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H.C. Peck & Associates, Inc. A National Land Service Company Comparable Housing – Best Practices High Volume, Low Income Mark Kendell, SR/WA, R/W-RAC Relocation.

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Presentation on theme: "H.C. Peck & Associates, Inc. A National Land Service Company Comparable Housing – Best Practices High Volume, Low Income Mark Kendell, SR/WA, R/W-RAC Relocation."— Presentation transcript:

1 H.C. Peck & Associates, Inc. A National Land Service Company Comparable Housing – Best Practices High Volume, Low Income Mark Kendell, SR/WA, R/W-RAC Relocation Project Manager, H.C. Peck & Assoc. IRWA International Education Conference Atlanta, GA June 14, 2011

2 H.C. Peck & Associates, Inc. A National Land Service Company Project: A 12.1-mile light rail transit corridor in the Denver Metro Area

3 H.C. Peck & Associates, Inc. A National Land Service Company Planned...

4 H.C. Peck & Associates, Inc. A National Land Service Company Existing:

5 H.C. Peck & Associates, Inc. A National Land Service Company Muhr Apartments.

6 H.C. Peck & Associates, Inc. A National Land Service Company

7 Facts: 96 families to move Persons not lawfully present Ongoing evictions (through the Courts) Moderate to high crime area Spanish speaking population Most available Comps exceed comparability standards 50% Low (and no) income = FINANCIAL MEANS!

8 H.C. Peck & Associates, Inc. A National Land Service Company Comparable Housing: Uniform Act Regulations – 49 CFR, Part 24.2(a)(6) DS&S Functionally equivalent Adequate in size No adverse environmental conditions Location not less desirable Site typical in size Currently available Reflect similar government assistance Within financial means

9 H.C. Peck & Associates, Inc. A National Land Service Company Financial Means means: 42 months rental differential based on Base monthly rental (b)(2) which is lesser of: Rent to Rent Or Thirty (30) percent gross household income (if classified as low income by HUD Section 8 tables)

10 H.C. Peck & Associates, Inc. A National Land Service Company Challenges: 1, 2 and 3 Bedroom Apartments Rent to Rent Base: $425 - $650/month Low income Base (FINANCIAL MEANS) : $150 - $1,000/month Range of Comps: $375 - $1,000/month How are large swings in RHPs avoided? Can we avoid leaving low income tenants with enormous monthly differentials that they must pay after supplement expires?

11 H.C. Peck & Associates, Inc. A National Land Service Company Example 1: Same subject unit Both comps suitable, available and meet the displacees needs RHP spread over $20,000 – not equitable After 42 months, monthly differential is a greater burden on low income family

12 H.C. Peck & Associates, Inc. A National Land Service Company How do we make it work? Key: Look at cost effectiveness! (but I thought we werent supposed to pick comparables based on price...)

13 H.C. Peck & Associates, Inc. A National Land Service Company Authority: Replacement housing of last resort (a)(2)(iii) – Replacement housing of last resort (c) -

14 H.C. Peck & Associates, Inc. A National Land Service Company Solution: FAVE 5 MEETINGS Held every week at Relo Office Each Agent brings at least 5 available comps and 5 displacee files needing determinations Take turns matching Relocatees and Comps Lowest base to most cost-effective comp Agent doesnt automatically get to match his or her comp with his or her displacee

15 H.C. Peck & Associates, Inc. A National Land Service Company Comp lists developed

16 H.C. Peck & Associates, Inc. A National Land Service Company Sample:

17 H.C. Peck & Associates, Inc. A National Land Service Company Sample:

18 H.C. Peck & Associates, Inc. A National Land Service Company Example 2: Same subject unit Both comps suitable, available and meet the displacees needs RHP spread more equitable After 42 months, monthly differential less of a burden on low income family

19 H.C. Peck & Associates, Inc. A National Land Service Company Conclusion: No RHPs can computed using tables: Each displacee must be offered at least one real available comparable dwelling that meets their needs; This approach may not work if: The subject dwellings are not substandard Comps available are not basically interchangeable ; Remember the 49 CFR 24.1: (a) Fair and equitable treatment (b) No disproportionate injuries (c) Implemented in a cost effective manner

20 H.C. Peck & Associates, Inc. A National Land Service Company Questions and Comments ???

21 H.C. Peck & Associates, Inc. A National Land Service Company Thank you!


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