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Housing the Most Vulnerable Financing Challenges & Opportunities Joy A. Cipriano, Director, Property and Resource Development Hampton-Newport News Community.

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Presentation on theme: "Housing the Most Vulnerable Financing Challenges & Opportunities Joy A. Cipriano, Director, Property and Resource Development Hampton-Newport News Community."— Presentation transcript:

1 Housing the Most Vulnerable Financing Challenges & Opportunities Joy A. Cipriano, Director, Property and Resource Development Hampton-Newport News Community Services Board

2 2 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.

3 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 3 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

4 Hampton-Newport News Community Services Board HNNCSB – Our Primary Service Sites 4 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

5 Hampton-Newport News Community Services Board Foundation of Our Housing Development  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 5

6 Hampton-Newport News Community Services Board Housing Ownership & Property Management 6 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 Costs

7 Hampton-Newport News Community Services Board Housing Continuum 7 Most Intensive More IntensiveIndependent 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.

8 Hampton-Newport News Community Services Board Phoenix Village I 17 – one and 2 bedroom units Phoenix Village II 28 – one and two bedroom units Elderly or Disabled McCallum Phoenix, LLC Smith Phoenix, LLC Phoenix Village I 17 – one and 2 bedroom units Phoenix Village II 28 – one and two bedroom units Elderly or Disabled McCallum Phoenix, LLC Smith Phoenix, LLC Developer and Owner mostly Group Homes Big Bethel Brogden Conway Cornerstone Deep Creek Grist Mill Harpersville Hurst Haven Terrace Winburn Developer and Owner mostly Group Homes Big Bethel Brogden Conway Cornerstone Deep Creek Grist Mill Harpersville Hurst Haven Terrace 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 Share A Homes Share A Homes Phoenix Villages Associates I & 2 Phoenix Villages Associates I & 2 CHDO - Owns no property, but is required to sponsor Federal HOME funds. Sponsors grants for Bay Port Brogden Terrace Winburn Dresden, etc CHDO - Owns no property, but is required to sponsor Federal HOME funds. Sponsors grants for Bay Port Brogden Terrace Winburn Dresden, etc Peninsula Community Homes Peninsula Community 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 HNNCSB Property Company HNNCSB Property Company For Profit entity Only Owns Dresden Apts LIHTC Also Dresden Assoc, LLC For Profit entity Only Owns Dresden Apts LIHTC Also Dresden Assoc, LLC Dresden, LLC Dresden, LLC How We are Organized 8

9 Hampton-Newport News Community Services Board How We Fund Housing Housing Funds Used All Require Reports, Audits Monitoring, Relationship Development, 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 9

10 Hampton-Newport News Community Services Board Property Management Functions Property Company Administration & Resources Property Budgets Property Company Accounts Financing Grant Reports 990 s Grant Writing Meeting Requirements Corporate Business Property Development Needs Assessments Site Identification Evaluation Development Plan Grants Construction Coordination Compliance Property Disposition Capital Improvements Plan Maintenance Services Inspections Contract/Request Preventive Maintenance Request Repairs Request Environmental Services Property Management Housing Applications LeasesRent Payments Income Verifications Evictions & Other Legal Actions Waiting Lists Move In/ Move Out Inspections Regular Property Inspections Furnishings Inventory Management & Occupancy Audits Property Policies & Procedures Tenant Issues Work Orders & Maintenance Agreements Tenancy Files & Documentation 10

11 Hampton-Newport News Community Services Board Examples of HNNCSB Housing 11

12 Hampton-Newport News Community Services Board Our Newest Project New 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!!!! 12

13 Hampton-Newport News Community Services Board How We Are Funding Phoenix  LIHTC  VHDA SPARC/FLEX  Housing Trust Fund – grant  Housing Trust Fund – loan  NNRHA – HOME  DHCD – HOME  DHCD – PSH  HNNCSB - subsidy 13 Rent Subsidies HUD HAP S+C

14 Hampton-Newport News Community Services Board 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!!! 14

15 Hampton-Newport News Community Services Board 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! 15

16 Hampton-Newport News Community Services Board PSH – Our Lessons  Property 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 16

17 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 17

18 Hampton-Newport News Community Services Board  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. 18 PSH – Our Lessons

19 Hampton-Newport News Community Services Board Residential Achievement 19 Based on Lease – Actually follows Lease Sections. Notice – “I” not “YOU”

20 Hampton-Newport News Community Services Board PSH – Our Lessons  Financing: – 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! 20

21 Hampton-Newport News Community Services Board 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 yours  Then STAY FOCUSED on the answers above! 21

22 Joy A. Cipriano Hampton-Newport News Community Services Board Office of Property and Resource Development


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