Housing the Most Vulnerable Financing Challenges & Opportunities

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


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


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


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


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.


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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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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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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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!!!!


How We Are Funding Phoenix

LIHTCVHDA SPARC/FLEXHousing Trust Fund – grantHousing Trust Fund – loanNNRHA – HOMEDHCD – HOMEDHCD – PSHHNNCSB - subsidy

Rent Subsidies• HUD HAP• S+C


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!!!


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!


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


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


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”


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!


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

[email protected]

Housing the Most Vulnerable Financing Challenges & Opportunities

Documents

funding housing

housing barrierssince

permanent supported

unduplicated clients

unduplicated individuals

recoverymobile crisis

impact local

mental illnesses