Housing the Most Vulnerable Financing Challenges & Opportunities

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

2. Hampton-Newport NewsCommunity Services Board In 1971 Hampton-Newport News Community Services Board was one of the first CSBs created in the state and is one of the largest in terms of clients, staff, and program array. In FY 2014, HNNCSB served an average of 6,454 unduplicated clients per month. Over 14,000 unduplicated individuals served in the year. • Mission: • To provide a comprehensive continuum of services and supports promoting prevention, recovery, and self-determination for people affected by mental illness, substance use, and intellectual and developmental disabilities, and advancing the well being of the communities we serve.

3. HNNCSB - A Comprehensive System Of Care • Early Intervention Services • Parenting Resources and Support Groups • After-school and Recreational Programs • Substance Abuse Prevention • Educational Services • Mentorship • LIPOS (Inpatient purchase) • Inpatient Psychiatry • Psychiatric Consultation and Liaison • Case Management • Individual and Family Counseling • Emergency Services • PACT • In-Home • Partners in Recovery • Mobile Crisis – Children, Adult, IDD • Mental Health Skill Building • Medications Management • Wounded Warrior • Comprehensive Outpatient Services • Peer Recovery Services • Opioid Replacement • Homeless Outreach • Drug Court • Juvenile Justice • Jail Based Services • Creative Option – IDD • Partial Hospitalization • Therapeutic Day Treatment • Next Step – SA • Southeast Family Project • Waiver Group Homes • ICF - IDD • MH Supervised Residential • MH Supported Living • MH Crisis Stabilization • IDD Crisis Stabilization • Adult IDD Respite

4. HNNCSB – Our Primary Service Sites • H-NNCSB provides contract oversight for HPR-V Per Diem Bed Contracts at: • Prince William Hospital • Sentara Virginia Beach • Maryview • VA Beach Psychiatric Hospital • Sentara Norfolk General • Riverside Behavioral Health Center • John Randolph Medical Center • Sentara Obici • Spotsylvania Regional Medical Center • Snowden/Mary Washington AND IN EVERY SCHOOL IN HAMPTON AND NEWPORT NEWS PLUS NEWPORT ACADEMY REGIONAL SCHOOL

5. Foundation of Our Housing Development 1997 - large Consumer Housing Preference Study – we asked individuals and their families where they really wanted to live and what were their housing barriers Since then the HNNCSB went about delivering to consumers and their families what they asked for – as much as we could feasibly create, with the help of great partnerships such as our PHA’s, DHCD, VHDA, and HUD, and with great leadership on our agency and Board’s part

6. Housing Ownership & Property Management IMPACT – LOCAL AND NATIONAL STUDIES SHOW THAT PERMANENT SUPPORTED HOUSING SIGNIFICANTLY SAVES LOCAL AND STATE MONEY - through decreases in incidents/costs of jail, hospitalization, & ER usage among people with mental illnesses. 2012 Costs

7. Housing Continuum Most Intensive More Intensive Less Restrictive Independent • Own Homes/Apartments • * Complexes with CSB clients exclusively • Complexes with CSB clients exclusively but any disability • integrated complexes w/CSB and w/non-CSB • In-home supports INSTITUTIONS Hospitals Training Centers Jails Nursing Homes Assisted Living Facilities (ALF’s) * Supervised Apartments * Independent Living Programs Boarding Homes Sober Housing SRO’s * Permanent Supported Housing * Shelter+ Care * Safe Haven * Subleased market units * Group Homes * Therapeutic Foster Care * Emergency Housing * ICF * Residential Treatment Facilities What we know is that each type of housing has its place and is appropriate for some people at some point. None are exclusively “Right” for everyone all the time. We had to develop the full continuum. * Denotes that HNNCSB owns/operates the option identified

8. How We are Organized HNNCSB Property Company Share A Homes Dresden, LLC HNNCSB Phoenix Villages Associates I & 2 Peninsula Community Homes For Profit entity Only Owns Dresden Apts LIHTC Also Dresden Assoc, LLC CHDO - Owns no property, but is required to sponsor Federal HOME funds. Sponsors grants for Bay Port Brogden Terrace Winburn Dresden, etc Developer and Owner service buildings, campus, Clinic Services Bldgs, Lassen House, Maint. Garage, Apt Buildings Adams Woods Bay Port Developer and Owner mostly Group Homes Big Bethel Brogden Conway Cornerstone Deep Creek Grist Mill Harpersville Hurst Haven Terrace Winburn Phoenix Village I 17 – one and 2 bedroom units Phoenix Village II 28 – one and two bedroom units Elderly or Disabled McCallum Phoenix, LLC Smith Phoenix, LLC Historically, owned no property, this changed with SEVTC downsizing – Own Aberdeen/ Gilbertson but Leases property owned by other non-profits, plus private market housing

9. How We Fund Housing All Require Reports, Audits Monitoring, Relationship Development, Data, Inspections, etc • State Funds • DHCD • VHDA • VHTF • DBHDS • VPSH • Local Funds • FEMA • HUD HOME (CHDO) • PROJECT BASED VOUCHERS • Private Funds • Banks • Tenant-rent • FHLBA • Foundations Housing Funds Used • Federal Funds • HUD – HAP • HUD – SHP • HOME • LIHTC

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

11. Examples of HNNCSB Housing

12. Our Newest ProjectNew Phoenix Village Currently 45 (1 and 2 bedroom units) Proposed 48 (1 and 2 bedroom units) 3 for homeless individuals - PSH All Project Based/other Rent Subsidies New Community Center Fully handicap accessible Rehab to begin in September 2014 through December 2015 Total Cost: $6.5 million How long have we been working on this one project???? Since 2006!!!!

13. How We Are Funding Phoenix • Rent Subsidies • HUD HAP • S+C LIHTC VHDA SPARC/FLEX Housing Trust Fund – grant Housing Trust Fund – loan NNRHA – HOME DHCD – HOME DHCD – PSH HNNCSB - subsidy

14. HNNCSB Partners Virginia Community Development Corporation DHCD VHDA NNRHA Virginia Community Capital HNNCSB Board and Staff CHP/CHP Design Studio Greater VA Pen Homelessness Coalition DBHDS Our clients & their families MY TEAM!!!! SUE AND DOTTIE!!!

15. PSH – Our Lessons • Our PRIMARY PSH MODEL: Scattered Site Units in Private Market Complexes • Why? NO SITING ISSUES!!!!! • Supports a community of CHOICE! • Residents blend into the community! There is no building that is a target for NIMBY • Physical Features – Upstairs and downstairs units, preferably with a balcony or other enclosed outside space (that others can’t see) • No more than 2 bedrooms. Yes, one bedroom units are preferable, but usually the money goes further with 2 bedrooms. • Near/on bus lines • Near very inexpensive shopping options • FLEXIBLE! FLEXIBLE! FLEXIBLE!

16. PSH – Our Lessons • Property Management • EVERY ONE of our residents is “the Most Vulnerable” • They have criminal histories, no income, no credit, LOTS of issues • If we know one resident, then WE ONLY KNOW ONE RESIDENT – they are NOT the same! • And did we mention…. Mental illness, substance abuse disorders, Intellectual and Developmental Disabilities???? • Property Management IS NOT! NOT! NOT! CASE MANAGEMENT!!! • Case Management IS NOT..NOT..NOT Property Management!! • But Property Management and Case Management/Support Services MUST work together constantly

17. PSH – Our Lessons Property Management: Focus on LEASE!!! Don’t make the lease any more complicated than necessary – simple, short, readable! Know your funding sources requirements! Unless funding sources require a particular lease, KEEP IT SIMPLE! Always ask yourself WHY ARE WE REQUIRING “X”??? Whatever “X” is – like rent due date

18. PSH – Our Lessons We offer MANY chances to succeed…. We ask ourselves “Would we agree to this?” We “SCREEN IN” …….. Not “SCREEN OUT” We are priest, doctor, nurse, mother, case manager, etc. no matter what I said earlier ….. But be very careful with this! We walk a fine line between compliance and looking out for our clients Support & Success takes a TEAM! The team has to include the client/resident. Sometimes the client/resident chooses to not follow the rules/lease…. Repeatedly… and risks the safety and security of the other residents. Yes….. We do evict residents….. Sadly, but with the knowledge that we have a HUGE waiting list of other people just waiting for their opportunity. And we leave the evicted person the possibility of re-applying in the future…. We do not permanently shut doors. We encourage residents to sign up for other housing options as quickly as possible, any time waiting lists are open.

19. Residential Achievement • Based on Lease – Actually follows Lease Sections. • Notice – “I” not “YOU”

20. PSH – Our Lessons • Financing: • Learn everything you can about every source of funds available long BEFORE you need it. BEFORE you jump in! • Don’t chase the money….The money has to fit your project. • Focus on YOUR MISSION … Don’t Mission Drift just to get one grant or source of money. • Be active in your CoC! • PATIENCE…PATIENCE…PATIENCE! This can take years! Yes, years…. Just to get the financing! • Relationships …. Relationships….. Relationships!!! • Reputation is Critical! Protect Yours! • It takes a TEAM!

21. Before Anything Else….. • Know WHO you are going to serve and house • YES……Strong, resilient, survivors • BUT ALSO…..very fragile, wounded, hurt, damaged…. Vulnerable • Know WHY you are going to serve and house the people you have targeted • If you are out to make money… you’re at the wrong conference • If you want an easy, stress-less job… you’re at the wrong conference • Know WHAT their challenges are… and yours • Then STAY FOCUSED on the answers above!

22. Joy A. Cipriano Hampton-Newport News Community Services BoardOffice of Property and Resource Development757.788.0066joyc@hnncsb.org