5.2 development and design: integrated housing models (amend)
DESCRIPTION
Integrated housing models provide affordable housing for a swath of income levels and supportive housing for clients with mental or physical health disabilities. This workshop will examine several model types for integrated housing. Speakers will also discuss the funding and development on this type of housing model.TRANSCRIPT
Expanding Housing Opportunities for Persons
with Disabilities
Patricia Amend, North Carolina Housing Finance Agency
Supportive Housing is decent, safe and affordable housing linked to a variety of individualized, flexible support services.
Housing and access to supports
Two separate but related issues
There is no market in NC where a modest one-bedroom apartment is affordable to a person living on SSI income.
The Targeting Program
-an integrated supportive housing solution
Design & Development
Utilize mainstream affordable housing Connect single-stream housing production
w/ multi-stream service/support providers Disability neutral Assist people with very low incomes Support Reasonable Accommodations
NCHFA - LIHTC Program
Low-Income Housing Tax Credit (LIHTC) Internal Revenue Service program Authority distributed to states per capita Credits sold to investors, who take a dollar for
dollar credit against their federal income tax over the next ten years
Proceeds from the sale of credit fund the low - moderate income housing
Developments are monitored for compliance
NC DHHS – Service Coordination
Office of Housing and Homelessness Coordinate Service and Support Providers
across all spectrums of human service system
Created Community Housing Groups Recruit Lead Agencies Recruit Referral Agencies
Basics of Partnership
Owners of LIHTC properties must set-aside 10% of units for persons with disabilities
Local human service agencies make referrals to available units through a centralized process
This cross-disability group is represented by one lead agency
The lead agency and property management enter into a memorandum of understanding
NC LIHTC Targeting PlansDeveloper, Management and Local Lead
Agency agree: Tenancy cannot be conditioned on service
compliance. Confidentiality protected, no disability
information, beyond eligibility, is communicated to management.
Lead Agency will represent local service providers and Management will notify centralized referral process of vacancies
Ongoing Roles
DHHS - operates centralized referral system- approves referral agencies - works with property managers on filling
vacancies – especially newly PIS properties - provides trainings and on-going education
about the program to human service network - maintains on the ground presence - assists with reasonable accommodations
Ongoing Roles
NCHFA - ensures 10% or more units are ‘set aside’
for people with disabilities - monitors for compliance - trains property managers in Targeting Plan
processes
Key Program Assistance Targeted to persons with disabilities Production based
attached to Housing Credit units coming on line
Operating subsidypays the difference between tenant income and
an operating standard
Designed as “bridge” until the tenant can access permanent and portable Federal assistance.
Key Program Parameters
Adults with disabilities Disability based income (SSI, SSDI, VA)
below 30% AMI Tenants hold lease with all standard legal
rights and responsibilities
Targeting and Key Program Partners & Communication
Referral Agencies
Local Lead Agency
Property Management
DHHS TU Coordinator
REFERRING APPLICANTS TO TARGETED UNITS
ASSISTING TARGETED UNIT TENANTS
Applicants
Tenants
Why did we do it?
The federal Housing Credit is the nation’s largest production resource
People with disabilities have the greatest need for affordable housing
NCHFA had always wanted to match these two but didn’t have a way until 2002
Dept. of Health & Human Services rose to the challenge of presenting a workable solution
How was it possible?
Needed to gain support from LIHTC development community
Owners and managers
Reluctant at first but accepted quickly
Have become supporters of the program
DHHS staff capacity in local communities
Role of Property Managers Handles referrals the same as any other
applicant
Applies normal screening criteria, including reasonable accommodations
Keeps units open for short periods
Once under lease, treats the same as any other tenant
Requests operating assistance funds each month for occupied units
Role of Local Lead Agencies
Public or nonprofit agency that can represent the wider service community.
Defined role as coordinator and/or provider of supportive services to assure tenants have access to services they may need to be successful in the community.
Agrees to act as the point of contact for property management during the 30 year compliance period.
Role of Referral Agencies
Access to the units is through referral by the prospective tenant’s service provider.
Referral agencies commit to providing and/or coordinating the ongoing services and supports that the tenant may need to live successfully in the community.
Why does it work? Each side of the state and property-level
partnerships focus on what they do bestNCHFA allocates and monitors for compliance DHHS works with local agencies and on-site
property managementOwners and property managers build and
manage rental housingHuman service agencies provide services and
support to individuals and families State-funded operating assistance
What doesn’t happen?
Owners and management:have no medical informationdo not provide services, treatment, etc.
No compliance problem if the lead agency has no referrals
No reason to avoid remedies for lease default, including eviction (subject to reasonable accommodations)
Community Integration
Supportive housing units are part of larger LIHTC properties
Nothing identifies them as different
Other residents, let alone neighborhood, are not aware that some occupants have disabilities
Result is no NIMBY, other than against affordable housing in general
What are the numbers? 8 annual award cycles
2061 funded units (1405 currently available)
314 properties funded (218 placed in service)
over 129 different cities and towns
100+ rental applications in process at any given time
Key Program cost per unit $207 a month
5 NC DHHS Staff, 3 NCHFA Staff
Challenges – specific to homeless population
Targeting programContinuity of services and supports
Key program Income requirement
- either none or not disability based
Challenges
To assure tenants have access to services we must marshal the resources of a limited and fragmented service system.Public human service systems are funded and
organized around particular sub-populations. Services provided based upon individual
eligibility and need. Provide services to people, not to buildings.
Challenges
To secure a continuing source of operating and rental assistance.
You cannot create community housing for persons with incomes as low as SSI without some source to pay the difference between what the tenant can afford to pay and what it costs to operate the units.