Your Experience with Supported

Housing & Supportive Housing

Welcome! Grab a post-it with a color that

corresponds with your experience developing and

operating supported housing and supportive

housing.

Pink = Getting my feet wet (0-2 years)

Orange = Some experience (2-5 years)

Blue = I’ve got this! (5+ years)

The Source for

Housing Solutions

Developing and Operating

Quality Supported Housing &

Supportive Housing for

Special Needs Populations

March 7, 2017

State of Oregon Veterans Auditorium

Salem, Oregon

Presented by:

Heather Lyons, Director

Steven Shum, Senior Program Manager

CSH

CSH advances solutions that use housing as a

platform for services to improve the lives of the

most vulnerable people, maximize public resources

and build healthy communities.

Introducing CSH: What We Do

CSH is a touchstone for new ideas and best practices,

a collaborative and pragmatic community partner, and an

influential advocate for supported housing and supportive housing.

Lines of Business

Training

& Education

Policy Reform

Consulting &

Assistance

Lending

Research-backed tools, trainings

and knowledge sharing

Powerful capital funds,

specialty loan products and

development expertise

Custom community planning

and cutting-edge innovations

Systems reform, policy

collaboration and advocacy

Building Strong, Healthy Communities

Locations where CSH has staff stationed

Locations where CSH has helped build strong communities

Agenda

1. Welcome/Introductions

2. What is Supported Housing and

Supportive Housing?

3. Target Population

4. Developing and Operating Supported

Housing and Supportive Housing

5. Break

6. Key Models of Supported Housing and

Supportive Housing

7. Critical Partnerships

8. Building Community Support

9. Other Key Considerations

What We’ll Cover

Housing Basics

Target Population

Development Process

Housing Models

Partnerships

The Source for

Housing Solutions Housing Basics & Target

Population

What is Supportive Housing?

9

What is Supported Housing and

Supportive Housing?

Supported Housing & Supportive

Housing are the Solution

Supported Housing & Supportive housing

combines

Helping people who face complex

challenges to live with stability,

autonomy & dignity

Affordable

Housing

Supportive

Services

e

Defining Supported Housing &

Supportive Housing

Permanent & Affordable

Targets Vulnerable Populations

Supports community integration

Rights of tenancy

Voluntary services

Evidence-based

approach to services

What is Supportive Housing?

12

Who is Supported Housing &

Supportive Housing for?

Supported Housing & Supportive

Housing is for people who:

Are extremely low-income with disabilities – including

people with SMI and SUD – who may also be:

Cycling through institutional and emergency systems and are

at risk of long-term homelessness

Are being discharged from institutions and systems of care.

Without housing, cannot access and make effective use of

treatment and supportive services.

13

Housing

Supportive Services

Planning for Target Population

Target Population impacts the creation and operations of SH:

Physical design of property

Access to specific resources

Project partners involved

Application process and screening criteria

The Source for

Housing Solutions

Developing Supported Housing

& Supportive Housing

Housing Methods

Build or Lease

Creating Supported Housing & Supportive

Housing is Not a Solo Act

Creating Supported Housing & Supportive

housing brings together 3 very different

disciplines:

Development

Supportive services

Property management

Variety of partners needed to make project

a success

17

Development is Three-Legged Stool

Capital

Operating

Services

Who’s On the Development

Team?

19

Development Team – a group of

developers, service providers and property managers

that collectively bring all of the skills,

expertise, knowledge, and experience to bear

on the development and operation

of a housing project.

Developer:

Roles & Responsibilities

Oversee capital development, from concept stage to

predevelopment to construction/development

Work with rest of team to secure financing

Coordinate with other team members throughout the design

and development process

20

Developer:

Roles & Responsibilities

Ensure that the project will be viable in the long-term

If staying as owner/sponsor, manage the asset and oversee

the services and property management functions

21

Service Provider(s):

Roles and Responsibilities

Design and implement the supportive services plan.

Develop projected services budget and help raise ongoing

funds for services delivery.

Identify other service providers and establish coordination

strategy to benefit tenants.

22

Property Manager:

Roles and Responsibilities

Design and implement the operations plan for the project.

Develop projected operating budget and help raise ongoing

funds for implementation.

Coordinate with service providers to ensure the housing

stability and wellness of tenants

23

Project Budgets

Development Budgets

“Schedule of Sources and Uses of Funds”

Capital Financing

Supportive Services Budget

Operating Budget

“Schedule of Income and Expenses”

Operating Subsidy

Capital/Development Budget

Used if building new housing or

acquisition/rehab

Category includes both the hard and soft costs

of new construction and acq/rehab

Services Budget

Cover the costs of supportive services for

tenants (e.g. case management, mental

health, treatment & recovery services),

which may be provided on-site or off-site.

Operating Budget

Subsidies to cover the gap between the costs of

operating the building (e.g., utilities,

maintenance, etc.) and what the tenants can

afford to pay in rent.

The Source for

Housing Solutions

Key Models of

Supported Housing &

Supportive Housing

Housing Models

Single Site – Single

Population

Scattered Site

Leased

Ownership

Single Site - Mixed

Population

SH & Affordable

Housing

SH & Market

Rate

Single Site – Single Population

Model Description

Single Site – Single Population Model

Single Property or Building with all units for target population

Provides housing for range of SH populations

including Olmstead, SMI, SUD, homeless and at-risk

populations

Provides opportunity for independent living for SH populations combined with

services and operating support to ensure housing

stability

Single Site – Single Population Model

Example

Single Site – Single

Population Model SH target population –

high-cost, frequent users of

the health care system

Universal and sustainable

design features

Collaboration – property

management, case

management, and services

On-site Community Health

Center

Se

Kelly Cullen Community,

San Francisco, CA

Single Site - Mixed Population

Housing Model Description

Single Site - Mixed Population Models

Combines Supported Housing and Supportive Housing to Create Mixed Tenancy in building.

SH & Affordable Housing Model:

SH units and Affordable units are combined in a single

development.

SH & Market Rate Housing

Model:

SH Units are set within existing

market rate housing.

Single Site - Mixed Population

Housing Model Example

Mixed Affordability – SH &

Affordable Housing Model

Rehab of vacant hospital

Mixed income and tenancy

Design features promote

integration

Common area used for

shared and targeted

activities

Seniors can age in place with

access to increased services

Resident councils engage

resident input

The Franklin & Eleanor

Apartments,

Bridgeport CT

Scattered Site Model Description

Scattered Site Housing Models

Units are scattered throughout the community in a variety of properties i.e. condos, apartments, single

family homes. May be clustered in neighborhood.

Ownership Model

SH owned by non-profit organization or other

development entity and are disbursed among properties

or buildings. The entity owning the units, enter into

lease agreement with SH tenants.

Leasing Model

SH Units leased with subsidies from non-profit organizations, PHAs, etc.

and disbursed among properties or buildings. Private market landlord

and SH tenant enter lease agreement for unit.

Scattered Site Housing Example

Allegan County Supportive

Housing Initiative, Allegan

County, MI

Scattered Site Ownership

1,2 & 3 bdrm apartments

across 3 communities

Community engagement

achieved community

support

Strong coordination

between property

management and case

management

Break

The Source for

Housing Solutions

Supportive Housing &

Supported Housing

Partnerships

Not a Solo Act

Supported Housing and Supportive

Housing brings together three very

different disciplines:

Development

Supportive Services

Housing and Property management

38

Roles

40

Case Study

A tenant in your building is a Latino woman in her mid-60s with limited

English skills. This person has been living in her apartment for about

six weeks and the property manager has begun to receive complaints

from neighbors about her behavior. She angrily accused a neighbor - a

woman in her late 70s - of being a witch and plotting with her sister to

poison her food with acid. She has also accused both the nutrition staff

who deliver meals to her rooms and the maintenance staff of stealing

items from her apartment.

This tenant has installed an extra lock on her door to “keep the witches

out.” The tenant was also found to have constructed a wooden shelf in

her unit without permission with a handsaw that she sometimes carries

with her when she is in the building corridors. The neighbor is terrified

when she encounters her in the hallway carrying the saw.

None of these behaviors were evident when she first moved in. The

problems seem to have started when her medications were changed by

her mental health services provider.

Exercise: Partnership Factors

Think of a partnership that you have

participated in…

What are the factors that made it successful?

What were the challenges?

What can partners do to avoid difficulties?

42

43

Roles and Challenges

Common Goal:

Keeping Tenants Housed

Blended Mgt requires that

we come in from all angles.

Property Mgt

Show me the money!

Social Services

I just want to help!

Goal: Provide the tenants the support they need to reach their fullest

potential and to keep the building in good shape, physically and

financially

Keys to Success

Similar mission and goals

Everyone contributes to the partnership

Clear and constant communication

Earn trust over time

In it for the long-haul

Sharing and collaboration

Mutual respect

44

Questions to ask

1. What is their self-interest? Ours?

2. What outcome do we want from the

collaboration?

3. What resources can our organization bring?

4. What do they provide that we cannot?

5. Who will represent them – us?

6. Have we collaborated before? How did it go?

45

MOUs: Partnership

Outline roles and responsibilities of

partners

Do not replace/substitute contracts

Iterative process

Include:

Guiding principles

Responsibilities

Scope of Services for partners

Funding

Terms

46

The Source for

Housing Solutions

Building

Community Support

Building Community Support for

your project

Be Proactive

Plan

Build on Your Strengths

Building Community Support

for your project

Best practices for combating opposition

Strong communication to address unsubstantiated fears

Enlist stakeholders

Include testimony from tenants and neighbors of existing SH

If needed, develop strategy to protect and use legal rights

Talk to People

Within your own

organization

With your supporters –lining

up support for solving the

problem(homelessness)early,

having people go on record to

solve it- makes it harder for

people to back away later.

Key people in neighborhood

Public officials - “Under the

Radar” is impossible.

Inform the Community

Open House

Tours of other sites

Concentrate your efforts on people

who are positive or neutral.

Good photos of good projects (LOCAL

is best)

Control Your Message

Choose one or two spokespeople and agree

on the message - friendly, non-

confrontational, good listener(s)

Prepare simple attractive materials about

the project that are positive in tone.

Be patient – don’t think because you’re doing

the RIGHT THING that everyone should go

along.

“Being Right is Not Enough” – Stokely

Carmichael

The Message

We are a good group known in the

community for what we do.

This building will be an improvement in

the neighborhood when it’s built and for

years to come, because we will be involved.

The people who live here will benefit

tremendously from it and so will the

neighborhood.

Organize

Use social media to tell the story( line up

designated bloggers or twitterers (tweeters?)

Respond to negative comments quickly but

clearly and coolly.

Identify where the opposition might come

from and don’t help them organize!

Know your project. Misstatements or big

changes can seem dishonest.

Have good pictures!

The Source for

Housing Solutions Additional Considerations

Factors to Consider

Providing Choice - Every community should have a range of housing

options promoting choice for supported housing and supportive housing

populations.

Factors for consideration:

Local housing stock

Quality

Vacancy rates

Availability of existing affordable and SH units

Community support/opposition

Resources

Any others?

It is important to remember, a “one size model” does not

fit all.

Questions

The Source for

Housing Solutions Wrap-up

Resources

CSH Supportive Housing Training Center

http://www.csh.org/training

Not a Solo Act

http://www.csh.org/resources/not-a-solo-act/

Integrating Property Management & Supportive Services:

www.csh.org/wp-content/uploads/2011/12/Tool_PropertyMgmtManual.pdf

CSH PHA Toolkit: An online technical assistance resource for Public

Housing Authorities and their partners who want to end homelessness.

www.csh.org/phatoolkit

Contact us!

Heather Lyons, Director

(503) 939-0083

heather.lyons@csh.org

Steven Shum, Senior Program Manager

(510) 318-2267

steven.shum@csh.org