housing the most vulnerable financing challenges & opportunities joy a. cipriano, director,...
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Housing the Most Vulnerable
Financing Challenges & Opportunities
Joy A. Cipriano, Director, Property and Resource Development Hampton-Newport News Community Services Board
2Hampton-Newport News Community Services Board
Hampton-Newport NewsCommunity Services Board
In 1971 Hampton-Newport News Community Services Board was one of the first CSBs created in the state and is one of the largest in terms of clients, staff, and program array.
Mission:
To provide a comprehensive continuum of services and supports promoting prevention, recovery, and self-determination for people affected by mental illness, substance use, and intellectual and developmental disabilities, and advancing the well being of the communities we serve.
In FY 2014, HNNCSB served an average of 6,454 unduplicated clients per month. Over 14,000 unduplicated individuals served in the year.
Hampton-Newport News Community Services Board
HNNCSB - A Comprehensive System Of Care
Prevention & Early
Intervention
Community Based
Outpatient Services
Day Support & Treatment Residential Acute
Inpatient
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• Early Intervention Services
• Parenting Resources and Support Groups
• After-school and Recreational Programs
• Substance Abuse Prevention
• Educational Services
• Mentorship
• Case Management• Individual and Family
Counseling• Emergency Services• PACT• In-Home• Partners in Recovery• Mobile Crisis –
Children, Adult, IDD• Mental Health Skill
Building• Medications
Management• Wounded Warrior• Comprehensive
Outpatient Services• Peer Recovery
Services• Opioid Replacement• Homeless Outreach• Drug Court• Juvenile Justice• Jail Based Services
• Creative Option – IDD
• Partial Hospitalization
• Therapeutic Day Treatment
• Next Step – SA
• LIPOS (Inpatient purchase)
• Inpatient Psychiatry
• Psychiatric Consultation and Liaison
• Southeast Family Project
• Waiver Group Homes
• ICF - IDD• MH Supervised
Residential• MH Supported
Living• MH Crisis
Stabilization• IDD Crisis
Stabilization• Adult IDD Respite
Hampton-Newport News Community Services Board
HNNCSB – Our Primary Service Sites
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AND IN EVERY SCHOOL IN HAMPTON AND NEWPORT NEWS
PLUS NEWPORT ACADEMY REGIONAL
SCHOOL
H-NNCSB provides contract oversight for HPR-V Per Diem Bed Contracts at:• Prince William Hospital• Sentara Virginia Beach• Maryview• VA Beach Psychiatric
Hospital• Sentara Norfolk General• Riverside Behavioral
Health Center• John Randolph Medical
Center• Sentara Obici• Spotsylvania Regional
Medical Center• Snowden/Mary
Washington
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Foundation of Our Housing Development
1997 - large Consumer Housing Preference Study – we asked individuals and their families where they really wanted to live and what were their housing barriers
Since then the HNNCSB went about delivering to consumers and their families what they asked for – as much as we could feasibly create, with the help of great partnerships such as our PHA’s, DHCD, VHDA, and HUD, and with great leadership on our agency and Board’s part
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Housing Ownership & Property Management
IMPACT – LOCAL AND NATIONAL STUDIES SHOW THAT PERMANENT SUPPORTED HOUSING SIGNIFICANTLY SAVES LOCAL AND STATE MONEY - through decreases in incidents/costs of jail, hospitalization, & ER usage among people with mental illnesses.
2012 Costs
Hampton-Newport News Community Services Board
Housing Continuum
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Most Intensive More Intensive Independent
INSTITUTIONS
Hospitals
Training Centers
Jails
Nursing Homes
* Group Homes
* Therapeutic Foster Care
* Emergency Housing
Assisted Living Facilities
(ALF’s)
* Supervised Apartments
* Independent Living Programs
Boarding Homes
Sober Housing
SRO’s
* Permanent Supported Housing
* Shelter+ Care
* Safe Haven
* Subleased market units
Own Homes/Apartments
* Complexes with CSB clients exclusively
* Complexes with CSB clients exclusively but any disability
* integrated complexes w/CSB and w/non-CSB
* In-home supports
Less Restrictive
* ICF
* Residential Treatment Facilities
* Denotes that HNNCSB owns/operates the option identified
What we know is that each type of housing has its place and is appropriate for some people at some point. None are exclusively “Right” for everyone all the time. We had to develop the full continuum.
Hampton-Newport News Community Services Board
PhoenixVillage I17 – one
and 2 bedroom
unitsPhoenixVillage II28 – one and two bedroom
unitsElderly or Disabled
McCallum Phoenix, LLC
Smith Phoenix, LLC
PhoenixVillage I17 – one
and 2 bedroom
unitsPhoenixVillage II28 – one and two bedroom
unitsElderly or Disabled
McCallum Phoenix, LLC
Smith Phoenix, LLC
Developer and Owner
mostly Group Homes
Big BethelBrogdenConway
CornerstoneDeep Creek
Grist MillHarpersville
Hurst HavenTerrace
Winburn
Developer and Owner
mostly Group Homes
Big BethelBrogdenConway
CornerstoneDeep Creek
Grist MillHarpersville
Hurst HavenTerrace
Winburn
Developer and
Owner service
buildings, campus,
Clinic Services
Bldgs, Lassen House,Maint. Garage,
Apt Buildings
Adams Woods
Bay Port
Developer and
Owner service
buildings, campus,
Clinic Services
Bldgs, Lassen House,Maint. Garage,
Apt Buildings
Adams Woods
Bay Port
ShareA
Homes
ShareA
Homes
PhoenixVillages
AssociatesI & 2
PhoenixVillages
AssociatesI & 2
CHDO - Owns no property,
but is required to
sponsorFederal HOMEfunds.
Sponsors grants for Bay PortBrogdenTerrace
WinburnDresden,
etc
CHDO - Owns no property,
but is required to
sponsorFederal HOMEfunds.
Sponsors grants for Bay PortBrogdenTerrace
WinburnDresden,
etc
PeninsulaCommunity
Homes
PeninsulaCommunity
Homes
Historically, owned no property,
this changed with SEVTC
downsizing –
Own Aberdeen/ Gilbertson but Leases property owned by other non-
profits, plus private market housing
Historically, owned no property,
this changed with SEVTC
downsizing –
Own Aberdeen/ Gilbertson but Leases property owned by other non-
profits, plus private market housing
HNNCSBHNNCSBHNNCSBPropertyCompany
HNNCSBPropertyCompany
For Profit entityOnlyOwns
DresdenApts
LIHTC
Also Dresden
Assoc, LLC
For Profit entityOnlyOwns
DresdenApts
LIHTC
Also Dresden
Assoc, LLC
Dresden,LLC
Dresden,LLC
How We are Organized
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Hampton-Newport News Community Services Board
How We Fund Housing
Housing Funds Used
All Require Reports, AuditsMonitoring, RelationshipDevelopment, Data, Inspections, etc
State Funds-DHCD
-VHDA
-VHTF
-DBHDS
-VPSH
Federal Funds-HUD – HAP
-HUD – SHP
-HOME
-LIHTC
Private Funds-Banks
-Tenant-rent
-FHLBA
-Foundations
Local Funds-FEMA
-HUD HOME (CHDO)
-PROJECT BASED VOUCHERS
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Hampton-Newport News Community Services Board
Property Management FunctionsProperty CompanyAdministration &
Resources
Property Budgets
Property CompanyAccounts
Financing
Grant Reports
990 s
Grant Writing
Meeting Requirements
Corporate Business
PropertyDevelopment
NeedsAssessments
Site IdentificationEvaluation
DevelopmentPlan
Grants
ConstructionCoordination
Compliance
PropertyDisposition
Capital Improvements PlanMaintenance
Services
Inspections
Contract/RequestPreventive
Maintenance
RequestRepairs
RequestEnvironmental
Services
Property Management
Housing Applications
Leases Rent Payments
IncomeVerifications
Evictions & Other Legal Actions
WaitingLists
Move In/ Move OutInspections
Regular PropertyInspections
FurnishingsInventory
Management & Occupancy Audits
Property Policies& Procedures
Tenant Issues
Work Orders &Maintenance Agreements
Tenancy Files &Documentation
Office of Property and Resource DevelopmentOffice of Property and Resource Development
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Hampton-Newport News Community Services Board
Examples of HNNCSB Housing
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Our Newest ProjectNew Phoenix Village
Currently 45 (1 and 2 bedroom units) Proposed 48 (1 and 2 bedroom units)
3 for homeless individuals - PSH All Project Based/other Rent Subsidies New Community Center Fully handicap accessible Rehab to begin in September 2014
through December 2015 Total Cost: $6.5 million How long have we been working on
this one project???? Since 2006!!!!
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How We Are Funding Phoenix
LIHTCVHDA SPARC/FLEXHousing Trust Fund – grantHousing Trust Fund – loanNNRHA – HOMEDHCD – HOMEDHCD – PSHHNNCSB - subsidy
Rent Subsidies• HUD HAP• S+C
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HNNCSB Partners
Virginia Community Development Corporation
DHCD VHDA NNRHA Virginia Community Capital HNNCSB Board and Staff CHP/CHP Design Studio Greater VA Pen Homelessness
Coalition DBHDS Our clients & their families MY TEAM!!!! SUE AND DOTTIE!!!
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PSH – Our Lessons Our PRIMARY PSH MODEL: Scattered Site Units in
Private Market Complexes– Why? NO SITING ISSUES!!!!!– Supports a community of CHOICE!– Residents blend into the community! There is no building that
is a target for NIMBY– Physical Features – Upstairs and downstairs units, preferably
with a balcony or other enclosed outside space (that others can’t see)
– No more than 2 bedrooms. Yes, one bedroom units are preferable, but usually the money goes further with 2 bedrooms.
– Near/on bus lines– Near very inexpensive shopping options– FLEXIBLE! FLEXIBLE! FLEXIBLE!
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PSH – Our LessonsProperty Management
– EVERY ONE of our residents is “the Most Vulnerable” – They have criminal histories, no income, no credit, LOTS of
issues– If we know one resident, then WE ONLY KNOW ONE RESIDENT
– they are NOT the same! – And did we mention…. Mental illness, substance abuse
disorders, Intellectual and Developmental Disabilities????
– Property Management IS NOT! NOT! NOT! CASE MANAGEMENT!!!
– Case Management IS NOT..NOT..NOT Property Management!!– But Property Management and Case Management/Support
Services MUST work together constantly
Hampton-Newport News Community Services Board
PSH – Our Lessons
Property Management: Focus on LEASE!!!Don’t make the lease any more complicated
than necessary – simple, short, readable!Know your funding sources requirements!Unless funding sources require a particular
lease, KEEP IT SIMPLE!Always ask yourself WHY ARE WE REQUIRING
“X”??? Whatever “X” is – like rent due date
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We offer MANY chances to succeed…. We ask ourselves “Would we agree to this?” We “SCREEN IN” …….. Not “SCREEN OUT” We are priest, doctor, nurse, mother, case manager, etc. no matter what I
said earlier ….. But be very careful with this! We walk a fine line between compliance and looking out for our clients Support & Success takes a TEAM! The team has to include the
client/resident. Sometimes the client/resident chooses to not follow the rules/lease….
Repeatedly… and risks the safety and security of the other residents. Yes….. We do evict residents….. Sadly, but with the knowledge that we have
a HUGE waiting list of other people just waiting for their opportunity. And we leave the evicted person the possibility of re-applying in the future…. We do not permanently shut doors.
We encourage residents to sign up for other housing options as quickly as possible, any time waiting lists are open.
PSH – Our Lessons
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Residential AchievementResidential Achievement Scorecard Resident Name:
Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Notes
RENTI Paid My Rent on Time
I Paid the Full Amount I Owed
I Paid My Outstanding Debts
HOUSEKEEPINGI Kept My Apt Neat and Clean
My Apt Passed Inspection
Apt needed no repairs
I did not get locked out - or Lose My Keys
PEACEFUL ENJOYMENTOnly those on the Lease Live in Apt
I Respected My Neighbors & Belongings
I Did Not Argue/Fight with Neighbors/Staff
I Followed Rules
My Guests Signed In as Appropriate
My Guests Followed Rules
I Didn't Have Too Many or Disruptive Guests
OTHERI Helped Keep the Property Clean/Neat
I Did Not Smoke in Apt- if a Rule
Initials - Property Mgr or My Initials
Score 1-51 - Did Not Meet This Goal 2 - I Did Not Do Very Well This Month3 - OK 4 - Doing Better! 5 - Excellent-Fully Met!!!!
• Based on Lease – Actually follows Lease Sections.
• Notice – “I” not “YOU”
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PSH – Our LessonsFinancing:
– Learn everything you can about every source of funds available long BEFORE you need it. BEFORE you jump in!
– Don’t chase the money….The money has to fit your project.
– Focus on YOUR MISSION … Don’t Mission Drift just to get one grant or source of money.
– Be active in your CoC!– PATIENCE…PATIENCE…PATIENCE! This can take years! Yes,
years…. Just to get the financing!– Relationships …. Relationships….. Relationships!!!– Reputation is Critical! Protect Yours!– It takes a TEAM!
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Before Anything Else…..
Know WHO you are going to serve and house– YES……Strong, resilient, survivors– BUT ALSO…..very fragile, wounded, hurt, damaged…. Vulnerable
Know WHY you are going to serve and house the people you have targeted– If you are out to make money… you’re at the wrong conference– If you want an easy, stress-less job… you’re at the wrong
conference
Know WHAT their challenges are… and yoursThen STAY FOCUSED on the answers above!
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Joy A. Cipriano Hampton-Newport News Community Services Board
Office of Property and Resource Development757.788.0066