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City of Ann Arbor 2012 Jennifer Hall Executive Director Ann Arbor Housing Commission 734 794-6720 ext 47201.

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Presentation on theme: "City of Ann Arbor 2012 Jennifer Hall Executive Director Ann Arbor Housing Commission 734 794-6720 ext 47201."— Presentation transcript:

1 City of Ann Arbor 2012 Jennifer Hall Executive Director Ann Arbor Housing Commission 734 794-6720 ext 47201

2 What is Affordable Housing? Rental or owner 30% or less of gross income NOT 30% of gross income especially for renters and households under 50% AMI Includes utilities, taxes, insurance Otherwise considered cost burdened

3 HUD 2011 Income Limits – Ann Arbor Area PMSA includes Washtenaw County Household Size 123456 Median Income $60,500$69,100$77,700$86,300$93,300$100,200 Low (80%/74%) $44,950$51,400$57,800$64,200$69,350$74,500 Very Low (60%) $36,300$41,500$46,700$51,800$56,000$60,100 Very low (50%) $30,250$34,550$38,850$43,150$46,650$50,100 Extremely low (30%) $18,150$20,750$23,350$25,900$28,000$30,500 Based on the Median Income of a household of 4, the 80% Area Median Income (AMI) cannot exceed the National Median Income, therefore the 80% AMI is actually 74% AMI.

4 Maximum Monthly Housing Costs By Household Size (30% of income) 123456 Median income $1,513$1,728$1,943$2,158$2,333$2,505 Low income (80% / 74%) $1,124$1,285$1,445$1,605$1,734$1,863 Low income (60%) $908$1,038$1,168$1,295$1,400$1,503 Very low income (50%) $756$864$971$1,079$1,166$1,253 Extremely low income (30%) $454$519$584$648$700$751 *Note: Includes utilities (except telephone) for rental. Includes taxes, utilities, condo fees, and insurance for homeownership

5 2011 Housing Affordability Ann Arbor ranked 87 th most expensive housing markets of 209 metro areas - $162,000 median home price 132 nd in 2009 ($136,000) Ann Arbor ranked 87 th of 209 metro areas - $882/month Fair Market Rent for a 2 bedroom apartment 51 st in 2009 ($940)



8 Housing plus Transportation “Commuting is a common strategy for working families to cope with high housing costs. When the cost of transportation is considered together with the cost of housing, the percentage of working families paying more than half their total expenditures increases five-fold from 8.3 percent to 44.3 percent of working families.” Something’s Gotta Give – Center for Housing Policy df df?

9 Ideal World Every household lives in a unit they can afford If 200 households need to pay no more than $300/month in rent, then there are 200 rental units of the appropriate size for them

10 Rental Housing Mismatch less than $10K $10K-$19,999$20K-$34,999$35K-$49,999$50K-$74,999$75K-$99,999 $100K + no rent1882032551581525350 less than $100169914918 68 $100-$19990019415342331715 $200-$299437483198737520 $300-$3994757485702461114246 $400-$4998971071137075938012565 $500-$5991245147823381204704273132 $600-$69913211512243416591028292131 $700-$799837986184915341415353257 $800-$899607794129711221098398235 $900-$999354359528760667345242 $1K-$12494453877136841179528443 $1250-$1499118119175222259221249 $1500-$199929121189186149150250 $2K +185860975767122 Source: Census 2000, Washtenaw County Is it affordable? Green = Yes Yellow = Maybe Red = No Gross Rent (including utilities) paid by household income

11 Every facet of our local homelessness system of care is seeing increased demand: Homeless 20042010 Experienced Homelessness 27564738 (72% increase) Households with children 26%23% Experienced homelessness first time 53%56% families 43% individuals 66% unaccompanied youth Struggling with addiction 44%21% of families 35% individuals Mental Illness 42%26% families 33% individuals Unemployed 66%77% of families 62% individuals Source: Washtenaw Housing Alliance Blueprint Progress Report 2004 to 2011

12 Waitlist Tenant Income Section 8 Waitlist 86% are Extremely Low Income (30% AMI or less) 11% are Very Low Income (31% - 50% AMI) 3% Low Income (51% AMI – 80% AMI) Public Housing 92% are Extremely Low Income (30% AMI or less) 7% are Very Low Income (31% - 50% AMI) 1% Low Income (51% AMI – 80% AMI)

13 Waitlist Tenant Household Size Section 8 Waitlist Snapshot (6% disabled) 19% Single 28% Two-person 27% Three-person 27% Four or more people Public Housing Waitlist (23% disabled) 26% Single 30% Two-person 20% Three-person 25% Four or more people


15 Poverty Level Map 1.7B: Poverty Rate, 2000Map 1.7B: Poverty Rate, 2000

16 Ann Arbor sub-areas

17 Percent of Households on Public Assistance

18 Section 8 Voucher Use

19 Transit Routes


21 Federal Funding  Historical decline in federal support for affordable housing  1976 HUD’s budget was $86.8 billion  2010 HUD’s budget was $43.58 billion

22 Capital Needs Public Housing HUD’s study nationally Nation’s 1.2 million public housing units need an estimated $25.6 billion for large scale repairs to improve basic living conditions for residents $21,333/unit AAHC study locally $14,534,791 in deferred Capital Needs for 360 units $40,374/unit 2012 HUD capital grant = $440,778 or $1,224/unit

23 Market Rate vs. Public Housing AnnualMarket indiv. meter Market master meter PHC - 2010 Turnover46% - 53%43% - 52%14% - 20% Revenue/unit$10,008$13,139$5,167 Expense/unit$4,352$6,434$5,304 Capital Expend$601$669$129 Source: 2011 National Apt Assoc. Survey of 3,992 properties, 1,052,006 units Conclusion: PH collects $431/mo in rent compared to $1,000/month market Net loss = Inability to invest in units, and therefore need to access additional funding just to maintain units


25 Affordable Housing Continuum Shelters (Washtenaw, IHN, Safe House, SOS) Transitional Housing (MAP, Home of New Vision, Dawn Farm) Group Homes (Synod, WCHO) Senior Assisted Living (AAA1B, private) Nonprofit supportive housing (Avalon, MAP, CHA) Vouchers with Support Services (VASH, SPC, SHP) Public Housing (AAHC, YHC) Senior Housing (Lurie Terrace, Cranbrook) Tenant Vouchers (AAHC, YHC, PHC, MSHDA) Private developer LIHTC (Windsong) Cooperatives (Arrowwood, Pine Lake, Forest Hills, Univ Townhomes) Habitat/other nonprofit owner housing Developer zoning units (1 st /Washington, Stone School) Market Rate economically affordable

26 Rental Vouchers – Private Sector Over 1400 tenant based vouchers 1,180 Housing Choice Vouchers 140 VASH (Veterans) 100 Mainstream (Disability) 20 Enhanced (higher payment standard) 37 Project Based Vouchers 20 Avalon Pear Street (6 homeless) 5 VASH (Avalon property TBD) 12 AAA1B (Assisted Living) 1 homeowner voucher

27 Public Housing 193 Primarily single bedroom units at 5 sites 166 Family 1-5 bedroom units at 12 sites One 3bdr family unit – lease to own 360 units total at 18 sites 1998 last development 2- duplexes

28 Challenges Aging properties, not enough rent revenue or HUD funding to cover expenses Staff salaries are the lowest in city, difficult to retain good staff A number of tenants with history of mental illness, substance abuse and homelessness. Requires intensive services as well as staff time. Vulnerable populations taken advantage of – letting in homeless people, disrupting meetings and yelling at other tenants, fist fights, partying, excessive damage to units (broken windows, holes in walls), graffiti, threatening notes under door, threatening our staff Lack of security. Do have good response from AAPD


30 2009 Long-term Director retired Agency in troubled status per HUD Significant budget shortfalls Staffing cuts & Salary reductions Board of Directors not in alignment City of Ann Arbor increased involvement Hired Schumaker and Company as consultant OIG audit Fair Market Rent decreased Stimulus funds $708,155 capital

31 2010 City of Ann Arbor increased involvement New Board of Directors Council liaison appointed Schumaker report presented to Council Reorganization New Director hired Deputy Director & 3 manager positions hired Staff reductions Continued HUD cuts Continued troubled status

32 Current Situation 2012 Out of Troubled Status per HUD!! Staff Reorganization continues, Since 2009… 5 Executive Directors (2 Interim) 3 Managers Voucher Program (1 Interim) 6 Managers Public Housing Program (2 Interim) 1 Financial Manager 9 0ther staff turnovers out of 20 positions Continued HUD cuts – Cannot rely on HUD for funding HUD admin fee is 80% of what is owed to AAHC by formula Some PHA’s are turning down voucher program – unprecedented Financially – operating in the black because cut staff, but continued property deterioration due to lack of resources


34 Staffing Implemented Staff pay at 90% of market mid-point Hired Dep Director and Managers Ongoing staff training Will hire Maintenance Supervisor and Financial Analyst. City committed 2 years of general funds to support Also need additional maintenance, intake/social worker, and administrative support position Did not outsource maintenance Did not separate Voucher Program Did levalize work load

35 Operations Implemented Increase Utilization Reducing unit turn around days Increase voucher utilization Consultant hired to update policies and procedures Minimum HUD requirements Maximize efficiencies Maximize technology Mobile maintenance On-line waitlist On-line payments by tenants Electronic transfers for payables

36 External Relations Implemented Continuing work with Resident Advisory Board Board of Directors New Board 2011 Developed orientation and governance policy City of Ann Arbor Additional funding allocated for 2 positions Council liaison Interdepartmental Support: HR, IT, Planning, Building, Payroll, Attorney, Retirement, AAPD, Fire Marshall, AFSCME, Teamsters Footing Drain Disconnect program – several properties Partnering Services: IHN/FSN, Ozone, CAN, Peace, CSTS, AAA1B, Wayne CAA Housing Policy: WHA, Community and Econ. Development, Sustainability Initiative

37 Finances Recommendations Additional Grants/Funding since 2010 $75,000 A2 Housing Development Corporation – security $100,000 CDBG - water drainage at 2 sites $352,111 competitive Vouchers from HUD $34,500/year Family Self Sufficiency - support services for voucher holders Approx. $300,000 Community Challenge Planning Grant – Development $4,000 mini grants OCED - training Funding for partners for services at AAHC $300,000 to CAN for Resident Opportunities for Self-Sufficiency $200,000 to CSS for services for up to 40 homeless households Approx. $50,000 To CAN for fitness equipment and playground Vouchers for Veterans – 140 new vouchers since 2008, over $800,000

38 Properties MUST diversify portfolio To address deferred capital expenditures To financially stabilize the organization Property assessment - continue where Marge started Demolish, Sell, Maintain, Convert to project based section 8? Evaluate Capital Needs, Financially solvency, Marketability Select Equity Partner Low-Income Housing Tax Credits Select Development Partner Develop properties Land Bank vacant properties Redevelop existing properties

39 City of Ann Arbor Currently owns all Housing Commission properties Housing Commission owns improvements Required by City Ordinance to purchase real property on behalf of Housing Commission Can transfer property to Housing Commission at any time All Housing Commission staff are City employees CONSEQUENTLY: The Housing Commission cannot diversify its funding on properties without support of City


41 Comparison of Public Housing and Project Based Vouchers Unit SizeFair Market Rent Washtenaw County 1 Bedroom$718 2 Bedroom$874 3 Bedroom$1,099 4 Bedroom$1,132 2011 Public Housing rent/operating subsidy is approx. $527/unit/month ($231 HUD subsidy, $183 tenant, $113 capital expenditures) 2011 Voucher Tenants average $807/unit/month ($567 HUD subsidy to private landlord, $240 tenant to private landlord). And the AAHC receives approx $56/unit/month in admin fees

42 Rental Assistance Demonstration New competitive HUD program 60,000 unit target conversion of Public Housing to Project based vouchers coupled with private investment in capital improvements Use own vouchers, not subject to 20% cap on project basing own vouchers Up to 50% of units in one building can be project-based Lower regulatory requirements than public housing Hold harmless rent for tenants first year Applications in August 2012 Contract rent limited to current rents

43 Development Sources Low Income Housing Tax Credits HOME/CDBG Federal Home Loan Bank FHA insured Mortgages (223f or 221d4) Conventional Construction Loan Competitive Grants like Community Challenge Planning Grant Private Foundations Bond financing


45 Development Concept Mission and Goals Target Market Identify Site Cost Estimates Sources of Funding Community Support

46 Feasibility & Due Diligence Neighborhood Market Analysis Neighborhood/Resident input Site Control – purchase option Zoning, Environmental Review Appraisal, Preliminary design Title work, Survey, Legal Identify and hire project team Architect, Engineer, Syndicator, Consultants Project work plan Apply for funding

47 Deal Making & Commitments Finalize design Marketing plan Site Plan approval Construction specs and bids Close on financing & subsidies Manage development team


49 New Rental Model Lower Operating Expenses High Efficiency Minimize Maintenance Durability Higher Rent Project-Based Vouchers up to 20% of AAHC’s tenant vouchers can be converted (280) $300 - $400/mo additional rent over public housing Tenants still pay affordable rents (30% of income)

50 Market Demand - Rental Know market and must have demand – June 2011 market study from CB Richard Ellis showed Michigan occupancy at 93% and Ann Arbor at 98.5% Rents high enough to cover costs, but lower than market rents Demand for high quality, energy efficient, low- maintenance design

51 Proposed Rental Project 22-37 unit detached single family and duplexes 1-5 Bedrooms Green construction Potential partnership with local nonprofit developer

52 Owner Market Demand Location critical Higher income, stable neighborhood Transportation, jobs, services Need buyers that are low-income but have stable sources of income Energy Efficient

53 Ann Arbor Sales Market Ann Arbor Area Board of Realtors – MLS listed sales

54 Proposed Owner Project 15 unit detached site condos and duplexes 2-4 Bedrooms Green construction demonstration project Partnership with Parks Department Potential partnership with Habitat

55 Proposed Owner Project Estimated Development Costs Acquisition $160,000 Construction$2,100,000 Site Improvements $400,000 Developer Fee – staff $450,000 Professional fees $300,000 Education Workshops $30,000 Soft costs $300,000 TOTAL$3,740,000 = $249,000/unit

56 Potential Financing Federal Home Loan Bank Grant $225,000 City AAHTF $50,000 Brownfield TIF $560,000 Green/Private Grants $300,000 Community Challenge Grant $340,000 Education Grants/Fees $10,000 CDBG/HOME $400,000 Construction Loan$1,855,000 TOTAL$3,740,000 Proceeds from sale of houses $2,100,000 = $140,000/unit

57 Owner Down Payment Assistance MSHDA DPA with MSHDA loan Federal Home Loan Bank Housing Choice Vouchers

58 Bottom Line – PER UNIT Total Development Costs $249,000 Minus Grant Subsidy -$125,333 Loan to Repay=$123,667 Projected Sales Price$140,000 Proceeds/Safety Margin $16,333

59 Conclusions Continued need for affordable housing Fair and equitable housing Need advocacy at federal levels Supported by facts Need support at local levels (opposite of NIMBY AA) Realistic Inclusive


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