Board of Commissioners Meetinghomeforward.org/sites/default/files/Board-Packet-January-2014.pdf ·...
Transcript of Board of Commissioners Meetinghomeforward.org/sites/default/files/Board-Packet-January-2014.pdf ·...
The first families have started to move into apartments at Stephens Creek Crossing.
Board of Commissioners Meeting
Location:Location:Location:Location:
City Hall– City of Gresham
1333 NW Eastman Parkway
Oregon and Springwater Conference Rooms
Date & TimDate & TimDate & TimDate & Time:e:e:e:
January 21, 2014
6:15 PM
PUBLIC NOTICE:
Home Forward BOARD OF COMMISSIONERS
will meet on Tuesday, January 21, 2014
At 6:15 pm At Gresham City Hall
1333 NW Eastman Parkway, Gresham In the Oregon and Springwater Conference Rooms
MEMORANDUM
To: Community Partners
From: Steve Rudman, Executive Director
Date: January 15, 2014
Subject: Home Forward Board of Commissioners January Meeting
The Board of Commissioners of Home Forward will meet on Tuesday, January 21, 2014 in
Gresham at Gresham City Hall, 1333 NW Eastman Parkway in the Oregon and
Springwater Conference Rooms, at 6:15 P.M. The commission meeting is open to the
public.
The meeting site is accessible, and persons with disabilities may call 503-802-8423 or
503-802-8554 (TTY) for accommodations (e.g. assisted listening devices, sign language,
and/or oral interpreter) by 12:00 pm (noon), Friday, January 17, 2014.
AGENDA
BOARD OF COMMISSIONERS MEETING
CITY HALLCITY HALLCITY HALLCITY HALL–––– CITY OF GRESHAMCITY OF GRESHAMCITY OF GRESHAMCITY OF GRESHAM
1333 NW EASTMAN PARK1333 NW EASTMAN PARK1333 NW EASTMAN PARK1333 NW EASTMAN PARKWAYWAYWAYWAY
OREGON & SPRINGWATEROREGON & SPRINGWATEROREGON & SPRINGWATEROREGON & SPRINGWATER CONFERENCE ROOMSCONFERENCE ROOMSCONFERENCE ROOMSCONFERENCE ROOMS
January 21, 2014January 21, 2014January 21, 2014January 21, 2014 6:15 PM6:15 PM6:15 PM6:15 PM
INTRODUCTION AND WELINTRODUCTION AND WELINTRODUCTION AND WELINTRODUCTION AND WELCOMECOMECOMECOME
PUBLIC COMMENTPUBLIC COMMENTPUBLIC COMMENTPUBLIC COMMENT
General comments not pertaining to specific resolutions. Any public comment regarding a
specific resolution will be heard when the resolution is considered.
BOARD OF COMMISSIONEBOARD OF COMMISSIONEBOARD OF COMMISSIONEBOARD OF COMMISSIONERSRSRSRS
TopicTopicTopicTopic PresenterPresenterPresenterPresenter
Installation of New Officers of the Board of Installation of New Officers of the Board of Installation of New Officers of the Board of Installation of New Officers of the Board of
CommissionersCommissionersCommissionersCommissioners
Chair David Widmark
Chair Emeritus Harriet Cormack
Acknowledgements from City of GreshamAcknowledgements from City of GreshamAcknowledgements from City of GreshamAcknowledgements from City of Gresham
Lori Stegmann, City Councilor
MISSION MOMENTMISSION MOMENTMISSION MOMENTMISSION MOMENT
TopicTopicTopicTopic PresenterPresenterPresenterPresenter
Alder Elementary FamilyAlder Elementary FamilyAlder Elementary FamilyAlder Elementary Family
Betty Dominguez
CONSENT CALENDAR CONSENT CALENDAR CONSENT CALENDAR CONSENT CALENDAR
Following Resolutions:
14141414----00001111 TopicTopicTopicTopic Presenter/POCPresenter/POCPresenter/POCPresenter/POC Phone #Phone #Phone #Phone #
01010101 Authorize to Enter into a Property Authorize to Enter into a Property Authorize to Enter into a Property Authorize to Enter into a Property
Management Services Agreement Management Services Agreement Management Services Agreement Management Services Agreement
with Quantum Residential, Inc. for with Quantum Residential, Inc. for with Quantum Residential, Inc. for with Quantum Residential, Inc. for
Fairview Oaks, Rockwood Station Fairview Oaks, Rockwood Station Fairview Oaks, Rockwood Station Fairview Oaks, Rockwood Station
and Rockwood Landingand Rockwood Landingand Rockwood Landingand Rockwood Landing
Molly Rogers
503.802.8437
02020202 Authorize Authorize Authorize Authorize to Proceed with an to Proceed with an to Proceed with an to Proceed with an
MPower Project to Finance EnergyMPower Project to Finance EnergyMPower Project to Finance EnergyMPower Project to Finance Energy----
EfficienEfficienEfficienEfficient Replacements at the Helen t Replacements at the Helen t Replacements at the Helen t Replacements at the Helen
Swindells BuildingSwindells BuildingSwindells BuildingSwindells Building
Molly Rogers
Donna Kelley
503.802.8437
503.802.8485
MEETING MINUTES MEETING MINUTES MEETING MINUTES MEETING MINUTES
TopicTopicTopicTopic
Minutes of December 17, 2013 Board of Commissioners Meeting
REPORTS / RESOLUTIONREPORTS / RESOLUTIONREPORTS / RESOLUTIONREPORTS / RESOLUTIONSSSS
Following Reports and Resolutions:
14141414----00001111 TopTopTopTopicicicic Presenter/POCPresenter/POCPresenter/POCPresenter/POC Phone #Phone #Phone #Phone #
REPORTREPORTREPORTREPORT Executive Director’s ReportExecutive Director’s ReportExecutive Director’s ReportExecutive Director’s Report
Steve Rudman 503.802.8423
REPORTREPORTREPORTREPORT City of Gresham GuestsCity of Gresham GuestsCity of Gresham GuestsCity of Gresham Guests Josh Furher, Urban
Renewal Director
Officer Jim Leake
REPORTREPORTREPORTREPORT
East CountyEast CountyEast CountyEast County UpdateUpdateUpdateUpdate Betty Dominguez 503.802.8506
00003333 Authorize Authorize Authorize Authorize Changes to the Section 8 Changes to the Section 8 Changes to the Section 8 Changes to the Section 8
AdministraAdministraAdministraAdministrative Plan tive Plan tive Plan tive Plan
Jill Smith 503.802.8565
ADJOURNADJOURNADJOURNADJOURN
EXECUTIVE SESSIONEXECUTIVE SESSIONEXECUTIVE SESSIONEXECUTIVE SESSION
The Board of Commissioners of Home Forward will meet in Executive Session pursuant to
ORS 192.660(2)(i), which relates to the review and evaluation of the employment-related
performance of the chief executive officer. Only members of the news media and designated
staff are allowed to attend. News media and all other attendees are specifically directed not
to disclose information that is the subject of the session. No final decision will be made in the
session.
THE NEXT MEETING OF THE NEXT MEETING OF THE NEXT MEETING OF THE NEXT MEETING OF THE BOARD OF COMMISSTHE BOARD OF COMMISSTHE BOARD OF COMMISSTHE BOARD OF COMMISSIONERSIONERSIONERSIONERS
The next Board of Commissioners meeting will be Tuesday, February 18, 2014 at 6:15 PM.
This meeting will take place at Stephens Creek Crossing, 6715 SW 26th Avenue, Portland, in
the Opportunity Center.
CONSENT CALENDAR
MEMORANDUMMEMORANDUMMEMORANDUMMEMORANDUM
To: Board of Commissioners
From: Molly Rogers, Director of Asset Management
Date: January 21, 2014
Subject: Authorization to Enter into a Property Management Services Agreement with Quantum Residential, Inc. for Fairview Oaks, Rockwood Station and Rockwood Landing
Resolution 14-01-01
The Board of Commissioners is requested to authorize execution of three Property
Management Service Agreements between Home Forward and Quantum Residential, Inc.
for property management services relating to the following three properties:
Fairview Oaks Fairview Oaks Fairview Oaks Fairview Oaks Rockwood Station Rockwood Station Rockwood Station Rockwood Station Rockwood Landing Rockwood Landing Rockwood Landing Rockwood Landing
328 Units 195 Units 36 Units
22701 NE Halsey Street 19100 E. Burnside Street 19045 SE Yamhill
Fairview, OR 97024 Portland, OR 97233
(Gresham City Limits)
Portland, OR 97233
(Gresham City Limits)
ISSUE
In October of 2013, the Home Forward Asset Management Team decided to make a
change in property management services for the above three properties. In November of
2013, Home Forward solicited two different proposals, one to manage Fairview Oaks, and
the other to manage Rockwood Station and Rockwood Landing.
Proposals were received from seven property management service firms for Rockwood
Station and Landing and eight for Fairview Oaks. A selection committee reviewed the
proposals and scored them based upon: (1) Personnel costs and fees (40%); (2) Capacity
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to manage properties of this complexity (25%); (3) Experience and capacity of the firm
(20%); and (4) Furtherance of Home Forward’s mission (15%).
The selection committee selected the following four firms for interviews: (1) Home Forward;
(2) Affinity Property Management; (3) Quantum Residential, Inc. and (4) Cascade
Management, Inc.
After the interview process, the selection committee recommended Quantum Residential,
Inc. to manage all three of the properties. In Home Forward’s property management
agreement template, the management fee is defined as a percentage of Gross Revenues.
Using FY 13/14 budgeted Gross Revenue, the total management fees for all three
properties to Quantum under these property management agreements are anticipated to
be approximately $145,600 per year.
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RESOLUTION RESOLUTION RESOLUTION RESOLUTION 14141414----01010101----01010101
RESOLUTIONRESOLUTIONRESOLUTIONRESOLUTION 14141414----01010101----01010101 AUTHORIZESAUTHORIZESAUTHORIZESAUTHORIZES EXECUTION EXECUTION EXECUTION EXECUTION OF PROPERTY MANAGEMENT OF PROPERTY MANAGEMENT OF PROPERTY MANAGEMENT OF PROPERTY MANAGEMENT
SERVICSERVICSERVICSERVICES CONTRACTES CONTRACTES CONTRACTES CONTRACTSSSS WITH QUANTUM RESIDENTIAL, INC. TO PERFORM WITH QUANTUM RESIDENTIAL, INC. TO PERFORM WITH QUANTUM RESIDENTIAL, INC. TO PERFORM WITH QUANTUM RESIDENTIAL, INC. TO PERFORM
PROPERTY MANAGEMENT SERVICES AT FAIRVIEW OAKS, ROCKWOPROPERTY MANAGEMENT SERVICES AT FAIRVIEW OAKS, ROCKWOPROPERTY MANAGEMENT SERVICES AT FAIRVIEW OAKS, ROCKWOPROPERTY MANAGEMENT SERVICES AT FAIRVIEW OAKS, ROCKWOOD STATION OD STATION OD STATION OD STATION
AND ROCKWOOD LANDINGAND ROCKWOOD LANDINGAND ROCKWOOD LANDINGAND ROCKWOOD LANDING
WHEREASWHEREASWHEREASWHEREAS, Home Forward solicited, received, and opened proposals for property
management services at Fairview Oaks, Rockwood Station and Rockwood Landing in
compliance with its Public Contracting Rules; and
WHEREASWHEREASWHEREASWHEREAS, a Home Forward-designated panel reviewed proposals to determine the most
qualified and advantageous proposer; and
WHEREASWHEREASWHEREASWHEREAS, the anticipated cost for these services is within budgeted resources for this
work; and
WHEREASWHEREASWHEREASWHEREAS, in accordance with Home Forward’s Public Contracting Rules, a contract
shall be awarded to the qualified proposer determined to be most advantageous; and
WHEREASWHEREASWHEREASWHEREAS, approval by the Board of Commissioners of Home Forward is required prior to
the execution of contracts exceeding $100,000;
NOW, THEREFORE, BE IT RESOLVEDNOW, THEREFORE, BE IT RESOLVEDNOW, THEREFORE, BE IT RESOLVEDNOW, THEREFORE, BE IT RESOLVED, that the Board of Commissioners of Home
Forward authorizes the Executive Director to execute three contracts with Quantum
Residential Inc. to perform property management services at Fairview Oaks, Rockwood
Station and Rockwood Landing.
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ADOPTED: ADOPTED: ADOPTED: ADOPTED: JANUARY JANUARY JANUARY JANUARY 21212121, 2014, 2014, 2014, 2014
Attest:Attest:Attest:Attest: Home Forward:Home Forward:Home Forward:Home Forward:
Steven D. Rudman, Secretary David M. Widmark, Chair
MEMORANDUM
To: Board of Commissioners
From: Molly Rogers, Director of Asset Management
Donna Kelley, Asset Manager
Date: January 21, 2014
Subject: Authorization to Proceed with an MPower Project to Finance Energy-Efficient Replacements at the Helen Swindells Building
Resolution 14-01-02
The Board of Commissioners is requested to authorize the following actions necessary to participate in an MPower project at the Helen Swindells building.
• Authorize the completion of $120,804 in energy efficiency improvements as part of the MPower project and an additional $49,225 in associated roof replacement at the Helen Swindells; these amounts include all associated soft costs.
• The execution of the documents and agreements needed to participate in the MPower program and receive a $30,201 grant from MPower.
• The execution of the documents and agreements needed to obtain $90,603 in unsecured financing to cover the remaining costs of the MPower project.
This activity aligns with Strategic Operations Plan Goal 2: We will increase the number of housing units for our community through preservation, development and acquisition. It specifically addresses Priority Initiative 1: Evaluate and reposition existing projects, with an emphasis on preserving the public housing high rises.
ISSUE
This project is the first of several that Home Forward has in contemplation with MPower
Oregon (MPower). MPower is a subsidiary of Network for Oregon Affordable Housing, and
was established to provide building owners with the financing to make energy and water
savings improvements and ongoing services to help ensure that utility savings are
maintained. MPower pays the entire up-front cost of efficiency upgrades which, in turn,
reduce utility bills through grant and loan financing. Twenty-five percent of the cost is in
the form of a grant; the remaining seventy-five percent is financed with a 10-year
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unsecured loan at 6 percent interest rate. Under the model, there are sufficient savings
from the energy efficiency improvements to pay the annual debt service.
The Helen Swindells was built in 1913 and contains 105 units and three commercial
spaces. It was originally acquired by Home Forward in 1992 and redeveloped in 1993
using Low-Income Housing Tax Credits, a conventional loan (which has been paid off),
and funding from the Portland Housing Bureau. Home Forward acquired the property
from the tax credit partnership at the end of the fifteen-year compliance period in early
2009. No major renovation work has been done at the Swindells since the initial
rehabilitation in 2003. Many of the components that were repaired or replaced at that time
are now reaching the end of their useful life. Based on the capital needs assessment
completed in 2013, the bulk of the scope of the proposed MPower project will allow for
replacement of failing HVAC equipment and adding insulation around the windows and
under the new roof. The scope also includes minor lighting, plumbing and mechanical
upgrades. The new roof is not eligible for MPower financing as it does not produce energy
savings; the existing roof is at the end of its useful life. We plan to use replacement
reserves to cover that cost; the current balance in the account is approximately $187,000.
Based on the capital needs assessment completed in 2013, the property should not need
a full-scale renovation in the next 10 years.
FINANCIAL IMPACT AND RISK
As part of this project, the project will assume $90,203 in unsecured debt with annual debt
service payments of $12,071 over the next 10 years. The property currently has no must-
pay debt. The energy savings from the measures being instituted are anticipated to be
$14,211 in the first year and trending upwards based on projected rate increases to
$21,074 in the last year that payments will be due. Even if no savings are achieved, the
project has sufficient cash flow to pay the annual debt service on the financing. The bulk
of the work will need to be done within the next year or so as these components are
failing. Without this financing, we would need to deplete our replacement reserves to pay
for the work.
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RESOLUTION RESOLUTION RESOLUTION RESOLUTION 14141414----01010101----02020202
RESOLUTION RESOLUTION RESOLUTION RESOLUTION 14141414----01010101----02020202 AUTHORIZESAUTHORIZESAUTHORIZESAUTHORIZES THE THE THE THE COMPLETION OF ENERGY EFFICIENCY COMPLETION OF ENERGY EFFICIENCY COMPLETION OF ENERGY EFFICIENCY COMPLETION OF ENERGY EFFICIENCY
AND OTHER IMPROVEMENTS AT THE HELEN SWINDELLS BUILDING AND THE AND OTHER IMPROVEMENTS AT THE HELEN SWINDELLS BUILDING AND THE AND OTHER IMPROVEMENTS AT THE HELEN SWINDELLS BUILDING AND THE AND OTHER IMPROVEMENTS AT THE HELEN SWINDELLS BUILDING AND THE
EXECUTION OF EXECUTION OF EXECUTION OF EXECUTION OF THE NECESSARY LOAN AND GRANT DOCUMENT TO THE NECESSARY LOAN AND GRANT DOCUMENT TO THE NECESSARY LOAN AND GRANT DOCUMENT TO THE NECESSARY LOAN AND GRANT DOCUMENT TO
PARTICIPATE IN THE MPOWER PROGRAMPARTICIPATE IN THE MPOWER PROGRAMPARTICIPATE IN THE MPOWER PROGRAMPARTICIPATE IN THE MPOWER PROGRAM
WHEREASWHEREASWHEREASWHEREAS, Home Forward seeks to encourage the provision of long-term housing for low-income persons residing in the City of Portland, Oregon (the “City”);
WHEREASWHEREASWHEREASWHEREAS, ORS 456.120(18) authorizes Home Forward to finance, plan, undertake,
construct, acquire and operate housing projects;
WHEREASWHEREASWHEREASWHEREAS, ORS 456.065 defines “housing project” to include, among other things, “any
work or undertaking . . . to provide decent, safe and sanitary urban or rural housing for
persons or families of lower income”;
WHEREASWHEREASWHEREASWHEREAS, Home Forward desires to complete specified energy-efficiency and related
improvements at the Helen Swindells;
WHEREAS,WHEREAS,WHEREAS,WHEREAS, Home Forward desires to participate in the MPower program to receive
financial incentives and favorable financing to pay for these improvements; and
WHEREASWHEREASWHEREASWHEREAS, ORS 456.135 authorizes Home Forward to delegate to one or more of its
agents and employees such powers as it deems proper;
NOW, THEREFORE, BE IT RESOLVEDNOW, THEREFORE, BE IT RESOLVEDNOW, THEREFORE, BE IT RESOLVEDNOW, THEREFORE, BE IT RESOLVED,
1. General Approval Scope of Work. Home Forward hereby approves the undertaking
of the scope of work proposed for the Helen Swindells, including window insulation,
replacement of heating, ventilation and cooling equipment, roof replacement,
additional roof insulation, and other minor plumbing, lighting, and mechanical
improvements.
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2. Approval of MPower Documents. The documents as may be reasonably required
to participate in the MPower program and receive the financial incentives, including
the project financing. The Chair of the Board, Home Forward’s Executive Director
and their respective designees (each, an “Authorized Officer” and, together, the
“Authorized Officers”), and each of them acting alone, are authorized and directed
to execute and deliver, on behalf of Home Forward, the MPower Documents;
provided however, any Authorized Officer may approve on Home Forward’s behalf
any further changes to the such documents including material changes, and such
Authorized Officer’s signature on the final Partnership Documents shall be
construed as Home Forward’s approval of such changes.
3. Ancillary Documents. The Authorized Officers (and each of them acting alone) are
authorized on behalf of Home Forward to execute, deliver and/or file (or cause to be
delivered and/or filed) any affidavits, certificates, letters, government forms,
documents, agreements and instruments that any such Authorized Officer
determines to be necessary or desirable: (i) to give effect to this resolution and/or
(ii) to consummate the transactions contemplated herein.
4. Expenditures. Home Forward is authorized to expend such funds (and to cause
the Partnership to expend such funds from the operating reserve or any available
reserves) as are necessary to pay for all filing fees, application fees, registration fees
and other costs relating to the actions authorized by this resolution.
5. Acting Officers Authorized. Any action required by this resolution to be taken by the
Chair of the Board or Executive Director of Home Forward may, in the absence of
such person, be taken by the duly authorized acting Chair of the Board or acting
Executive Director of Home Forward, respectively.
6. Effective Date. This resolution shall be in full force and effect from and after its
adoption and approval.
ADOPTEDADOPTEDADOPTEDADOPTED: : : : JANUARY 21, 2014JANUARY 21, 2014JANUARY 21, 2014JANUARY 21, 2014
Attest:Attest:Attest:Attest: Home Forward:Home Forward:Home Forward:Home Forward:
________________________________________________________________________________________________________________________ ____________________________________________________________________________________________________________
Steven D. Rudman, Secretary David M. Widmark, Chair
MINUTES
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BOARD OF COMMISSIONERS MEETINGBOARD OF COMMISSIONERS MEETINGBOARD OF COMMISSIONERS MEETINGBOARD OF COMMISSIONERS MEETING
HOME FORWARDHOME FORWARDHOME FORWARDHOME FORWARD
1605 NE 451605 NE 451605 NE 451605 NE 45thththth Avenue, PORTLAND, OR 97213Avenue, PORTLAND, OR 97213Avenue, PORTLAND, OR 97213Avenue, PORTLAND, OR 97213
December 17, 2013December 17, 2013December 17, 2013December 17, 2013
COMMISSIONERS PRESENTCOMMISSIONERS PRESENTCOMMISSIONERS PRESENTCOMMISSIONERS PRESENT
Chair Harriet Cormack, Vice Chair David Widmark, Treasurer Jim Smith, Chair Emeritus
Lee Moore, Commissioners Benita Legarza, Brian Lessler, Katie Such
STAFF PRESENTSTAFF PRESENTSTAFF PRESENTSTAFF PRESENT
Steve Rudman, Mike Andrews, April Berg, Peter Beyer, Michael Buonocore, Robert Dell,
Rachel Devlin, Betty Dominguez, Andrew Goodwin, Pamela Kambur, Jan Kasameyer, Ben
Loftis, Shelley Marchesi, Rodger Moore, Molly Rogers, Jill Smith, Melissa Sonsalla, Celia
Strauss
COUNSEL PRESENTCOUNSEL PRESENTCOUNSEL PRESENTCOUNSEL PRESENT
Steve Abel
Chair Harriet Cormack convened the meeting at 6:15 PM.
PUBLIC COMMENTPUBLIC COMMENTPUBLIC COMMENTPUBLIC COMMENT
No one requested to deliver public comment.
MISSION MOMENTMISSION MOMENTMISSION MOMENTMISSION MOMENT
Lean on Me at Hollywood EastLean on Me at Hollywood EastLean on Me at Hollywood EastLean on Me at Hollywood East
Andrew Goodwin introduced the program—an effort by the property management and
resident services staff at Home Forward's Hollywood East property to prevent social
isolation. After realizing that the residents themselves were an amazing resource, staff
conducted focus groups, social marketing, and a pilot project. With the resulting program,
residents volunteered to run social groups, run exercise groups, help others get to
appointments, initiate crisis calls, and provide companionship.
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Residents Mel Trotter, Colleen O’Connor, Jul Karp, and Vicky Rogan relayed that the
program had helped with neighborhood engagement, community cohesion, household
tasks, providing volunteers and other residents with purpose and social opportunities, and
averting crisis calls to social services by watching for residents that were having trouble.
The residents expressed appreciation for Goodwin's efforts. Chair Harriet Cormack said
that it was impressive that staff could start the ball rolling on such a beneficial program.
Attendees applauded.
CONSENT CALENDARCONSENT CALENDARCONSENT CALENDARCONSENT CALENDAR
RESOLUTION 13RESOLUTION 13RESOLUTION 13RESOLUTION 13----12121212----01010101
Authorize Appointment of Directors to the Evergreen Housing Inc. Board of DirectorsAuthorize Appointment of Directors to the Evergreen Housing Inc. Board of DirectorsAuthorize Appointment of Directors to the Evergreen Housing Inc. Board of DirectorsAuthorize Appointment of Directors to the Evergreen Housing Inc. Board of Directors
RESOLUTION 13RESOLUTION 13RESOLUTION 13RESOLUTION 13----12121212----02020202
Authorize an Amendment to an Existing Professional Services Agreement with Joy Authorize an Amendment to an Existing Professional Services Agreement with Joy Authorize an Amendment to an Existing Professional Services Agreement with Joy Authorize an Amendment to an Existing Professional Services Agreement with Joy
Degruy Publications for Youth Degruy Publications for Youth Degruy Publications for Youth Degruy Publications for Youth Case Management ServicesCase Management ServicesCase Management ServicesCase Management Services
RESOLUTION 13RESOLUTION 13RESOLUTION 13RESOLUTION 13----12121212----03030303
Authorize Modification to Admissions and Continued Occupancy Policy (ACOP) for Authorize Modification to Admissions and Continued Occupancy Policy (ACOP) for Authorize Modification to Admissions and Continued Occupancy Policy (ACOP) for Authorize Modification to Admissions and Continued Occupancy Policy (ACOP) for
the Public Housing Programthe Public Housing Programthe Public Housing Programthe Public Housing Program
RESOLUTION 13RESOLUTION 13RESOLUTION 13RESOLUTION 13----12121212----04040404
Authorization to Acquire the Limited Partner’s Interest in Kafoury Commons Limited Authorization to Acquire the Limited Partner’s Interest in Kafoury Commons Limited Authorization to Acquire the Limited Partner’s Interest in Kafoury Commons Limited Authorization to Acquire the Limited Partner’s Interest in Kafoury Commons Limited
Partnership and Transfer the PropertyPartnership and Transfer the PropertyPartnership and Transfer the PropertyPartnership and Transfer the Property
RESOLUTION 13RESOLUTION 13RESOLUTION 13RESOLUTION 13----12121212----05050505
Authorization to Acquire the Limited Partner’s Interest in Hamilton West Limited Authorization to Acquire the Limited Partner’s Interest in Hamilton West Limited Authorization to Acquire the Limited Partner’s Interest in Hamilton West Limited Authorization to Acquire the Limited Partner’s Interest in Hamilton West Limited
Partnership and Transfer the PropertyPartnership and Transfer the PropertyPartnership and Transfer the PropertyPartnership and Transfer the Property
Chair Harriet Cormack reviewed the items on the Board's Consent Calendar.
Commissioner Katie Such moved to adopt the Consent Calendar; Commissioner Brian
Lessler seconded.
The vote was as follows:The vote was as follows:The vote was as follows:The vote was as follows:
Chair Harriet Cormack Chair Harriet Cormack Chair Harriet Cormack Chair Harriet Cormack –––– AyeAyeAyeAye
Vice Chair David Widmark Vice Chair David Widmark Vice Chair David Widmark Vice Chair David Widmark –––– Aye Aye Aye Aye
Treasurer Jim Smith Treasurer Jim Smith Treasurer Jim Smith Treasurer Jim Smith –––– Aye Aye Aye Aye
Chair Emeritus Lee Moore Chair Emeritus Lee Moore Chair Emeritus Lee Moore Chair Emeritus Lee Moore –––– AyeAyeAyeAye
CommissionCommissionCommissionCommissioner Benita Legarza er Benita Legarza er Benita Legarza er Benita Legarza –––– AyeAyeAyeAye
Commissioner Brian Lessler Commissioner Brian Lessler Commissioner Brian Lessler Commissioner Brian Lessler –––– AyeAyeAyeAye
3
Commissioner Katie Such Commissioner Katie Such Commissioner Katie Such Commissioner Katie Such –––– AyeAyeAyeAye
MEETING MINUTESMEETING MINUTESMEETING MINUTESMEETING MINUTES
Minutes of November 19, 2013, Minutes of November 19, 2013, Minutes of November 19, 2013, Minutes of November 19, 2013, Board of Commissioners MeetingBoard of Commissioners MeetingBoard of Commissioners MeetingBoard of Commissioners Meeting
Vice Chair David Widmark moved to adopt the minutes as presented in the Board's
materials. Commissioner Katie Such seconded the motion.
The vote was as follows:The vote was as follows:The vote was as follows:The vote was as follows:
Chair Harriet Cormack Chair Harriet Cormack Chair Harriet Cormack Chair Harriet Cormack –––– AyeAyeAyeAye
Vice Chair David Widmark Vice Chair David Widmark Vice Chair David Widmark Vice Chair David Widmark –––– Aye Aye Aye Aye
Treasurer Jim Smith Treasurer Jim Smith Treasurer Jim Smith Treasurer Jim Smith –––– Aye Aye Aye Aye
Chair Emeritus Lee Moore Chair Emeritus Lee Moore Chair Emeritus Lee Moore Chair Emeritus Lee Moore –––– AyeAyeAyeAye
Commissioner Benita Legarza Commissioner Benita Legarza Commissioner Benita Legarza Commissioner Benita Legarza –––– AyeAyeAyeAye
Commissioner Brian LessCommissioner Brian LessCommissioner Brian LessCommissioner Brian Lessler ler ler ler –––– AyeAyeAyeAye
Commissioner Katie Such Commissioner Katie Such Commissioner Katie Such Commissioner Katie Such –––– AyeAyeAyeAye
REPORTREPORTREPORTREPORT
Executive Director’s ReportExecutive Director’s ReportExecutive Director’s ReportExecutive Director’s Report
Steve Rudman noted that much of the meeting would cover topics related to public
housing preservation. He spoke about Home Forward's annual awards banquet that had
been held the prior Friday. He appreciated that Board members were able to attend and
highlighted the employees recognized individually, Raphael Jackson and Pamela Kambur.
Rudman pointed out that state legislation would be implemented in the coming year to
prevent discrimination against Section 8 voucher holders. He said that Jill Smith had been
conducting outreach to landlords regarding the new law and had been working with the
State to generate the new regulations. Rudman also noted that efforts by the State of
Oregon to align its systems would be important for Home Forward. He had been elected
president of Oregon Housing Authorities and would be meeting with the Speaker of the
Oregon State House of Representatives, Tina Kotek. Rudman reviewed the recent staffing
moves that had consolidated the Rent Assistance Department at New Market West and
moved the Property Management Department to Hollywood East. He also noted that the
Beech Street Apartments, currently under construction, had been topped-off that month.
Looking ahead, Rudman said that residents would be moving in to Stephens Creek
Crossing in early January. The January Board meeting would be held in Gresham and
would install new officers. In response to Chair Harriet Cormack, it was conveyed that the
work at New Market West would also be complete in January. Lastly, Rudman noted that
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the U.S. Congress was making progress on an appropriations bill, leading to a more stable
budget outlook than Home Forward had the previous year.
RESOLUTION 13RESOLUTION 13RESOLUTION 13RESOLUTION 13----12121212----06060606
AuAuAuAuthorize FY2015 Moving to Work Planthorize FY2015 Moving to Work Planthorize FY2015 Moving to Work Planthorize FY2015 Moving to Work Plan
Melissa Sonsalla presented the plan to the Board. She reviewed how the plan had been
composed over the past six months, that it had gone through the required notice and
comment steps, that no comments were made that required major revisions to the plan,
and that the Board had reviewed the content of the plan previously.
Treasurer Jim Smith moved to adopt the plan. Vice Chair David Widmark seconded the
motion.
The vote was as follows:The vote was as follows:The vote was as follows:The vote was as follows:
Chair Harriet Cormack Chair Harriet Cormack Chair Harriet Cormack Chair Harriet Cormack –––– AyeAyeAyeAye
VicVicVicVice Chair David Widmark e Chair David Widmark e Chair David Widmark e Chair David Widmark –––– Aye Aye Aye Aye
Treasurer Jim Smith Treasurer Jim Smith Treasurer Jim Smith Treasurer Jim Smith –––– Aye Aye Aye Aye
Chair Emeritus Lee Moore Chair Emeritus Lee Moore Chair Emeritus Lee Moore Chair Emeritus Lee Moore –––– AyeAyeAyeAye
Commissioner Benita Legarza Commissioner Benita Legarza Commissioner Benita Legarza Commissioner Benita Legarza –––– AyeAyeAyeAye
Commissioner Brian Lessler Commissioner Brian Lessler Commissioner Brian Lessler Commissioner Brian Lessler –––– AyeAyeAyeAye
Commissioner Katie Such Commissioner Katie Such Commissioner Katie Such Commissioner Katie Such –––– AyeAyeAyeAye
REPORTREPORTREPORTREPORT
85 Stories Preservation Project Update85 Stories Preservation Project Update85 Stories Preservation Project Update85 Stories Preservation Project Update
Mike Andrews, Peter Beyer, and Molly Rogers presented the report to the Board. Andrews
reviewed how the need to revitalize Home Forward's three HOPE VI projects was clear.
The need to rehabilitate Home Forward's high-rise properties was not as evident, so it was
decided to focus on the stories of the residents to convey the importance of the 85 Stories
project. A nine-minute video produced to convey resident stories was shown.
Andrews reviewed the project's goals: to continue to own the buildings, to continue to
serve the same residents, and to invest in and improve the condition of the properties.
Rogers reviewed the project's milestones to date. Subsidy had been converted in four
properties, making use of the 654 new vouchers Home Forward received from the U.S.
Department of Housing and Urban Development (HUD). Staff worked to make the
transition as seamless as possible for residents. The four converted properties also
required an ownership transfer to Home Forward Development Enterprises (HFDE) via a
5
ground lease. In addition to the ground lease between Home Forward and HFDE, the
entities needed a Housing Assistance Payment contract and a contract for property
management services. Chair Harriet Cormack commented on having the same person
sign for both sides of such transactions. Rogers summarized that it was a lot of work to
ensure that Home Forward could continue to serve the residents in the same way. The
properties were currently in a mobility period, during which residents who had indicated
they wanted to take the voucher and move to a different property could do so. Few
residents had indicated that they intended to move. Even so, the mobility period was
being phased to reduce the potential impact to Home Forward's regular voucher pool.
Rogers estimated that, ultimately, a very small number of units would need voucher
subsidy backfilled.
Andrews commended the work done to transition residents to new leases during the
subsidy conversion. He noted that the disposition method used for the first four properties
was not available for the remaining six. Next steps for the first four properties included
grouping them into partnerships to make use of 4% Low-Income Housing Tax Credits
(LIHTCs); settling the remaining financing, including use of tax-exempt debt and Home
Forward's own funds; and establishing the design and construction scope for each
building. The design-build partner was ready for Board authorization at that evening's
meeting. Staff would return to the Board for authorization of the ultimate debt structure
and lender. Plans were also underway to work with residents regarding what work would
be needed in their buildings, the new leases that would be needed for tax-credit
compliance, and what residents could expect when construction begins, which would
likely be different for each building. Construction was expected to begin in the first quarter
of 2015.
Commissioner Katie Such asked if, taking into consideration the occasional services
funding that came through public-housing subsidy, more revenue was expected from the
project-based vouchers. Rogers confirmed that more revenue was expected.
Commissioner Such asked if investor fees would contribute to higher expenses for the
properties. Rogers replied that operating expenses were modeled to be the same.
Andrews noted that the diagram for the development of the first four buildings that was
handed out to the Board was meant to be high-level. It showed equivalent expenses at
the conversion to vouchers. A limited partner would generate additional expenses.
Commissioner Such asked about the connection of the bond proceeds to the financing for
the first four buildings. Andrews said that the resolution that was part of the evening's
agenda was for inducement of the bonds, which would set the date from which Home
Forward could spend eventual proceeds. The proceeds would be spread across all four
6
properties; though, no specific debt structure had been settled yet. A credit-enhanced
issuance was being explored. Once work scopes were more settled and proposals had
been solicited from investors and lenders, authorization for any debt structure would be
requested. Commissioner Such asked for a rough percentage between loan and capital,
citing that long term debt on traditional public housing was a national conversation.
Andrews said that it would vary by building. Gallagher Plaza could be $2 million;
Northwest Tower, $5 million; Hollywood East, $4.5 million; and Sellwood Center, $1.5
million. He noted that differences in sizes of units amongst the buildings lead to
differences in revenue. Commissioner Such highlighted that, with permanent debt, any cut
to the Section 8 program could leave these buildings with obligations that could hurt Home
Forward's overall pool. She asked that the loan to value ratio be kept low. Andrews
agreed. The guarantee would be made by Home Forward, not HFDE. Andrews provided
Commissioner Such with a sources and uses table.
Chair Emeritus Lee Moore cautioned that the federal mood toward housing subsidies
could change. He asked if the planned transactions would be difficult to unravel if it
proved worthwhile to take advantage of future policy shifts. Andrews said that HUD's
approval of the disposition of the first four buildings came with the expectation that Home
Forward would leverage investment for the buildings, maintain control of the buildings, and
continue to serve low-income people. The agreement for housing assistance payments
also brought restrictions. And, LIHTC compliance would include a 60-year restrictive use
agreement. Andrews and Rogers affirmed for Chair Emeritus Moore that the restrictions
would be similar to other Home Forward developments and properties within Home
Forward's affordable-housing portfolio. Steve Rudman added that one could never know
the whims of an administration, but HUD currently seemed to be signaling that public
housing subsidy, with its requirement that Congress provide funding, was not as robust as
financing based on other models. He noted that Home Forward would not be able to
invest its own funds into the rehabilitation of the remaining six properties, so he envisioned
competing for equity dollars and support from the community. Beyer noted that the
subsidy conversion for the first four properties had increased their funding from the
traditional public-housing subsidy. He acknowledged that there would be tension if the
new subsidy decreased while the properties were under contractual obligations, as
pointed out by Commissioner Such.
Commissioner Such asked what the useful life would be for the buildings after
rehabilitation. Andrews responded that the rule of thumb was thirty years for major
systems. He noted that the project would provide the opportunity to address important
concerns for each building that could not be addressed as maintenance. The work would
7
be capitalized. Rogers pointed out that an application for funding to Oregon Housing and
Community Services required a replacement reserve analysis that resulted in dependable
estimates for the next 30 years.
Vice Chair David Widmark expressed concern over the potential effects on residents.
Andrews said that conversations with residents had started. They were advised that the
work would be done while residents remained in the buildings. Once the design-build
teams were on board and the work scopes better defined, staff could provide residents
with specifics of how the work will move through the building. Potential inconveniences
might be a water outage for half a day or removing the building's exterior skin—both of
which had been done at other occupied rehabs. The selection process for the design-
build team looked into the proposers' capacity for resident engagement. It was
acknowledged that a team would need to be in place to get construction communications
to residents. Vice Chair Widmark said that he wanted to be sure resident relations had
been considered. It was confirmed for Chair Harriet Cormack that rehabs at Home
Forward's family properties had been carried out with resident relocation. Commissioner
Brian Lessler noted that he participated in the selection process for the design-build team
and that he was satisfied with the recommended proposer's plans for resident
communication.
Commissioner Such said that she applauded the effort to preserve the buildings. She
wished that it could be done without permanent debt, because debt could make property
management drift toward satisfying the needs of the private lender. She acknowledged
there was no other way to complete the rehab unless lower interest rates or higher equity
is offered. She wanted to see the permanent debt as low as possible, but was not
objecting to the resolutions at hand.
Andrews noted that two of the evening's resolutions were related to the first four
properties. The first would declare Home Forward's intent to issue bonds. The second
would authorize a contract with the recommended design-build proposer. He noted that
the Board's actual authorization to issue bonds would be the subject of a resolution at a
later meeting. Rudman and Andrews clarified that the Board would be asked to review
specific proformas for each rehab before they were adopted. Each rehab would require
construction debt. The question of permanent debt was still to be decided. Andrews
added that the Board's Real Estate and Development Committee had reviewed the
resolutions. He pointed out that Dan Anderson, formerly of Bank of America, had joined
the committee and was in attendance at that evening's meeting.
8
RESOLUTION 13RESOLUTION 13RESOLUTION 13RESOLUTION 13----12121212----07070707
Authorize Intent to Authorize Intent to Authorize Intent to Authorize Intent to Issue Revenue Bonds for Gallagher Plaza, Hollywood East, Issue Revenue Bonds for Gallagher Plaza, Hollywood East, Issue Revenue Bonds for Gallagher Plaza, Hollywood East, Issue Revenue Bonds for Gallagher Plaza, Hollywood East,
Northwest Towers & Annex, and Sellwood CenterNorthwest Towers & Annex, and Sellwood CenterNorthwest Towers & Annex, and Sellwood CenterNorthwest Towers & Annex, and Sellwood Center
Vice Chair David Widmark moved to adopt the resolution. Commissioner Brian Lessler
seconded the motion.
The vote was as follows:The vote was as follows:The vote was as follows:The vote was as follows:
Chair Harriet CormackChair Harriet CormackChair Harriet CormackChair Harriet Cormack –––– AyeAyeAyeAye
Vice Chair David Widmark Vice Chair David Widmark Vice Chair David Widmark Vice Chair David Widmark –––– Aye Aye Aye Aye
Treasurer Jim Smith Treasurer Jim Smith Treasurer Jim Smith Treasurer Jim Smith –––– Aye Aye Aye Aye
Chair Emeritus Lee Moore Chair Emeritus Lee Moore Chair Emeritus Lee Moore Chair Emeritus Lee Moore –––– AyeAyeAyeAye
Commissioner Benita Legarza Commissioner Benita Legarza Commissioner Benita Legarza Commissioner Benita Legarza –––– AyeAyeAyeAye
Commissioner Brian Lessler Commissioner Brian Lessler Commissioner Brian Lessler Commissioner Brian Lessler –––– AyeAyeAyeAye
Commissioner Katie Such Commissioner Katie Such Commissioner Katie Such Commissioner Katie Such –––– AyeAyeAyeAye
RESOLUTION 13RESOLUTION 13RESOLUTION 13RESOLUTION 13----12121212----08080808
Authorize Contracts for DesignAuthorize Contracts for DesignAuthorize Contracts for DesignAuthorize Contracts for Design----BuiBuiBuiBuild Services for Hollywood East, Gallagher Plaza ld Services for Hollywood East, Gallagher Plaza ld Services for Hollywood East, Gallagher Plaza ld Services for Hollywood East, Gallagher Plaza
and Northwest Towersand Northwest Towersand Northwest Towersand Northwest Towers
Commissioner Brian Lessler moved to adopt the resolution; Vice Chair David Widmark
seconded.
The vote was as follows:The vote was as follows:The vote was as follows:The vote was as follows:
Chair Harriet Cormack Chair Harriet Cormack Chair Harriet Cormack Chair Harriet Cormack –––– AyeAyeAyeAye
Vice Chair David Widmark Vice Chair David Widmark Vice Chair David Widmark Vice Chair David Widmark –––– Aye Aye Aye Aye
TreaTreaTreaTreasurer Jim Smith surer Jim Smith surer Jim Smith surer Jim Smith –––– Aye Aye Aye Aye
Chair Emeritus Lee Moore Chair Emeritus Lee Moore Chair Emeritus Lee Moore Chair Emeritus Lee Moore –––– AyeAyeAyeAye
Commissioner Benita Legarza Commissioner Benita Legarza Commissioner Benita Legarza Commissioner Benita Legarza –––– AyeAyeAyeAye
Commissioner Brian Lessler Commissioner Brian Lessler Commissioner Brian Lessler Commissioner Brian Lessler –––– AyeAyeAyeAye
Commissioner Katie Such Commissioner Katie Such Commissioner Katie Such Commissioner Katie Such –––– AyeAyeAyeAye
RESOLUTION 13RESOLUTION 13RESOLUTION 13RESOLUTION 13----12121212----09090909
Authorize Request to Submit a Rental Assistance Demonstration Portfolio ApplicatAuthorize Request to Submit a Rental Assistance Demonstration Portfolio ApplicatAuthorize Request to Submit a Rental Assistance Demonstration Portfolio ApplicatAuthorize Request to Submit a Rental Assistance Demonstration Portfolio Applicationionionion
Mike Andrews, Peter Beyer, and Molly Rogers presented the resolution. Andrews
described HUD’s new Rent Assistance Demonstration (RAD) Program as a bridge from
public housing to Section 8 subsidy. As the only mechanism left to usher the remaining 85
Stories properties through preservation, RAD would not allow the amount of investment
that could be achieved with the first four, dispositioned properties, but it was better than
nothing. Pursuing the RAD approach would require several other decisions further down
9
the road. The instant resolution would merely authorize submitting an application for the
properties. The application would include properties other than the remaining 85 Stories
buildings, so that this year’s proration would be preserved in case RAD were pursued for
all of them. Staff had taken the preliminary steps necessary to include in the application all
of the recommended properties.
The program would switch the properties to one of two different varieties of Section 8 rent
assistance. Which variety would be decided, by property, at a later date. The materials
provided to the Board also reviewed previous steps taken to preserve Home Forward’s
public housing units. Those steps had been taken with consideration for what effect there
would be on the residents, and the RAD approach was no different in that regard. Steve
Rudman and Mike Andrews clarified that the resolution at hand and the resulting
application would not lock Home Forward into any course of action. Andrews also noted
that Congress would need to authorize additional units for the program before Home
Forward’s application could be approved. Home Forward would then work with HUD to
determine what each transaction would look like.
Chair Harriet Cormack observed that the Board had established the principle of preserving
Home Forward’s public housing units without specifying particular actions. The principle
had required tough choices, such as selling Home Forward’s scattered sites, but support
for public housing was waning, so Home Forward needed to take advantage of
approaches that would let it preserve units and continue serving the same population.
Commissioner Katie Such noted that public housing was one of the few permanent
resources for really poor people. As soon as a motivation to service debt is introduced to
a property, it would be possible that actions will move toward it. She cautioned against
drifting away from the population currently served. Chair Cormack agreed, noting that the
RAD approach would prevent Home Forward from losing units to building deterioration.
Rudman added that a new subsidy structure was needed because the old one was going
away. He stressed that Home Forward would need to pursue State and City funding to
preserve the six remaining properties in the 85 Stories project, and he hoped that
permanent debt could be minimized. There was still a lot of work to be done.
Vice Chair David Widmark moved to adopt the resolution. Chair Emeritus Lee Moore
seconded the motion.
The vote was asThe vote was asThe vote was asThe vote was as follows:follows:follows:follows:
Chair Harriet Cormack Chair Harriet Cormack Chair Harriet Cormack Chair Harriet Cormack –––– AyeAyeAyeAye
10
Vice Chair David Widmark Vice Chair David Widmark Vice Chair David Widmark Vice Chair David Widmark –––– Aye Aye Aye Aye
Treasurer Jim Smith Treasurer Jim Smith Treasurer Jim Smith Treasurer Jim Smith –––– Aye Aye Aye Aye
Chair Emeritus Lee Moore Chair Emeritus Lee Moore Chair Emeritus Lee Moore Chair Emeritus Lee Moore –––– AyeAyeAyeAye
Commissioner Benita Legarza Commissioner Benita Legarza Commissioner Benita Legarza Commissioner Benita Legarza –––– AyeAyeAyeAye
Commissioner Brian Lessler Commissioner Brian Lessler Commissioner Brian Lessler Commissioner Brian Lessler –––– AyeAyeAyeAye
Commissioner Katie Such Commissioner Katie Such Commissioner Katie Such Commissioner Katie Such –––– AyeAyeAyeAye
ADJOURNADJOURNADJOURNADJOURN
There being no further business, Chair Harriet Cormack adjourned the meeting at 8:00
PM.
EXECUTIVE SESSIONEXECUTIVE SESSIONEXECUTIVE SESSIONEXECUTIVE SESSION
The Board of Commissioners of Home Forward did not meet in Executive Session
pursuant to ORS 192.660(2).
Attached to the Official Minutes of Home Forward are allAttached to the Official Minutes of Home Forward are allAttached to the Official Minutes of Home Forward are allAttached to the Official Minutes of Home Forward are all Resolutions adopted at this Resolutions adopted at this Resolutions adopted at this Resolutions adopted at this
meeting, together with copies of memoranda and material submitted to the meeting, together with copies of memoranda and material submitted to the meeting, together with copies of memoranda and material submitted to the meeting, together with copies of memoranda and material submitted to the
Commissioners and considered by them when adopting the foregoing resolutions. Commissioners and considered by them when adopting the foregoing resolutions. Commissioners and considered by them when adopting the foregoing resolutions. Commissioners and considered by them when adopting the foregoing resolutions.
Celia M. StraussCelia M. StraussCelia M. StraussCelia M. Strauss
Recorder, on behalf ofRecorder, on behalf ofRecorder, on behalf ofRecorder, on behalf of
Steven D. Rudman, SecretarySteven D. Rudman, SecretarySteven D. Rudman, SecretarySteven D. Rudman, Secretary
ADOPADOPADOPADOPTED: TED: TED: TED: January 21, 2014January 21, 2014January 21, 2014January 21, 2014
Attest:Attest:Attest:Attest: Home Forward:Home Forward:Home Forward:Home Forward:
_______________________________ _______________________________
Steven D. Rudman, Secretary David M. Widmark, Chair
EXECUTIVE
DIRECTOR’S
REPORT
MEMORANDUM
To: Board of Commissioners
From: Steve Rudman Executive Director
Date: January 15, 2014
Subject: Executive Director’s Report
JanuaryJanuaryJanuaryJanuary Board BusinessBoard BusinessBoard BusinessBoard Business
We are holding this month’s board meeting at Gresham City Hall and focusing
most of our discussion on matters related to East County. We will present a
report on the various activities we’re involved in and have the opportunity to
discuss these initiatives with our public sector partners in Gresham. In addition,
we have a resolution related to two changes in our Section 8 administrative plan.
• East County Report: Over the last several years, we have intensified our
focus on East County. Our efforts are broad and deep – we have
strengthened existing community and public sector relationships and forged
new ones, joined partnerships focused on economic and educational
advancement, helped to educate landlords on our programs, and forged a
closer bond with our public safety partners on behalf of our residents and
their neighbors.
A good part of our work involves youth. We will report on our rent
assistance program at Alder Elementary, which is entering its second year.
We have been involved in the planning for the new Boys & Girls Club in
Rockwood, and we have are taking the steps necessary to extend our
kindergarten registration program to the Reynolds, Centennial, Gresham-
Barlow, David Douglas, and Parkrose school districts.
We will report on these and other East County initiatives at the board
meeting.
2
• Section 8 Administrative Changes: We are proposing two changes. The
first would prorate landlord payments when a tenant moves out so that we
are paying through the move out date rather than the end of the month.
The estimated annual savings is $360,000, which is equivalent to assisting
another 52 families. The second change removes language around adding
adult family members to an existing voucher because we believe it
unintentionally created the possibility of generational entitlement.
Operations UpdateOperations UpdateOperations UpdateOperations Update
• First Families at Stephens Creek Crossing: Move-in day for the first seven
families was last Friday. We’ll have waves of move-ins over the next several
months, as construction finishes. Staff reports that our first residents were
impressed with their homes and eager to start participating in the programs
the new community will offer.
• Rental Assistance Demonstration (RAD) Program Application: We sent our
application off on December 20. Your quick work on this allowed us to
make the important December 31 deadline. We’ll keep you posted on
HUD’s progress getting more RAD units approved by Congress.
• St. Johns Woods Sale Closes: The Vitus Group now owns the property,
which they have renamed Cathedral Gardens. The end of the transaction
went smoothly. I want to give a big thank you to the staff involved for a
transaction that preserved and improved affordable housing for our
community and produced a net return of about $6 million for Home Forward.
We will use the proceeds to help renovate other apartment communities
with significant capital needs.
Upcoming EventsUpcoming EventsUpcoming EventsUpcoming Events
Our next work session is on Wednesday, February 5 at 5 p.m. at our New Market
West offices. The next board meeting is on Tuesday, February 18 at 6:15 p.m. at
the new Lee E. Moore, Sr. Opportunity Center at Stephens Creek Crossing. We
will take this opportunity to recognize and honor Lee for his 12 years of
outstanding board service.
EAST COUNTY UPDATE
MEMORANDUM
To: Board of Commissioners
From: Betty Dominguez
Director of Policy & Equity
Date: January 21, 2014
Subject: East County Report
This briefing is for informational purposes only; no action is required of the board.
In 2011, Home Forward adopted a set of strategic directions, including one titled “Role in
the Regional Housing Market”. This led the agency to redouble our support of local and
regional housing goals, to be more responsive to housing needs within Mid and East
County, and to serve as a strategic partner in the Metro area. Our attention began to
focus on issues specifically impacting East County, such as the migration of poverty
eastward and the lack of support services available to address that population shift.
In the ensuing years, and as our Strategic Operations Plan has evolved, Mid and East
County remained an important area of focus. We have not only worked to strengthen
existing relationships in the region, but to aggressively reach out and develop new ones in
order to have a better understanding of these communities and their housing and service
needs. Many organizations are working in various partnerships in East County to address
employment and economic advancement for adults and improved educational and career
outcomes for youth. We are increasingly part of those partnerships whose work will
impact our families in the area. Of particular interest are efforts around education, youth
services, and economic opportunities, to which we hope to increasingly link our families.
Much like the work that is happening with families at Alder Elementary, the intention is to
achieve whole family transformations, a handful at a time, by aligning our resources and
planning efforts with other major partners.
Central to our work in East County is the City of Gresham itself. We are continuing to
shape our relationship with the City, Police Department and community in positive
directions. There is progress being made in promoting an understanding of what we do
2
and in our efforts to be a strong partner with the City, as we mutually seek to address the
issues of poverty and crime, and to bring opportunity to our residents and fellow Gresham
citizens.
We have recently convened an internal East County Team comprised of staff from rent
assistance, inspections, resident services, property management, and a specialist with the
Housing Works program. The team will meet monthly (or as needed) in an effort to be more
deliberate and coordinated in our various efforts, to share information about properties,
residents, and the community, and to potentially assist in the planning and/or
implementation of new initiatives or pilot programs specific to East County.
Much work remains to be done, and we are mindful that significant growth and development
will continue to occur in this region as it simply has the largest amount of vacant space.
Through the work of organizations such as East Metro Economic Alliance and the Port of
Portland, industrial parks will get built out and employers will come, bringing new jobs.
Helping to lay the ground work for the smart planning of future affordable/workforce housing
needs will be important in the efforts to achieve healthy and balanced future communities in
the region.
There are many ways to define “equity”. For communities of color and people living in
poverty, equity should include attainment of economic prosperity, educational opportunities,
and an improved degree of livability including access to affordable transportation and healthy
food. Much of our work in the region, both current and that which we hope to undertake in
the coming months, centers on partnerships that create more opportunities for families and
young people to succeed.
We have assembled a good deal of information, organized in subject areas, as optional
reading for your reference. We will touch on some of the most relevant issues, including our
efforts to understand and enhance our role in community safety, at the board meeting.
Attachments / Optional Reading:
A – Community Safety
B – Housing Choice Voucher program
C – Policy
Attachment A Attachment A Attachment A Attachment A –––– Community SafetyCommunity SafetyCommunity SafetyCommunity Safety
Increased crime and gang activity has been a growing concern in East County, and
particularly for Gresham / Rockwood. The City of Gresham (City) is challenged by a limited
tax base to fund law enforcement, which has made efforts to address this issue even more
difficult. In response to the need to generate revenue to fund police, fire, and park
services, the City assessed a temporary Public Safety Fee on residences (owned and
rented) and businesses last year; the fee will terminate in June of this year. The City
intends to put a five-year property tax levy for consideration on their May 2014 ballot,
which, if passed, will provide more stabilized funding for the City’s essential services.
Nearly one year ago, Home Forward entered into a Memorandum of Understanding (MOU)
with the Police Department that coincided with the term of the aforementioned Safety Fee.
As a result, Home Forward staff has been working closely with the Gresham Police
Department (Department) under the terms of the MOU, meeting bi-weekly with the
Department liaison at Rockwood Station, the scene of last summer’s gang-related
shooting*. The Department’s willingness to direct Home Forward’s portion of the Public
Safety Fee to a dedicated liaison has been appreciated and proved fruitful: calls to our
properties have been reduced by 65% between October 2012 and October 2013.
Given the migration of poverty eastward over the past decade, assumptions are often
made that our residents and Section 8 participants are significant contributors to increased
criminal activity in the region. Recently, we have started working with the Department to
review their custody (arrest) reports against our data in order to gauge to what degree this
is an issue, and if we need to do more to follow up on behaviors that violate the terms of
our leases or of the Section 8 voucher. As a test, one police report (for November 2013)
has been provided and cross-checked with our records. Eight names out of the 524 on
the police report had an association with Home Forward. At this point, we are working on
defining a process for this continued analysis monthly, including steps we will take to
address these situations. Upon internal review, resolution may include termination of
housing assistance if it is so warranted. However, we will not release specific information
on any names we may find on the police report, including actions taken on our part; all
work will be handled in strict confidentiality. Beyond our follow up with affected
households, we hope this analysis will help correct any misperceptions about the scale of
connection between families receiving our assistance and criminal activity.
*Several improvements have been implemented at the property in response to the
incident, including fencing to control through-traffic, an increased number of cameras,
increased patrols conducted by our private security firm, and more signage. More and
better lightning is in the planning stage. Rockwood Station was also the site of the
KaBOOM! playground build last summer.
Attachment B Attachment B Attachment B Attachment B –––– The Housing Choice VoucherThe Housing Choice VoucherThe Housing Choice VoucherThe Housing Choice Voucher / Section 8/ Section 8/ Section 8/ Section 8 programprogramprogramprogram
As referenced in Attachment A, our community has seen a significant migration of poverty
into East County over the past decade. We know our distribution of Housing Choice
Vouchers has shifted in correlation to this trend, as households find lower rents / larger
units available in this region (see accompanying map in this Attachment). We have been
working closely with the Mayor’s office to provide data regarding the number of
households with a Housing Choice Voucher in the primary Gresham zip codes, which
ultimately evolved into an analysis of all the zip codes in the County. A copy of that
analysis follows. These conversations and the data have been helpful in clarifying the
relatively low representation the program has in the City as a proportion of total renters.
Trainings - Over a two-month period last fall, staff conducted Section 8 trainings for
landlords and property managers in four locations, three of which were in East County – at
the Gresham Landlord Forum, the Rosewood Initiative center on 162nd Avenue, and at the
Rental Housing Association of Greater (RHAGP) Portland office at 105th Avenue.
The trainings addressed roles and responsibilities of landlords and property managers, and
what the new legislation on non-discrimination of Housing Choice Voucher holders means
for landlords. Overall, the trainings were well received. The Gresham training included a
few pointers for Police Department officers and was video-taped for their future use. We
will continue to schedule these trainings starting this spring and expand our outreach in
order to engage more participants.
Landlord Forum - Home Forward has co-hosted, along with the Gresham Police
Department (Department), a bi-monthly landlord forum for several years now. The forum
has been changed this year in an effort to appeal to a broader audience throughout the
entire East County area. Newly titled the “East County Landlord Forum with Gresham
Police”, outreach was expanded to include other East County police departments as well
as the RHAGP referenced above. The first meeting of 2014 was a presentation by the
East Metro Gang Enforcement Team; future topics include Tenant Mediation and Resident
Disputes (training by Home Forward staff) and Drugs, Drug Houses, Prostitution,
Exclusions and Crime Prevention.
Additionally, the Department conducted its first Landlord-Tenant Mentorship Program
designed to have experienced and successful apartment managers team up with new
managers as mentors to show them what works and what doesn’t work. The Department
also hosted “Landlord Boot Camp”, last fall; a day-long program led by John Campbell, a
rental housing expert who provided training on how to successfully operate rental
properties. A number of Home Forward staff attended the program.
SECTION 8 HOUSEHOLDS AS PERCENTAGE OF TOTAL RENTERS
City of
Gresham as
% of Total
Zip Code
Area
Zip Code
Total
Households
in Zip Code
Number of
Rented
Households
Section 8
Households
Public Housing
Households
Section 8 Households
as % of Total Renters
97204 424 399 60 11 15.04%
97236 12424 5343 716 79 13.40%
34% 97233 13062 7047 869 147 12.33%
97220 11118 4929 521 28 10.57%
97209 9834 7612 786 313 10.33%
97227 1696 1021 104 0 10.19%
97266 11761 5357 543 43 10.14%
97205 4912 4100 399 45 9.73%
97213 13121 5185 490 0 9.45%
97218 5494 2224 207 24 9.31%
97203 11444 5135 465 494 9.06%
20% 97230 14912 6424 569 0 8.86%
97216 6190 3024 266 0 8.80%
97217 13710 5104 324 133 6.35%
8% 97024 4101 1703 106 55 6.22%
97211 12366 4195 254 37 6.05%
97060 7390 2376 133 0 5.60%
98% 97030 14454 8024 421 47 5.25%
97206 19386 7313 352 97 4.81%
97201 8272 5664 201 0 3.55%
97202 17555 8933 308 90 3.45%
46% 97080 14603 4456 150 11 3.37%
97239 7151 3483 105 22 3.01%
97219 16173 5099 150 1 2.94%
97210 6286 3798 109 0 2.87%
97214 11881 7686 210 10 2.73%
97221 4942 1369 34 69 2.48%
97212 10289 3604 89 189 2.47%
97215 7240 2681 44 0 1.64%
97019 1163 211 2 0 0.95%
97231 1802 323 3 0 0.93%
97232 6169 4040 30 0 0.74%
97042 1072 140 1 0 0.71%
97267 12348 3665 14 0 0.38%
97086 9362 3178 10 0 0.31%
97222 14903 6856 14 0 0.20%
97027 4778 1879 3 0 0.16%
97035 10649 3785 6 0 0.16%
97015 7617 3290 5 0 0.15%
97023 3635 842 1 0 0.12%
97045 19229 5076 6 0 0.12%
97055 6564 1766 2 0 0.11%
97070 8405 4298 4 0 0.09%
97038 5352 1450 1 0 0.07%
97068 10701 2237 1 0 0.04%
97229 21741 5755 1 0 0.02%
97005 10348 6523 0 2 0.00%
97229 -100%'04: 0
'13: 1
97019 0%
'04: 2'13: 2
97216 +13%'04: 252
'13: 284
97236 +57%'04: 451
'13: 710
97233 +37%'04: 642
'13: 878
97231 +300%'04: 1
'13: 4
97030 +61%'04: 264
'13: 424
97266 +11%'04: 526
'13: 583
97215 -37%'04: 87
'13: 55
97220 +84%'04: 293
'13: 538
97230 +44%'04: 407
'13: 586
97212 -32%'04: 139
'13: 94
97214 -23%'04: 274
'13: 210
97227 -8%'04: 110
'13: 101
97232 -54%'04: 78
'13: 36
97035 +100%'04: 2
'13: 4
97080 +45%'04: 107
'13: 155
97239 +1220%'04: 5
'13: 66
97202 -10%'04: 232
'13: 209
97024 +7%'04: 107
'13: 11597213 -28%'04: 301
'13: 216
97205 +51%'04: 267
'13: 402
97221 -16%'04: 43
'13: 36
97217 -25%'04: 471
'13: 352
97211 -47%'04: 517
'13: 272
97060 +10%'04: 132
'13: 145
97218 +20%'04: 180
'13: 216
97206 -23%'04: 485
'13: 372
97219 +44%'04: 112
'13: 161
97201 -17%'04: 248
'13: 207
97204 +228%'04: 18
'13: 59
97209 +56%'04: 381
'13: 593
97210 -14%'04: 28
'13: 24
97203 +1%'04: 488
'13: 492
Clackamas
Washington
Clark
Multnomah
Home ForwardSection 8
Concentration of Households by Zip CodeJanuary 1, 2004 to January 1, 2013Total Section 8 Households: 8,602
April 15, 2013
Number of VouchersJanuary 1, 2013
>600 500-600 300-500 200-300 100-200
50-100 <50
Attachment C Attachment C Attachment C Attachment C –––– PolicyPolicyPolicyPolicy
Below is a summary of key policy areas in which Home Forward is engaged and / or will
pay further attention in the coming year:
Housing Policy in Gresham – Home Forward staff participated on the City’s stakeholder
group charged with redefining Gresham’s housing policy. The Gresham City Council’s
Work Plan outlines the portfolio of projects that the City Council wishes to undertake. The
Plan outlines three core services/values including “Building Community”, under which the
housing policy resides. The new policy became effective this past December and includes
several housing sub-themes such as: providing a full range of anticipated housing types for
all life stages, including needs of young single persons, families, older persons and the
disabled; develop and expand upon creative concepts in housing such as accessory
dwelling units, small sized apartments, cluster housing, cottages and multigenerational
housing; providing and promoting housing that accommodates larger family sizes required
by a diverse population; and anticipating the housing needs of all economic segments,
including those with low and very low incomes. Additional themes include efforts to
examine the possibility of creating incentives that encourage a mix of affordable and
market rate housing that will support economic vitality, and developing partnerships with
the private sector and non-profits designed to collaborate on the siting of affordable and
market rate housing.
Homelessness – This is a growing concern in Gresham and other East County
communities. Lacking services specific to this population, the local jurisdictions, police
departments and the County Sheriff’s office are working to understand and find solutions
for addressing the situation. The Portland / Multnomah County Point in Time
Homelessness count - last conducted in January 2013 – does not provide homeless
counts in a detailed geographic breakdown. However, service providers estimate that by
counting the number of homeless people in families served by Human Solutions, My
Father’s House, My Sisters House, Zarephath Kitchen, Shepherd’s Door, the Gresham
Salvation Army, and other Mid and East County groups, it is likely that 40% to 60% of the
homeless people in families identified in the report are served in Mid or East Multnomah
County. The number of single adults (men or women) in Mid or East Multnomah County is
estimated to be markedly lower. As we continue to engage with the jurisdictions around
the issue of homelessness, we will be mindful of these trends and how we might be
supportive (e.g, rent assistance at Alder Elementary, described below).
Food Insecurity – Ecumenical Ministries of Oregon (EMO) is an association of seventeen
Christian denominations across the state that works together for unity and justice. The
EMO program, Interfaith Food and Farms Partnership (IFFP), chose the Rockwood
neighborhood as a focus, and, funded by a U.S. Department of Agriculture Community
Food Projects Grant program, conducted a community food assessment in partnership
with several community groups. Limited access to supermarkets and other sources of
healthy food, as well as transportation challenges were prominently called out in the
assessment. According to the survey, 66% of residents surveyed had a hard time
stretching their food budget to the end of the month. 97% said they would like better
access to nutritious food in the neighborhood. Along with the surveys, three community
conversations about food justice have been held in English, Spanish and Russian, and a
group of 10 community leaders from seven organizations was built to support the project.
This is only the beginning in terms of implementing necessary changes around food equity
in Rockwood. While Home Forward staff is not currently active in the work of this group,
one of our Resident Services Coordinators contracted through Human Solutions is, and
we are tracking their progress.
Snow Cap’s Mobile Food Pantry goes out to eight public housing properties in East
County six times a year to provide food boxes for residents in need. Our Resident
Services staff works closely with Snow Cap to coordinate notification to our residents of
these visits and to ensure they residents can be served through this program as frequently
as possible. Staff have also put significant work into improving the park adjacent to Snow
Cap, which will increase security in the neighborhood and help the agency in its efforts to
create a more viable, stable service center.
Economic and Community Development – Home Forward staff participate in a number of
committees and forums, including the East Metro Economic Alliance, the Rosewood
Initiative, the East Portland Action Plan, and more.
Education – Last summer, staff presented a report on kindergarten registratiokindergarten registratiokindergarten registratiokindergarten registrationnnn, noting
that nearly half of Home Forward’s kindergarteners live in East County and do not attend
Portland Public Schools (PPS). Since then, staff have been working to replicate their
success with kindergarten registration in the PPS system throughout the East County
School Districts. To date, we have established Memoranda of Understanding for data
sharing with the Reynolds, Centennial and Gresham-Barlow districts; David Douglas and
Parkrose are in process. These agreements are the key to our ability to conduct outreach
to age-eligible families.
The rental assistance program at Alder ElementaryAlder ElementaryAlder ElementaryAlder Elementary is in the first few months of a second
school year. At the end of the previous school year, stakeholders worked to fine tune the
program, including relationships with the school district, teachers and staff at the school.
Our partners at I Have a Dream Foundation and Human Solutions report a significant
improvement in student attendance as well as in parent participation in Parent/Teacher
conferences. Some families have already been able to exit the program, which is
evidence that even short term subsidy and case management can have a significant
impact on families. A mid-year look at the demographics of the families being served
accompanies this attachment.
In 2013, the Oregon Education Investment Board proposed key strategies to support the
attainment of the State’s education goals. One of the focused strategies is to strengthen
and expand Oregon’s emphasis on Science, Technology, Engineering and Science, Technology, Engineering and Science, Technology, Engineering and Science, Technology, Engineering and
MathematMathematMathematMathematics (STEM)ics (STEM)ics (STEM)ics (STEM) in order to meet the growing need for a STEM skilled workforce.
Critical to the STEM Initiative is strong collaboration and shared vision between education,
STEM related business and industry, student-focused nonprofits, government, informal
education providers, parents and students. Oregon is engaging in a networking model for
promoting changes in STEM education statewide that are effective and coordinated, called
Regional Stem Hubs. Such a Hub exists in the Portland/Washington County area.
Under the leadership of County Commissioner Dianne McKeel, a sub-regional group has
been convened to explore the unique assets and needs of the East County communities
and businesses. Because the number of well-paying STEM jobs are rapidly growing and
expected to increase in this region, the group will be targeting student populations that
have historically been underserved and underrepresented, including those living in poverty.
Home Forward has representation in this planning effort, in order to help ensure children in
families we assist have targeted outreach and access to the programs.
Mid-Year Alder Housing Report Prepared by I Have a Dream Foundation – 1/8/14
Total Households Served, Entered & Exited CATEGORY TOTAL ADULTS CHILDREN TOTAL
INDIVIDUALS
TOTAL HOUSEHOLDS SERVED 7/1/2013-
12/31/13
72 127 203 330
TOTAL HOUSEHOLDS CURRENTLY OPEN 59 101 165 266
Total households CARRIED OVER from last
fiscal year
46 76 131 207
New households ENTERED 7/1/13- 12/31/13 13 24 35 59
Total number of households EXITED 7/1/13-
12/31/13
13 27 37 64
Total number of households EXITED from start
of program - 12/31/13
32 n/a n/a n/a
Total number of households SERVED from
start of program - 12/31/13
98 n/a n/a n/a
Outcomes for the Total Exited Exited due to: COMPLETED PROGRAM 32 (ALL)
Eviction Prevention 29
Permanent Placement 3
Households Still in Housing 27
Households NOT in Housing 3
unknown 2
Chronic homelessness at entry 2
Type of housing: RENTAL 32 (ALL)
Housing Status at Entry of Program for Clients Currently Open (total 59) Stably Housed 11
At Risk of Losing Their Housing 39
Homelessness 9
Demographics of all individuals currently being served (266)
Gender QTR RTD % (RTD) Female 146 146 54.89% Male 120 120 45.11% Refused/Don't Know 0 0 0% Missing Data Entry 0 0 0% Race/Ethnicity/Origin (PHB) QTR RTD % (RTD) . African 0 0 0% Asian 3 3 0.78% Black/African American 55 55 14.36% Latino/Hispanic 157 157 40.99% Middle Eastern 0 0 0% Native American/Alaskan Native 0 0 0%
Native Hawaiian/Pacific Islander 22 22 5.74%
Slavic 0 0 0%
White 146 146 38.12%
Declined to Answer 0 0 0%
Race/Ethnicity/Origin may be an over-count of unique clients as clients may report multiple responses
RESOLUTIONS
MEMORANDUM
To: Board of Commissioners
From: Jill Smith, Director of Rent Assistance
Date: January 21, 2014
Subject: Authorize Approval of Changes to the Section 8 Administrative Plan
Resolution 14-01-03
The Board of Commissioners is requested to authorize changes to the Section 8
Administrative Plan which governs the Section 8 Housing Choice Voucher program and
other rent assistance programs per HUD requirements.
The policy changes support Strategic Operations Plan, Goal 1: We will deploy resources
with greater intentionality and alignment with other systems while increasing the number of
households served.
ISSUE
Staff is proposing changes to two policies within the current Section 8 Administrative Plan.
The first policy currently states that when a voucher holder vacates their rental unit, Home
Forward pays the landlord through the end of the month. The proposed policy change is to
instead pay the landlord only through the move-out date, pro-rating payment for the final
month of tenancy. This change, if approved, would be implemented effective April 1, 2014.
An analysis of housing assistance payments made during 2013 for the time period between
a participant’s move-out date and the end of the month showed an average cost of $30,000
per month – or $360,000 annually. The cost-savings resulting from this policy adjustment is
the equivalent of providing housing assistance to an additional 52 families per month (based
upon the current average housing assistance payment of $580 per month). Delaying
implementation of this change until April will enable us to provide landlords with advance
written notice.
2
The second proposed change amends language in the current plan that describes the
addition of an adult to a household in the voucher program. Current language states that
Home Forward will not permit the addition of adults who were not part of the household at
the time of the initial eligibility screening. This language has enabled participants to add
back to the household original household members (such as children who are now adults)
after those members permanently left the household for extended periods of time. Because
an “added adult household member” has full rights and access to the voucher assistance in
the event that the current head of household leaves for any reason, this policy has
unintentionally created the possibility of generational entitlement to the voucher. Additional
language changes to this section of the Administrative Plan are proposed for the purpose of
clarity and consistency related to adding adult household members. This change, if
approved, would take effect February 1, 2014.
ATTACHMENTS
1) Home Forward Summary of Proposed Revisions to the Section 8 Administrative Plan 2) Pages from the Administrative Plan showing the proposed language changes
RESOLUTION RESOLUTION RESOLUTION RESOLUTION 14141414----01010101----03030303
RESOLUTION RESOLUTION RESOLUTION RESOLUTION 14141414----01010101----03030303 AUTHORIZESAUTHORIZESAUTHORIZESAUTHORIZES HOME FORWARD HOME FORWARD HOME FORWARD HOME FORWARD TO TO TO TO AAAAMEND LANGUAGE MEND LANGUAGE MEND LANGUAGE MEND LANGUAGE
WITHIN THE WITHIN THE WITHIN THE WITHIN THE SECTION 8 SECTION 8 SECTION 8 SECTION 8 ADMINISTRATIVE PLAN WHICH GOVERNS PROCESSES ADMINISTRATIVE PLAN WHICH GOVERNS PROCESSES ADMINISTRATIVE PLAN WHICH GOVERNS PROCESSES ADMINISTRATIVE PLAN WHICH GOVERNS PROCESSES
AND PROCEDURES AND PROCEDURES AND PROCEDURES AND PROCEDURES FORFORFORFOR THE SECTION 8 HOUSINGTHE SECTION 8 HOUSINGTHE SECTION 8 HOUSINGTHE SECTION 8 HOUSING CHOICE VOUCHER AND CHOICE VOUCHER AND CHOICE VOUCHER AND CHOICE VOUCHER AND
MODERATE REHABILITIATION PROGRAMSMODERATE REHABILITIATION PROGRAMSMODERATE REHABILITIATION PROGRAMSMODERATE REHABILITIATION PROGRAMS AND VARIOUS AND VARIOUS AND VARIOUS AND VARIOUS OTHER RENT OTHER RENT OTHER RENT OTHER RENT
ASSISTANCE PROGRAMSASSISTANCE PROGRAMSASSISTANCE PROGRAMSASSISTANCE PROGRAMS
WHEREASWHEREASWHEREASWHEREAS, Home Forward currently administers the Section 8 Housing Choice Voucher
program, the Moderate Rehabilitation program and other rent assistance programs that
require written processes and procedures within an Administrative Plan; and
WHEREASWHEREASWHEREASWHEREAS, Home Forward is proposing changes to Chapter 10 of the Administrative Plan
that are anticipated to result in substantial cost-savings by amending the policy so as to
prorate Housing Assistance Payments to landlords using the date of actual move-out by a
Section 8 participants moving out of an assisted unit; and
WHEREASWHEREASWHEREASWHEREAS, Home Forward is proposing changes to Chapter 11 of the Administrative Plan
eliminating existing language stating that Home Forward will not permit the addition of
adults who are not part of the household at initial eligibility and instead providing clear,
concise language regarding when adults may be added to the household;
NOW, THEREFORE, BNOW, THEREFORE, BNOW, THEREFORE, BNOW, THEREFORE, BE IT RESOLVEDE IT RESOLVEDE IT RESOLVEDE IT RESOLVED, that the Board of Commissioners of Home
Forward authorizes the Executive Director of Home Forward to approve the changes
outlined above to the Section 8 Administrative Plan governing the Housing Choice Voucher
and other rent assistance programs.
ADOPTEDADOPTEDADOPTEDADOPTED: : : : JANUARY 21, 2014JANUARY 21, 2014JANUARY 21, 2014JANUARY 21, 2014
Attest:Attest:Attest:Attest: Home Forward:Home Forward:Home Forward:Home Forward:
Steven D. Rudman, Secretary David M. Widmark, Chair
Home Forward Summary of Proposed Revisions to the Section 8 Administrative PlanHome Forward Summary of Proposed Revisions to the Section 8 Administrative PlanHome Forward Summary of Proposed Revisions to the Section 8 Administrative PlanHome Forward Summary of Proposed Revisions to the Section 8 Administrative Plan
ChapterChapterChapterChapter Proposed Policy / LanguageProposed Policy / LanguageProposed Policy / LanguageProposed Policy / Language Current Policy / PracticeCurrent Policy / PracticeCurrent Policy / PracticeCurrent Policy / Practice
10101010 Housing assistance payments to the landlord on behalf of a Section 8 voucher participant
family moving out of an assisted unit
When a family moves out of an assisted unit, Home Forward will make a housing
assistance payment to the owner through the move-out date. If a family moves out of an
assisted unit on a day other than the last day of the month, Home Forward will prorate
the monthly housing assistance payment.
When a family moves out of an assisted unit, the owner may keep the housing assistance
payment for the month when the family moves out of the unit.
11111111 Adding adult household members
Families must request Home Forward approval to add an adult household member to
their Section 8 voucher.
For new participants, Home Forward requires successful lease-up for at least 6 months
before a request to add a household member will be received and reviewed. Home
Forward may waive the probationary period to add an adult on a case-by-case basis
upon written request from the family and with supervisory approval.
Home Forward will permit the permanent addition of adult household members only in
the following situations:
• If in a spousal-type relationship with the head of household
• If to provide live-in care for an elderly or disabled family member or to provide a
reasonable accommodation to a person with disabilities
Home Forward will not approve the addition of adults or family groups (adult and one or
more children) if not permitted as identified above.
Home Forward will not approve the addition of a new family or household member unless
the individual meets Home Forward’s eligibility criteria and documentation requirements.
Home Forward will not approve the addition of an adult unless the landlord has approved
their addition to the lease.
Families must request Home Forward approval to add an adult household member to their
Section 8 voucher.
For new participants, Home Forward requires successful lease-up for at least 6 months
before a request to add a household member will be received and reviewed. Home Forward
may waive the probationary period to add an adult on a case-by-case basis upon written
request from the family and with supervisory approval in the following situations:
• If in a spousal-type relationship
• If to provide live-in care for an elderly or disabled family member
• If caring for mutual children
Home Forward will not permit the addition of adults if not part of the household at initial
eligibility, if not included in portability documentation, or if not permitted through case-by-
case review as identified above. This includes parents, siblings, cousins, aunts, uncles and
any others.
Home Forward will not permit addition of family groups (adult and one or more children) if
not permitted through case-by-case review as identified above.
Home Forward will not approve the addition of a new family or household member unless
the individual meets Home Forward’s eligibility criteria and documentation requirements.
Home Forward will not approve the addition of an adult unless the landlord has approved
their addition to the lease.
Section 8 Administrative Plan – DRAFT
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Page 10-6
Housing Assistance Payments [24 CFR 982.311(d)]
When a family moves out of an assisted unit, the PHA may not make any housing assistance payment to the owner for any month after the month the family moves out. The owner may keep the housing assistance payment for the month when the family moves out of the unit.
If a participant family moves from an assisted unit with continued tenant-based assistance, the term of the assisted lease for the new assisted unit may begin during the month the family moves out of the first assisted unit. Overlap of the last housing assistance payment (for the month when the family moves out of the old unit) and the first assistance payment for the new unit, is not considered to constitute a duplicative housing subsidy.
PHA Policy
When a family moves out of an assisted unit, the PHA will make a housing assistance payment to the owner through the move-out date. If a family moves out of an assisted unit on a day other than the last day of the month, the PHA will prorate the monthly housing assistance payment.
When a family moves out of an assisted unit, and the owner has received a proper notice to vacate, the PHA will not make any housing assistance payment to the owner for any period after the date the family moves out.
PHA Policy (MTW)
In cases when a vacancy was unexpected or unforeseen (such as death or skip), and the owner has not received a proper notice, the PHA will make the housing assistance payment to the owner for an additional one-month period after the date the family moves out. The PHA will not bill the family for the amounts paid to the owner in accordance with policies in this section for an additional one-month payment to the owner after the date the family moved out.
Section 8 Administrative Plan – DRAFT
© Copyright 2010 Nan McKay & Associates, Inc. 1/14 Unlimited copies may be made for internal use.
Page 11-10
11-II.C. CHANGES IN FAMILY AND HOUSEHOLD COMPOSITION
New Family Members Not Requiring Approval
The addition of a family member as a result of birth, adoption, or court-awarded custody does not require PHA approval. However, the family is required to promptly notify the PHA of the addition [24 CFR 982.551(h)(2)].
PHA Policy
The family must inform the PHA of the birth, adoption, or court-awarded custody of a child in writing within 10 business days.
New Family and Household Members Requiring Approval
With the exception of children who join the family as a result of birth, adoption, or court-awarded custody, a family must request PHA approval to add a new family member [24 CFR 982.551(h)(2)] or other household member (live-in aide or foster child) [24 CFR 982.551(h)(4)].
When any new family member is added, the PHA must conduct a reexamination to determine any new income or deductions associated with the additional family member and to make appropriate adjustments in the family share of the rent and the HAP payment [24 CFR 982.516(e)].
If a change in family size causes a violation of Housing Quality Standards (HQS) space standards (see Chapter 8), the PHA must issue the family a new voucher, and the family and PHA must try to find an acceptable unit as soon as possible. If an acceptable unit is available for rental by the family, the PHA must terminate the family’s HAP contract in accordance with its terms [24 CFR 982.403].
PHA Policy
Families must request PHA approval to add a new family member, live-in aide, foster child, or foster adult. This includes any person not on the lease who is expected to stay in the unit for more than 14 consecutive days or 90 cumulative days within a 12-month period, and therefore no longer qualifies as a “guest.” Requests must be made in writing and approved by the PHA prior to the individual moving into the unit.
The PHA will permit the permanent addition of adult household members only in the following situations:
• If in a spousal-type relationship with the head of household
• If to provide live-in care for an elderly or disabled family member or to provide a reasonable accommodation to a person with disabilities
For new participants, the PHA requires successful lease-up for at least 6 months before a request to add a household member will be received and reviewed. The PHA may waive the probationary period to add an adult on a case-by-case basis upon written request from the family and with supervisory approval.
Section 8 Administrative Plan – DRAFT
© Copyright 2010 Nan McKay & Associates, Inc. 1/14 Unlimited copies may be made for internal use.
Page 11-11
The PHA will not approve the addition of adults or family groups (adult and one or more children) if not permitted as identified above.
The PHA will not approve the addition of a new family or household member unless the individual meets the PHA’s eligibility criteria (see Chapter 3) and documentation requirements (see Chapter 7, Part II).
The PHA will not approve the addition of an adult unless the landlord has approved their addition to the lease.
The PHA will not approve the addition of a foster child or foster adult if it will cause a violation of HQS space standards.
If the PHA determines an individual meets the PHA’s eligibility criteria and documentation requirements, the PHA will provide written approval to the family. If the approval of a new family member or live-in aide will cause overcrowding according to HQS standards, the approval letter will explain that the family will be issued a voucher and will be required to move.
If the PHA determines that an individual does not meet the PHA’s eligibility criteria or documentation requirements, the PHA will notify the family in writing of its decision to deny approval of the new family or household member and the reasons for the denial.
The PHA will make its determination within 15 business days of receiving all information required to verify the individual’s eligibility.
STAFF REPORTS
Contract # Contractor Contract Amount Description Department Execution Date Expiration Date
C1373 Northwest Masonry Restoration Co 5,540.00$ Holgate House Joint Sealant Repairs of Entire
Perimeter of Building, Emergency - Exempt from Bidding
DCR 12/5/2013 12/31/2013
C1368 Regional Arts & Culture Council 2,500.00$ Stephens Creek Crossing Art Program, RACC to
manage the artist selection process.DCR 11/13/2013 2/28/2014
T1333 Foster Pepper $ 175,000.00 On-call legal services, RFP 04/13-207 DCR 11/13/2013 7/31/2013
C1368 Regional Arts & Culture Council (RACC) $ 2,500.00 Stephens Creek Crossing Art Program, RACC to
manage the artist selection process.DCR 11/13/2013 2/28/2014
C1370 Ruth "Tasha" Harmon 10,500.00$ Community Compact, Coaching. Rent Assistance 11/15/2013 12/1/2015
C1367 Carlson Testing, Inc. 2,240.00$ Williams Plaza Masonry Repairs materials testing DCR 11/18/2013 3/31/2014
C1353 Ruth "Tasha" Harmon $ 10,540.00 Community Compact, Coaching. 3 Proposals
Solicited.Rent Assistance 11/19/2013 8/1/2013
C1356 Community Housing Resource Center (CHRC) 3,000.00$ Provide financial counseling and education for
clients and staff of Home ForwardRent Assistance 11/25/2013 9/30/2014
C1374 East Side Van & Storage $ 11,048.00 Staff Moves for Hollywood East and New Market
West, 3 Bids SolicitedDCR 12/5/2013 12/31/2013
C1371 Melles Counseling & Consulting $ 42,000.00 Culturally Specific Case Management for Adults
in the Urban Institute Demonstration Project, IRFP 10/13-230
Resident Services 12/6/2013 12/31/2014
C1346 First Light Films $ 4,000.00 Giving Hope a Home - add two interviews and
editing Executive 12/18/2013 1/31/2014
C1221-1 Michael Mangum Enterprises 31,200.00$ Humboldt Gardens Resident Services REO 11/15/2013 8/14/2014
C1353-1 Ruth "Tasha" Harmon $ 1,200.00 Community Compact, Coaching. The contractor
will add 1/2 hour to each workshop.Rent Assistance 11/19/2013 8/1/2013
C1346-1 First Light Films 4,000.00$ Giving Hope a Home - add two interviews and
editing Executive 12/18/2013 1/31/2014
C1329-1 M&M Construction 3,383.00$ Maple Mallory Apartments - Sewer Lateral
Replacement - Unforeseen conditions during the course of construction
DCR 12/19/2013 12/20/2013
C0362-6 Elation Systems, Inc 30,000.00$ Prevailing Wage software, $30,000 annual
renewal for Certified Payroll softwareDBS 12/19/2013 12/31/2014
C1330-1 Knighthawk Protection 1,050.00$ Stephens Creek Crossing - Security Patrol
ServicesDCR 12/20/2013 3/31/2014
PROFESSIONAL SERVICES
AMENDMENTS TO EXISTING CONTRACTS
Procurement & Contracts DepartmentMONTHLY CONTRACT REPORT
Contracts Approved 11/1/13 - 12/31/13
CONSTRUCTION SERVICES
HOUSEHOLDS SERVED
REPORT
Rent Assistance Vouchers - Home Forward Funded 9,324 7,422 1,259 Tenant Based Vouchers 01 - Tenant Based Vouchers 6,127 6,127 Project Based Vouchers 02 - Project Based Vouchers 1,295 1,295 Hi Rise Project Based Vouchers 643 Single Room Occupancy (SRO)/MODS 03 - SRO/MODs 497 497 Family Unification Program 73 73 Veterans Affairs Supportive Housing (VASH) 04 - VASH Vouchers 310 310 Rent Assistance - PORT IN From Other Jurisdiction 06 - Portability 379 8,945 379
Short Term Rent Assistance Programs 1,112 91 1,021 Shelter + Care 05 - Shelter Plus Care 553 553 Locally Funded Short Term Rent Assistance 468 468 MIF Funded Short Term Rent Assistance 6 6 Alder School 42 42 Work Systems Inc. - Agency Based Rent Assistance 11 43 43
Total Rent Assistance 10,436 7,513 2,280
Public Housing Units Occupied 1,962 1,962 Traditional Public Housing units Occupied 12 - Traditional Public Housing 1,290 1,290 Public Housing units Occupied - Local Blended Subsidy 13 172 172 Public Housing units Occupied - in Owned Affordable 14 - Public Housing in Affordable Owned65 65 Public Housing units Occupied - in Tax Credit Affordable 15 - Public Housing in Tax Credit Affordable435 435
Affordable Housing Units Occupied (excluding PH subsidized) 3,779 3,136 Affordable Housing Units - Tenant Based Vouchers 16 512 512 Affordable Housing Units - Shelter + Care 17 125 125 Affordable Housing Units - Project Based Vouchers 18 254 254 Affordable Housing Units - Hi Rise Project Based Vouchers 643
^ Affordable Housing Units - HUD Multi-Family Project Based 19 347 347 Affordable Housing Units - VASH Vouchers 20 62 62 Affordable Housing Units - Family Unification Program 21 5 5 Affordable Housing Units - Section 8 Port In 22 51 51 Affordable Housing Units - Unassisted 23 1,780 1,780
Special Needs 524 524 Special Needs Units (Master Leased) ** 288 288 Special Needs Shelter Beds (Master Leased) 236 236
Total Households Occupying Housing Units 6,265 1,962 3,660
Total Housing Supports Provided to Household 16,701 9,475 5,940 Household Occupying Affordable Unit/Receiving Home Forward Rent Assistance (1,652) (1,652) Total Households Served 15,049 9,475 4,288
Notes:^
Consists of Grace Peck Terrace, Multnomah Manor, Plaza Townhomes, Rosenbaum Plaza, Unthank Plaza** Special Needs are physical units as occupancy levels that are not reported to Home Forward by service providers master leasing these properties.
Households ServedHouseholds Served Through Housing Supports December 2013
Rent Assistance
Subsidized Housing Units
Moving to Work Programs
All Programs Non-MTW Programs
Public Housing Units Occupied *, 1,962 , 13%
Special Needs Units (Master Leased) **, 288 , 2%
Special Needs Shelter Beds (Master Leased), 236 , 2%
Affordable Housing Units Occupied -Unassisted, 1,780 , 12%
Affordable Housing Units Occupied -HUD Multi-Family Project Based
Subsidized ^, 347 , 2%
Households Receiving Rent Assistance and Occupying Affordable Housing Units
, 1,652 , 11%
Short Term Rent Assistance Programs, 1,112 , 7%
Households Receiving Rent Assistance Only , 7,672 , 51%
Total Households Served: Rent Assistance and Occupied Housing Units December 2013
^ Consists of Grace Peck Terrace, Multnomah Manor, Plaza Townhomes, Rosenbaum Plaza, Unthank Plaza
Total Households Served 15,049
** Special Needs are physical units as occupancy levels that are not reported to Home Forward by service providers master leasing these properties.
* Includes Local Blended Subsidy
DASHBOARD
REPORT
Home Forward - Dashboard Report For December of 2013
Property Performance Measures
1 40 40 0 1 0 15 15 10 0 0 40Occupancy
Number of Physical Rentable Vacant OccupancyProperties Units Units Units Percentage Studio/SRO 1 Bdrm 2 Bdrm 3 Bdrm 4 Bdrm 5+ Bdrm Total
Public Housing 34 1,345 1,345 13 99.0% 80 656 342 257 10 0 1,345Public Housing Mixed Financed Owned * 2 65 65 0 100.0% 0 15 40 10 0 0 65Public Housing Mixed Finance Tax Credit * 5 572 572 7 98.8% 275 93 90 62 45 7 572
Total Public Housing 41 1,982 1,982 20 99.0% 355 764 472 329 55 7 1,982Affordable Owned with PBA subsidy 5 349 349 5 98.6% 72 191 46 40 0 0 349Affordable Owned without PBA subsidy 19 2032 2,032 35 98.3% 813 563 447 186 23 0 2,032
Total Affordable Owned Housing 24 2,381 2,381 40 98.3% 885 754 493 226 23 0 2,381Tax Credit Partnerships 18 2,108 2,108 40 98.1% 782 537 421 210 141 17 2,108
Total Affordable Housing 42 4,489 4,489 80 98.2% 1,667 1,291 914 436 164 17 4,489Eliminate Duplicated PH Properties/Units -7 -637 -637 -7 -275 -108 -130 -72 -45 -7 -637
Combined Total PH and AH 76 5,834 5,834 93 98.4% 1,747 1,947 1,256 693 174 17 5,834Special Needs (Master Leased) 32 288 288Special Needs (Shelter Beds) 2 236 236
Total with Special Needs 110 6,358 6,358* property/unit counts also included in Affordable Housing Count
Financial 09/30/13Six months ending 9/30/2013
Properties Units Properties UnitsPublic Housing $226.09 $300.98 $527.07 $439.85 $110.79 -$23.57 10 531 24 814Affordable Owned $637.36 $220.71 $858.07 $516.57 $9.25 $332.25 16 1,519 8 862 14 2 4
Tax Credit Partnerships $500.51 $47.95 $548.46 $360.10 $8.50 $179.86 18 2,108 0 8 7 3
Public Housing Demographics
# of % of Average Average Unit Adults no Family with Elderly DisabledPublic Housing Residents Households Households Family Size Size Children Children Not Elderly
0 to 10% MFI 507 26.3% 2.2 1.8 13.1% 13.2% 0.8% 5.8% 9.0% 11.0% 1.4% 0.5% 0.6% 3.8%11 to 20% 770 39.9% 1.8 1.5 29.2% 10.7% 9.5% 19.6% 11.2% 21.2% 2.1% 1.2% 0.2% 4.0%21 to 30% 380 19.7% 2.2 1.7 12.7% 7.1% 6.2% 7.0% 4.5% 10.6% 0.9% 1.0% 0.3% 2.4%31 to 50% 215 11.2% 2.4 1.9 5.7% 5.5% 3.0% 3.0% 3.6% 4.7% 0.4% 0.4% 0.1% 2.0%51 to 80% 49 2.5% 2.6 2.0 1.3% 1.2% 0.3% 0.3% 0.6% 1.1% 0.0% 0.2% 0.1% 0.5%Over 80% 7 0.4% 3.3 2.4 0.1% 0.3% 0.1% 0.1% 0.3% 0.1% 0.0% 0.0% 0.0% 0.1%All 1,928 100.0% 2.1 1.7 62.0% 38.0% 19.9% 35.6% 29.2% 48.7% 4.8% 3.3% 1.3% 12.8%
Waiting List Not Reported0 to 10% MFI 4,568 37.4% 1.9 1.5 2.1% 12.0% 13.4% 15.6% 1.8% 0.9% 0.5% 2.2% 3.1%11 to 20% 2,642 21.6% 2.2 1.6 2.3% 9.1% 7.7% 9.6% 0.9% 0.9% 0.3% 1.3% 0.9%21 to 30% 1,366 11.2% 2.3 1.7 1.5% 3.9% 3.6% 5.0% 0.4% 0.7% 0.1% 0.8% 0.5%31 to 50% 892 7.3% 2.5 1.9 0.9% 1.7% 2.6% 3.0% 0.3% 0.4% 0.1% 0.6% 0.4%51 to 80% 170 1.4% 2.2 1.8 0.1% 0.3% 0.6% 0.6% 0.0% 0.1% 0.0% 0.1% 0.1%Over 80% 32 0.3% 2.6 1.9 0.0% 0.1% 0.1% 0.1% 0.0% 0.0% 0.0% 0.0% 0.0%All 9,670 79.1% 2.1 1.7 7.0% 27.0% 28.0% 33.8% 3.4% 2.9% 1.0% 5.0% 4.9%
* Race and enthnicity are not required fields on the Waitlist Application in YardiOther Activity
#'s,days,hrsPublic Housing
Names pulled from Wait List 108Denials 30New rentals 18Vacates 7Evictions 0# of work orders received 838# of work orders completed 734Average days to respond 8.5# of work orders emergency 1Average response hrs (emergency) 11
Per Unit Per Month
# of Properties DCR Not
Applicable
# of Properties not meeting
DCR
Asian
Race % (head of household)
SubsidyRevenue
TotalRevenue
PropertyRevenue
Unit Mix
NOI# of Properties/units Positive Net Operating Income (NOI)
Black African American
WhiteNative
AmericanHispanic/ Latino
Hawaiian/ Pacific Islnd
Fiscal YTD ending 9/30/2013
Operating Expensew/o HMF
# of Properties meeting Debt
Coverage Ratio (DCR)
# of Properties/units Negative Net Operating Income (NOI)
HAP Management Fees (HMF)
% Family Type (head of household)Households
1
Home Forward - Dashboard Report For December of 2013
Rent Assistance Performance Measures
Utilization and Activity
Average HUD Subsidy Remaining Waiting List Voucher Average HUD SubsidyVouchers Vouchers Utilization Voucher Over(Under) Waiting List Names New Vouchers Vouchers Inspections Utilization Voucher Over(Under) New Vouchers VouchersAvailable Paid Percentage Cost Utilized Size Pulled Leased Terminated Completed Percentage Cost Utilized Leased Terminated
Tenant Based Vouchers 6,909 6,510 94% $592 $492,030 3,042 20 6 18 557 98% $602 $3,000,634 180 525Project Based Vouchers 1,969 1,938 98% $539 $86,914 14 10 39 97% $551 -$185,975 888 175SRO/Mod Vouchers 512 497 97% $445 1 6 12 95% $442 -$1,849,771 129 114
All Vouchers 9,390 8,945 95% $572 $578,944 21 34 608 97% $584 $964,889 1197 814
Demographics
# of % of Average Average Unit Adults no Family with Elderly DisabledTenant Based Voucher Participants Households Households Family Size Size Children Children Not Elderly
0 to 10% MFI 1,056 16.8% 2.0 1.9 8.7% 8.0% 0.5% 2.0% 7.4% 7.5% 0.7% 0.5% 0.1% 0.7%11 to 20% 2,217 35.2% 2.1 2.0 22.8% 12.4% 9.0% 13.8% 11.8% 17.7% 1.1% 2.6% 0.2% 1.8%21 to 30% 1,796 28.5% 2.2 2.0 17.8% 10.7% 9.0% 11.2% 8.6% 16.3% 0.7% 1.6% 0.1% 1.3%31 to 50% 1,050 16.7% 2.9 2.4 6.5% 10.2% 3.1% 4.4% 6.5% 8.1% 0.3% 0.9% 0.1% 0.8%51 to 80% 169 2.7% 3.4 2.8 0.9% 1.8% 0.3% 0.4% 1.3% 1.1% 0.1% 0.1% 0.0% 0.1%Over 80% 11 0.2% 3.9 3.1 0.1% 0.1% 0.1% 0.0% 0.0% 0.1% 0.0% 0.0% 0.0% 0.0%All 6,299 100.0% 2.3 2.1 56.8% 43.2% 21.9% 31.8% 35.5% 50.7% 2.8% 5.7% 0.5% 4.8%
Waiting List Not Reported0 to 10% MFI 1,108 36.4% 1.7 0.9% 8.4% 13.5% 16.5% 1.6% 0.9% 0.6% 1.4% 2.0%11 to 20% 829 27.3% 2.1 2.7% 10.0% 8.8% 13.0% 1.1% 1.2% 0.3% 1.1% 1.7%21 to 30% 554 18.2% 2.4 2.5% 4.6% 5.5% 8.7% 0.5% 0.7% 0.4% 0.6% 1.8%31 to 50% 401 13.2% 2.6 1.6% 2.4% 4.1% 6.2% 0.3% 0.8% 0.2% 0.5% 1.1%51 to 80% 97 3.2% 2.7 0.3% 0.5% 1.2% 1.2% 0.3% 0.2% 0.1% 0.1% 0.1%Over 80% 53 1.7% 2.4 0.1% 0.5% 0.5% 0.8% 0.0% 0.2% 0.0% 0.1% 0.1%All 3,042 100.0% 2.1 8.2% 26.4% 33.6% 46.4% 3.7% 4.1% 1.7% 3.8% 6.8%
Short Term Rent Assistance
Shelter Plus Care 553 $331,973 $600Short Term Rent Assistance 559 $327,366 $586
Resident Services
Resident ProgramsHouseholds
Served/Participants
Congregate Housing Services Public Housing 94 $53,487 $569* as of previous month
Resident Services Coordination Public Housing 40 27 113 1784 175 97 193 3007
GOALS Program Public Housing 144 $185,816 2 0 $2,905 0 $0 $203Section 8 264 $344,782 10 4 $15,566 1 $0 $347
Crisis Intervention
Support System
Enhanced# Events
Terminations or Exits
Escrow $ Disbursed
Escrow $ Forfeited
Current Month Activity
Avg Annual Earned Income Increase Over
Last Year
# Event Attendees
% Family Type (head of household)
Current Month Status
Housing Program Served
Average Funds per Participant
# of Households Participating
$ Amount of Assistance Provided
Monthly Funding Amount
NewEnrollees
Average Cost per Household
# HH Transitioned
Health and Safety Stabilized
Calendar Year To Date
Black White Native Asian
Race % (head of household)
Hawaiian/ Hispanic
Households
# of Participants
Escrow $ Held
# HH Stabilized
# of Graduates
Unduplicated Number Served
2
Home Forward - Dashboard Report For December of 2013
Agency Financial Summary
Six months ending 9/30/2013
Subsidy Revenue $7,883,725 $19,524,784 $20,079,239 ($554,455)
Grant Revenue $362,456 $2,904,979 $6,408,089 ($3,503,110)
Property Related Income $1,332,919 $4,069,956 $3,749,264 $320,692
Development Fee Revenue $19,378 $0 $0 $0Other Revenue $263,372 $644,490 $948,139 ($303,649)
Total Revenue $9,861,851 $27,144,209 $31,184,731 ($4,040,522)
Housing Assistance Payments $5,512,991 $17,342,726 $17,124,492 $218,234
Operating Expense $2,953,165 $9,650,634 $9,315,621 $335,013Depreciation $646,865 $2,090,802 $1,947,189 $143,613
Total Expense $9,113,021 $29,084,163 $28,387,302 $696,861
Operating Income $748,829 -$1,939,954 $2,797,429 ($4,737,383)
Other Income(Expense) -$7,553,986 -$692,304 -$467,171 ($225,134)Capital Contributions $139,860 $444,882 $1,306,947 ($862,065)
Increase(Decrease) Net Assets -$6,665,298 -$2,187,376 $3,637,205 ($5,824,582)
Total Assets $195,372,827 $199,860,098 $197,664,131 $2,195,966
Liquidity Reserves $19,949,702 $25,363,551 $25,293,231 $70,319
Development/Community Revitalization
New Development / Revitalization Construction Construction Current Total Cost PerUnits Start End Phase Cost Unit
Stephen's Creek Crossing 129 Aug-12 Apr-15 Construction $51,636,304 $400,281Lifeworks Northwest 32 May-13 Aug-14 Finance Structuring $10,346,567 $323,330Mult County Health Dept Headquarters N/A May-15 Aug-16 Design Phase $38,765,667 N/A
Capital ImprovementHighrise Rehab - Group 1 258 Jan-15 May-16 Predev / Finance Structuring $29,837,231 $115,648
Gallagher 85Northwest Tower 173
Highrise Rehab - Group 2 396 Jan-15 May-16 Predev / Finance Structuring $28,867,636 $72,898Sellwood 110
Hollywood East 286Hollywood East - Roof Replacement N/A Apr-13 Aug-13 Construction $549,500 N/ACarlton Court Siding Replacement N/A Dec-12 Aug-12 Construction $428,293 N/AMaple Mallor Sewer Repairs N/A Mar-13 Jun-13 Construction $280,087 N/APH Portfolio Capital Needs Assmt N/A Jan-13 Dec-13 Construction $300,000 N/A
Prior YTDIncrease
(Decrease)Month
Fiscal Year to Date
3