Site-Based Management Employee FAQs

1. Site-Based Management Employee FAQs

2. Q. What is site-based management? A. Site-based management is a radical departure from the way public housing --- and SAHA’s affordable housing --- has operated for more than half a century. In short, every property must be self-sufficient. Like private-industry property managers, our managers will be responsible for nearly every aspect of the property, and must break even financially to remain viable.

3. Q. Why are we switching? A. In March 2006, the U.S. Department of Housing and Urban Development directed all public housing authorities to begin operating under the private-industry management model of site-based management. SAHA has targeted July 2006 to switch all our properties to site- based management and accounting.

4. Q. How will the switch to site-based management affect my job? A. SAHA needs highly motivated, flexible, dedicated and professional employees. The conversion will affect all employees in one way or another. Some employees may be relocated – maintaining their same basic functions, but relocated to properties or other departments. Others may be reassigned – these employees will be asked to take on different roles within the organization because their present positions will no longer exist. But despite rumors you may have heard, SAHA will not have layoffs. We will find a role for every employee who wants to be a part of the new SAHA.

5. Q. Will there be any workforce reductions? A. As a result of overall federal funding cuts, we may need to cut back on hiring and eliminate some positions through attrition. We have budgeted a less than five percent reduction in total workforce numbers through FY 2007.

6. Q. Are employees going to be relocated to the properties? A. Yes, many will. Site-based management means as many property- related functions as possible need to be based at the properties. As a result, many jobs once staffed out of the Central Office will move to property offices in the field.

7. Q. Is every job moving? A. No. Some functions will remain at the Central Office.

8. Q. Where will we put people in the field? A. We’re studying ways to create more workspace for people at the properties. Every person will have the workspace necessary to perform his or her duties.

9. Q. If I move during the conversion to site-based management, will I have to move again? A. Possibly. While we hope to minimize the impact of the conversion on our employees, revisions and refinements in the assignments of employees may be necessary as we monitor the impact of site-based management on operations and finances.

10. Q. What if I am assigned to a new location or a new job, and I decide I don’t like it? A. SAHA wants to keep every employee and will do all it can to match employees to jobs or locations where they will perform well. That said, some jobs will need to be performed in other locations and some will need to be eliminated. If we ask an employee to consider a change, it’s because their old role is evolving or going away entirely. If the employee doesn’t want the new job or location, there is likely no “old job” or location remaining for the employee to stay in. However, after the change, relocated or reassigned employees that may be dissatisfied are encouraged to apply for any relevant internal job postings.

11. Q. If I apply for a new position, and decide I don’t like it, what recourse do I have? A. Any SAHA employee who applies to an internal job posting and is selected to serve in the new position must remain in that new position for at least six months before applying for a different position with the agency. However, if you are assigned a new job or location as a relocated or reassigned employee and you want to make a change, you are eligible to apply for any internal postings. SAHA encourages all employees to seek skill-broadening and career-enhancing opportunities.

12. Q. How will any move affect my pay? A. If you move to a new job as a result of the conversion process, you will receive the higher of either your current pay rate or the rate of the new job.

13. Q. When will job relocations and conversions begin? A. The voluntary and strategic realignment of some employees and positions is already underway. We believe completing the conversion process sooner, rather than later, is better for everyone involved and will give the agency the best opportunity to adapt and refine.

14. Q. What kind of additional training will be available? A. We believe training is essential to help our employees succeed in site-based management. We’re still reviewing training needs, but current plans call for sessions on budgeting and finance; customer service; leadership skills; financial and reporting software; purchasing procedures; HUD reporting requirements; risk management; security and safety issues; employee performance management; and more.

15. Q. How will the change affect the wage and compensation study? A. The wage and compensation study is almost complete, and we’ll utilize the recommendations from that study to help facilitate the site-based management conversion.

16. Q. What happens if I’m in an “acting” position? A. If you have been in an acting position for more than 90 days and have been paid at a higher rate than you would normally receive in your regular position, you will maintain your existing higher pay rate if you are relocated or reassigned into a new position.

17. Q. How will site-based management affect our properties? A. The properties become our primary focus. Property managers will have far more duties and responsibilities; overseeing many functions that were previously performed at other locations.

18. Q. How will it affect our residents? A. Initially, customers will be asked to contact the property management office, instead of a centralized phone number, for all management and maintenance needs. Also, because site- based management demands properties become financially viable, some property managers may have to be stricter with residents who are habitually late with rent or violate lease provisions. Also, we expect some resident service programs may change as a result of the funding changes or constraints, but it’s too early to tell the extent at this time.

19. Q. How will the conversion to site-based management affect SAHA’s management structure? A. Management positions in some departments will be only minimally affected, while others will be restructured and/or reassigned. Additionally, some newly established positions will be internally posted to provide an opportunity for only existing employees to apply. Please remember, if you apply for a new position and you are not selected, you can always choose to remain in your relocated or reassigned position. Organizational charts for all departments and workgroups are being reviewed to comply with site-based management. As organizational charts receive final approval, they will be posted on SAHA’s Intranet and Internet.

20. Q. How does site-based management affect our revitalization and construction plans? A. We’re going ahead with our revitalization and construction plans. Site-based management puts emphasis on the quality of the product we offer, and we know many of our properties urgently need revitalization.

21. Q. How do I get answers to specific policy and procedures questions? A. Your supervisor is always the first person to ask when you have questions about specific plans, policies and procedures, and you are always welcome to visit with our Human Resources department.