be concluded before submitting a formal SMAP application.
2024 Annual Progress Report (APR) Update
The 2025 SMAP Determination is based on data collected on housing construction from jurisdictions’ 2024 Housing Element APR submissions. These submissions provide an unparalleled statewide snapshot of residential permitting and development.
Some key highlights from 2024 include:
Affordable Housing Growth Continues:
- The share of development affordable to lower income Californians continues to grow. In 2018, lower income units accounted for 9% of the total permitted units and 7% of the total completed. In 2024, the share of lower income units increased to 22.82% of all permitted units and 20.76% of completed.
- Very low income completed units are up 27.56% from 7,138 in 2023 to 9,105 in 2024 while low income completed units rose 6.29% from 10,734 to 11,409. That is a 15.20% increase in lower income unit production from 2023 to 2024.
Multifamily and ADU Increases in Housing Activity:
- Multifamily housing activity in 2024 remained high with 343,236 units in the housing pipeline; above the previous five-year average of 296,432 units.
- ADUs: ADU production continues to increase to record highs with 30,600 permits issued in 2024 compared to 28,666 in 2023.
Faster Development Timelines:
- The development timeline continues to decrease for projects in the residential development pipeline. For all structure types, the average time from application submittal to planning approval in 2018 was 145 days. In 2024, this decreased to only 58 days, or roughly two months.
- For Entitlements to Permits in 2018, the average permitting process took 117 days. In 2024, this decreased to 69 days.
- For the last phase, which is from permitting to completion, the average timeframe in 2018 was 265 days. In 2024, this decreased to 221 days.
- This acceleration in development is a credit to statewide legislative initiatives and the work of the Department’s Housing Accountability Unit which has unlocked 42,000 units since its inception in 2020.
Density Bonus Success:
- There has been a moderate increase in deed-restricted affordable units from 2023 to 2024 (roughly 49k units to 51k units). This included an increase in the entitlements of Density Bonus units after 2021 (20k to 27k), which is when AB 2345 was passed to amend the Density Bonus Law to expand and enhance development incentives for projects with affordable housing components.
- This increase continued in 2024 with over 51,000 total deed restricted units, of which nearly 27,000 were permitted or entitled under state density bonus law.
For additional information, please refer to the Department’s Housing Element Implementation and APR Dashboard, which has been updated to include data on residential development through December 31, 2024.
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