The Housing Alliance bill to expand the cap of Oregon Affordable Housing Tax Credit (OAHTC) from $6.2 Million to $11 Million passed the Oregon Senate on Monday, April 11, with only two no votes (Senators Morse and Nelson). The OAHTC bill (SB 996), a key part of the Housing Alliance’s Housing Opportunities Agenda, would provide rent relief to working families, seniors and people with disabilities currently being forced to choose between paying rent, and buying groceries and other basic necessities. SB 996 now moves to the Oregon House of Representatives.

Yesterday, April 19, the House Revenue Committee held a hearing on HB 2775, which mirrors the SB 996 expansion of the OAHTC.  The Housing Alliance introduced this parallel legislation in order to advance the OAHTC expansion in the House before SB 996 received official revue in the House.  A slate of Housing Alliance Members gave testimony on the OAHTC essential role in providing rents low enough for lower income Oregonians. Members of the House Revenue Committee appeared impressed by the efficiency and public policy effectiveness of the OAHTC. There was no testimony in opposition to HB 2775.

To learn more about the Housing Alliance, go to: http://www.oregonhousingalliance.org/

Proposed Housing Funds on Cutting Block for Portland City Budget

Despite large community support for increased housing funding at the City of Portland’s Budget Forum on March 31, a proposal that would have provided $2 Million in funding for new affordable housing development appears to be in serious jeopardy as the City Council deliberations on the 2005-06 Budget progress.  The Mayor’s current proposed budget still includes $1 Million in funds that will provide rental assistance crucial to the success of the City’s 10 Year Plan to End Homelessness. However, the indications that funding for new development will not be in the final budget are a step backwards for the City’s goals to meet the housing needs of its most vulnerable citizens.

Leaders from Affordable Housing NOW! met with Mayor Tom Potter, and Commissioners Erik Sten and Sam Adams in separate meetings this past week to discuss the upcoming budget and AHN’s request for a fully funded Housing Investment Fund (HIF).  Affordable Housing NOW! asked the Mayor and the two Council members to allocat the $19 Million still needed for the HIF. In the 2004-05 City Budget, Affordable Housing NOW! was able to work with the entire City Council to win $11 Million for housing—which was a significant victory for our city’s most vulnerable populations, but far less than the proposed $30 Million needed for an adequate HIF.

Though none of the City Council members are supporting a fully funded HIF for the 2005-06 Budget, Commissioners Adams and Sten remained very supportive of their proposal for $2 Million in new development funds to serve the City’s lowest income residents.  Commissioner Adams reminded advocates of his campaign pledge to fully fund the HIF within four years.

Affordable Housing NOW! is preparing its Action Plan for City Budget advocacy, and will launch a concerted push for the Sten-Adams proposal for new development in the next few days.  Look for AHN! action alerts in the next week!!!

Affordable Housing NOW! is a movement of affordable housing advocates and tenants whose goals are to secure new resources for affordable housing for the Portland Metro area by building a movement large enough to make funding for affordable housing for low income people a political priority in the Metro area. To learn more about Affordable Housing NOW!, go to: http://www.cdnportland.org/ahn.html

NLIHC Analysis of HUD's Proposed Housing Flexbility Act

The following is analysis of HUD’s The State and Local Housing Flexibility Act of 2005, and the impact on current populations served by HUD programs.

TITLE I—FLEXIBLE VOUCHER PROGRAM

Summary

The flexible voucher program would replace the housing choice voucher program to improve the delivery of rental and homeownership subsidies for low-income families in a fiscally responsible manner, thereby increasing efficiency and enhancing the effectiveness of tenant-based subsidies.

Findings and Purposes

The Administration continues to support and intends to strengthen the voucher program, but local administrators need greater control over program rules to effectively run program.

The complexity of the program, its inability to allow adequate timely adjustment to changing local housing markets, and its multiplicity of federal directives, all contribute to fewer families receiving benefit from the housing assistance made available by Congress.

Local public housing agencies are in the best position to determine, given their local housing needs and market conditions, how to most effectively manage their housing voucher funding.

Eligibility

Eligible families shall not own a significant interest in real property, not have assets exceeding an amount established by the Secretary, and have a gross income that does not exceed 80 percent of the median income for the area, with adjustments for smaller or larger families and areas of unusually high or low income.  The Secretary and PHAs would establish standards for continuing eligibility, except that families with incomes over 80 percent of median would not be eligible for continued assistance.

Targeting:  Not fewer than 90 percent of the families issued vouchers during any one-year period shall have gross incomes that are at or below 60 percent of the median of the area.  This eligibility standard is substantively identical to that established under section 214 of the HOME Investment Partnerships Act (42 U.S.C. 12744) and is at the same targeting level as the LIHTC.

Term Limits:  PHAs may establish term limits to determine the maximum amount of time during which a family may receive rental assistance beginning on January 1, 2008. Term limits shall not be less than 5 years.

Review of Family Income:  PHAs would be required to review the income of each family receiving assistance at least once every two years and income of elderly and disabled recipients once every three years.

Termination of Eligibility:  An owner may terminate tenancy, and the PHA may deny or terminate assistance for criminal related activity.

Eligible Activities

Activities are limited to:  (1) tenant-based rental assistance, including pad rentals; (2) project-based rental assistance; (3) tenant-based homeownership assistance for first-time homebuyers; (4) self-sufficiency programs, including self-sufficiency escrow savings accounts; (5) the costs of administering grant amounts; (6) other activities as specified by the Secretary in support of tenant-based rental assistance, project-based rental assistance, homeownership assistance, and self-sufficiency coordinators; and (7) amounts to be used by the Secretary for purposes of program evaluation, management information systems, and technical assistance.

Project-Based Rental Assistance – Same as current law.  A PHA shall project base not more than 20 percent of its tenant-based funding allocation.  Families occupying unit under project-based voucher may relocate to another unit within the jurisdiction of the PHA after they have occupied the project-based unit for one year.  A family relocating under this provision will not be given more subsidy than they had received prior to the relocation.

Homeownership Assistance for First-Time Buyers

A PHA may assist a first-time homebuyer with monthly homeownership expenses or may provide downpayment assistance.  In order to receive homeownership assistance, a family must qualify as a first-time homebuyer, participate in a homeownership counseling program, and meet any other initial or continuing requirements established by the PHA.  In lieu of providing monthly assistance payments, a PHA may provide downpayment assistance for the family in the form of a single one-time grant to be used only as a contribution toward the downpayment and reasonable closing costs required in connection with the purchase of a dwelling unit.

Developers may enter into agreements with eligible voucher holding families for purchase of homes that are already built, anticipated to be constructed, or under construction.

Rent Flexibility

A PHA shall determine the amount of any monthly assistance payment by a family.  In setting a rent for a family, a PHA may establish:  (1) a flat amount of rent that a family shall pay, and shall adjust such rent on the basis of an annual cost index; (2) the rent a family shall pay based on an income-tiered rent structure in which the amount of rent a family shall pay is set and distributed on the basis of broad tiers of income and such tiers and rents shall be adjusted on the basis of an annual cost index; (3) a rent structure in which the amount of rent a family shall pay is based on a percentage of family income; (4) a rent structure in which the amount of rent the family shall pay is based on the current rent provisions under the United States Housing Act of 1937; or (5) any other combination of rent structures as outlined above.

Additionally, the rent for assisted dwelling units shall be reasonable and appropriate in comparison with rents charged for dwelling units of a modest nature in the private, unassisted local market.  PHAs are to review rents not less than once annually to ensure that they meet this rent reasonableness standard.  PHAs are to establish maximum subsidy levels for housing assistance under this title that are reasonable and appropriate for the market area.

Elderly and Disabled Families

Until January 1, 2009, elderly families and disabled families who currently receive housing choice voucher assistance would be treated in accordance with the United States Housing Act of 1937, as it existed immediately prior to enactment of this title.  Elderly and disabled families who begin receiving assistance after enactment would receive similar treatment under this section unless and until their PHA develops and implements a policy that would ensure that the needs of assisted elderly and disabled families are met.

Authorization, Allocation, and Distribution of Funds

The Secretary shall allocate to each PHA, subject to appropriations, an amount proportionate to its annual 2005 housing choice voucher program funding for housing assistance and administrative expenses, adjusted for inflation and subject to validation.

No more than two years after enactment, the Secretary would establish a formula for the allocation of funds through negotiated rulemaking.

Inspection of Units

The Secretary shall require each PHA administering rental assistance under the flexible voucher program to inspect each assisted dwelling unit within 60 days of the initial assistance payment made in order to determine that the dwelling unit meets housing quality standards established or approved by the Secretary.  Each dwelling unit must meet such standards in order to receive continued assistance payments.  Thereafter, each public housing agency shall annually inspect at least 25 percent of its units so that each unit is inspected at least once every four years.

Ability to Transfer Voucher Assistance

A PHA may enter into agreements with other PHAs within the same state or region to facilitate the ability of transfer-eligible families to transfer their voucher assistance to another jurisdiction within the same state or region.  PHAs may establish, under certain circumstances, regions encompassing more than one state or the District of Columbia.

Self-Sufficiency

A PHA may develop a local self-sufficiency initiative accessing public and private resources to enable families to achieve economic independence and self-sufficiency.  A PHA may use funds for a self-sufficiency initiative under this title only to provide housing assistance, employ self-sufficiency coordinators, and establish and maintain a special escrow account incentive.

Enhanced Voucher

A family that had been receiving enhanced voucher assistance shall:  (1) pay as rent no less than the calculated amount that the family was paying on the date of the eligibility event; (2) be allowed to remain in the same housing project in which they were residing for 12 months; and (3) have its housing assistance calculated as established by the PHA if it moves out of the unit.  At the end of the twelve-month period Enhanced Vouchers will convert to tenant-based vouchers under the provision for tenant-based assistance.

Performance

Secretary shall establish performance standards and a performance assessment system, which will reward PHAs for good performance and hold them accountable for poor performance.

Compliance

The Secretary shall make such reviews and audits as may be necessary or appropriate.

If the Secretary finds that a PHA has failed to comply with any provision of this title, the Secretary may impose sanctions and civil money penalties.

Administrative and Special Administrative Fees

The Secretary shall pay an administrative fee to each PHA administering a program under this title.  The Secretary may also pay a special administrative fee to a PHA administering a program under this title.  Of amounts appropriated for administrative fees, the Secretary may retain up to five percent for allocation as special administrative fees to PHAs for non-routine expenses.  Under negotiated rulemaking procedures the Secretary would establish a permanent formula for distributing administrative fees to PHAs.

TITLE II—PUBLIC HOUSING RENT FLEXIBILITY AND SIMPLIFICATION

Summary

The Public Housing Rent Flexibility and Simplification Act of 2005 would simplify and reform the rental payment requirements for the public housing program under the United States Housing Act of 1937 (42 U.S.C. 1437).  It would reduce errors in income calculations and reporting; lessen the administrative burden on public housing authorities (PHAs) and HUD; lessen the intrusion in residents’ lives; and provide incentives for work and increased income.  Once eligibility based on income is determined, the legislation would offer other means to set rents besides solely basing that calculation on family or individual income.

Current policies for public housing are excessively complex, lead to calculation errors and wasted subsidy, are intrusive for residents, and penalize work, marriage and higher earnings.  Permitting the calculation of rent on bases other than family income creates a transparent system that promotes fairness, eliminates incentive to underreport income or minimize household income for fear of paying higher rent.

Public Housing Rent Flexibility and Simplification

Public housing dwelling units would be rented only to families who are low-income families that do not own a significant interest in real property and do not have assets exceeding an amount established by the Secretary at the time of their initial occupancy of such units.  Family income shall be reviewed not less than once every two years except for the incomes of elderly families and disabled families, which shall be reviewed not less than once every three years.

PHAs would determine monthly rent for a family in a manner similar to that of title I of this Act.  A PHA may establish:  (1) a flat amount of rent for each dwelling unit owned and operated by the PHA, based on the rental value of the unit, as determined by the PHA, and shall adjust such rent on the basis of an annual cost index; (2) the rent a family shall pay based on an income-tiered rent structure in which the amount of rent a family shall pay is set and distributed on the basis of broad tiers of income, where such tiers and rents are adjusted on the basis of an annual cost index (except that families entering public housing shall not be offered a rent lower than the rent corresponding to their income tier); (3) a rent structure in which the amount of rent a family shall pay is based on a percentage of family income; (4) a rent structure in which the amount of rent the family shall pay is based on the provisions of section 3 of the United States Housing Act as such section existed immediately prior to the date of enactment of this Act; or (5) a rent structure that is a combination of these other methods.

Families would pay a minimum monthly rental amount to be established by the PHA.

Elderly families and disabled families residing in public housing on the date of enactment of this title would, until January 1, 2009, be treated in accordance with section 3 as it existed immediately prior to enactment of this title.  Elderly and disabled families who begin receiving assistance after the date of enactment of this title would receive similar treatment under this title, unless and until their PHA develops and implements a policy prior to January 1, 2009 as described in the next sentence.  PHAs must develop a policy to ensure that the needs of assisted elderly families and disabled families are met as to, among other things, eligibility and rent by that date.

Targeting requirements would remain the same as in current law.

A public housing agency may establish escrow savings account incentives.

TITLE III—MOVING TO WORK PROGRAM

Summary

This title would create a permanent Moving to Work Program.

The purposes of this legislation would include: (1) giving incentives to families to become self-sufficient; (2) giving public housing agencies and the Secretary flexibility to develop approaches for providing and administering housing assistance that achieve greater cost-effectiveness in Federal expenditures; (3) increasing housing opportunities for low-income families; (4) reducing administrative burdens on public housing agencies in providing housing assistance; and (5) allowing Federal resources to be more effectively utilized at the local level.

Except for demolition and disposition procedures in section 18, the Secretary may waive any provision of the United States Housing Act, may provide streamlined procedures including procurement procedures, and may provide for immediate implementation of this section.

Fungibility

A public housing agency would be allowed to combine operating assistance, modernization assistance, and assistance provided under the Flexible Voucher Act of 2005 to provide assistance for low-income families and services to facilitate the transition to work.

Eligibility

A public housing agency would be permitted to submit an application to participate in the Moving to Work Program if the public housing agency meets the following eligibility criteria—

(1) currently participates in the Moving to Work Demonstration;

(2) is currently designated as a high performer under the applicable assessment systems that evaluate a public housing agency’s performance with respect to its public housing and voucher programs; manages at least 500 units of public housing pursuant to annual contributions contracts; and administers at least 500 vouchers under the Flexible Voucher Act of 2005; or

(3) meets other criteria as determined by the Secretary, including the public housing agency’s demonstrated capacity to develop and manage a successful Moving to Work Program; demonstrated compliance with Department of Housing and Urban Development program statutes and regulations; commitment of non-federal resources; and demonstrated commitment of units of general local government serving the areas within which the public housing agency administers its program, on removing regulatory barriers to affordable housing.

Program Requirements

Require the public housing agency, as a condition of continued participation in the Moving to Work Program, to—

(1) consult with representatives of the community that represent a broad range of the various interests affected by the Moving to Work Program;

(2) target not less than 90 percent of the funds  authorized for the Program to assistance to families who have gross incomes that do not exceed 60 percent of the median income for the area, with adjustments for smaller or larger families.  This requirement is substantively identical to the income targeting requirement found in section 214 of the HOME Program (42 U.S.C. 12744);

(3) establish a reasonable rent policy as allowed under the Rent Simplification Flexibility.

(4) assure that housing meets housing quality standards established or approved by the Secretary; and

(5) provide such additional information as determined by the Secretary.

Funding

The way funds are calculated with an MTW Program would be no different than the way funds are calculated without an MTW Program.  All PHAs would be allocated funds within the appropriations authorized.

Effect on Current Participants in the Moving to Work Demonstration

Permit a public housing agency currently participating in the Moving to Work Demonstration to opt out of the demonstration and its requirements, and convert the demonstration to a Moving to Work Program.

Permit a public housing agency terminating its participation in the Moving to Work Demonstration in 2005 or 2006 to renew and extend its participation in the Demonstration for an additional three years, and apply for participation in the Moving to Work Program at the end of the three-year period.

Permit a public housing agency to complete its current MTW contract and then apply for MTW Program participation.

Evaluation of Performance

Provide that a public housing agency’s performance in the Moving to Work Program and the Moving to Work Demonstration would be assessed under the applicable assessment systems that evaluate a public housing agency’s performance with respect to its public housing and voucher program, for a period not to extend beyond January 1, 2008, or under other assessment systems as may be designed by the Secretary. Measures to evaluate MTW program participants shall be in place by January 1, 2008 or earlier.

Recordkeeping, Reports and Audits

Require each public housing agency to keep such records as the Secretary may prescribe as reasonably necessary to disclose the amounts and the disposition of amounts under this program, to ensure compliance with the requirements of this section, and to measure performance.

Require each public housing agency to submit a report, or a series of reports, to the Secretary in a form and at a time specified by the Secretary.

Permit the Secretary to access any books, documents, papers and records that are pertinent to assistance in connection with the Moving to Work Program, for the purpose of audit and examination.

Cascadia’s Midland Commons Apartments this week was awarded the prestigious 2005 Charles L. Edson Tax Credit Excellence Award for Special Needs Housing, said Leslie Ford, Cascadia’s President and CEO.

The $5000 Charles L. Edson Award, officially presented May 18 in Washington DC, evaluates the “the most outstanding low income housing tax credit projects.”  This is the 11^th annual presentation of the award, which looks at criteria such as programs to encourage tenant self-sufficiency, unique design features, and community support.  Winning includes a trip to Washington to accept the award.

Described by officials as “breathtaking, “ a major flagship in efforts to end homelessness,” and a prime example of a successful collaboration, Midland Commons opened on October 28, 2004.

Ford noted how federal, state, county officials, as well as the private sector, joined with non-profit Cascadia to create the 46 unit apartment complex at SE 127^th and Taggert.   Government officials, neighbors, and Cascadia staff worked hard to make it successful, Ford said, praising Cascadia’s housing vice president Neal Beroz and the Housing Services Department.

Fourteen of the units in the $5.2 million project are designated specifically for those who have been chronically homeless.  Other targeted special populations include families and those with a serious, chronic illness (in addition to mental illness.)  There were roughly 250 applicants for the apartments, with the successful tenants being selected by a lottery.

The 1.38-acre site is landscaped with native vegetation and designed to provide variety of large and small outdoor spaces.  The two buildings, totaling 39,500 square feet of space, include amenities such as high speed internet access, a large community room with kitchen, private meeting room, several smaller lounges and large balconies.  Award-winning William Wilson Architects, AIA, designed Midland Commons to maximize possibilities for socialization and the use of natural light throughout the site.  In the spacious main hallway and atrium, consumer artwork was on display.

Cascadia, with more than 700 units throughout the county, provides housing and a full range of services for those with mental health and addictions concerns. 

OHCS investments in housing strengthen families, help children finish school, and provide safe affordable housing for all kinds of low-income Oregonians. These investments in housing mean more than homes--they create jobs, increase activity at local businesses, and generate tax revenue.

Each $1 OHCS spends on affordable housing development in Oregon generates as much as $15 in economic benefit across the state. This finding comes from a new Oregon Housing and Community Services report entitled Housing as an Economic Stimulus.

Read more at <http://www.ohcs.oregon.gov/OHCS/DO_EconomicStimulus.shtml>

Enterprise Online Class ‘Greening Affordable Housing on a Budget’ April 28

The 2nd in a Series of Green Live Online Classes, Greening Affordable Housing on a Budget, takes place Thursday, April 28, 2005 for 90 minutes beginning at 11:03 a.m.

Description   

Green design and construction can reduce energy, water and materials waste, lower the cost of home ownership, enhance durability, reduce maintenance, create a more healthy home, and protect the natural environment.  Dennis Creech, executive director of Southface, a nonprofit technical assistance provider on greening affordable housing will lead a discussion on how successful nonprofit housing developers have found practical, cost effective green design strategies that work for all housing styles—from single-family to multifamily, from new construction to renovation.

Join us for this engaging and informative Green eLearning event, full of photos and examples from around the industry.  There will be plenty of time to discuss your questions with this leader in green construction.

Expected Outcomes

v       Add to your understanding of what green means in housing development.

v       Learn about methods, materials and other green considerations that add little or no cost to your housing development budget.

Who should attend?

v       Housing Program Managers

v       Rehab and Construction Specialists

v       Housing Design Team Members

Presented by:  Dennis Creech, Executive Director, Southface. Southface promotes sustainable homes, workplaces and communities through education, research, advocacy and technical assistance.  www.southface.org

What are eLearning Events?:

Online events involve participants gathering at a specific time on a specific Website to take a class, usually from their own desks.  The visual part of the presentation appears on participants’ computer screens.   This can involve slides, documents, web tours, and software demonstrations.  The sound for an online event is handled with a telephone conference call.  This enables verbal dialogue, questions, and answers.  To participate, you may use a PC or Mac computer.  You must have a Web browser, and Internet Explorer v. 5 or higher is recommended.  You must be able to be on the Internet and speak on the phone at the same time.

Information for Joining this eLearning Event:

Space in this event is limited.   A recording and a copy of the materials will be posted on The Enterprise Foundation website following the event.

Registering for and Joining the event:

·          You must do a Setup process prior to joining the event.  See the next section for Setup details.

·          There is no pre-registration. 

 ·          20 minutes before the start of the event, registration opens.  At that time, go to www.enterprisefoundation.org/training/events.asp  to register for and join.  As long as space is available, you will be able to register online, and the password for joining will be provided to you online and in an immediate email.

If you have any questions about the setup process or joining, please contact Kathy Holmes at 410.772.2411 or kholmes@enterprisefoundation.org.

Set Up Your Computer Prior to Joining

A simple setup is required to join an event.   Doing it ahead of time will make it easier to be on time.  This does not guarantee you a spot in the event.  We strongly suggest you do the setup process one or more days prior the event.  For fast connections this usually takes just a couple of minutes.  For dial-up connections, this step often takes fifteen minutes and can take longer. 

 ·          PC users, go to http://enterprisefoundation.webex.com/ and click on “Setup," then "Meeting Manager."  When prompted, click the Setup button.

·          Mac OS X users, go to http://enterprisefoundation.webex.com and click “Assistance" in the box on the left, then click "Support."  Scroll down to Downloads, and find “Meeting Manager for Mac OS.”  Click on the OS X download and follow the instructions.

·          If you have any questions about the setup process or joining this event, please contact Kathy Holmes at 410.772.2411 or kholmes@enterprisefoundation.org.

Oregon Housing and Community Services, Oregon Downtown Development Association and Metro will host the Downtown Solutions Conference: Linking Housing, Economic Development and Livability in Portland, Oregon on May 5 & 6, 2005.

"Both rural and urban downtown areas throughout Oregon are experiencing a period of revitalization and becoming not only an economic center for business, but a mecca for livable communities," said Bob Repine, OHCS Director. "Oregonians have an increased interest in living in close proximity to their jobs as well as taking advantage of the other benefits that downtown areas offer."

Early registration for the conference ends April 21, 2005. For more information, or to register for the conference, visit <http://www.ohcs.oregon.gov/OHCS/SAS_ODDAConference/shtml>.

Please plan to attend the Oregon Mental Health and Addiction Services (OMHAS) Housing Institute on May 18-20, 2005 in Salem.

The OMHAS Housing Institute is for mental health and addiction service providers, housing providers, consumers, family members, advocates, and others who work with people who are experiencing mental health and addiction disorders.  The institute will provide an in-depth focus on:

v     Topics for direct service staff who want to be more effective in their work;

v     Training relating to the operation of supportive housing; and

v     Strategies for creating affordable and supportive housing opportunities.

The institute will be held in Salem at the State Fairgrounds and there is no charge to attend. However, you must register, and space will be limited. Scholarships will be available to enable low-income persons in recovery from mental health and addiction disorders to participate.

There are many great sessions focused on increasing skills of service providers, housing operators and housing developers in there efforts to accommodate "hard-to-house" people with mental health and addiction disorders.

The brochure will be posted along with updated information on the OMHAS web site at http://www.oregon.gov/DHS/mentalhealth/training/main.shtm

Bike for Change: Sustainable Energy in Motion 2005 Tour

What are YOU doing to change the world this summer?

Portland Peace & Justice Center is currently recruiting riders for the Sustainable Energy in Motion 2005 Tour. Bike hundreds of miles. Meet incredible people. Stay on organic farms and work to support sustainable practices in food production. Learn from and work with Native American communities. Live with the land and camp under the stars. Change your world, one mile at a time.

Limited Time Offer: $25 off registration when you mention GrassrootsPR.

www.portlandpeace.org

motiontours@portlandpeace.org

(971) 223-2268