Working Together to Prevent Evictions

September 2010

Corporation for Supportive Housing

www.csh.org

Working Together to Prevent Evictions

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Today’s Agenda

Welcome and Introductions What is Supportive Housing Understand Importance of Coordination Understanding Partners’ Roles Working Together to Prevent Evictions

First, Let’s Define PSH

How would you define permanent

supportive housing?

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What Is Supportive Housing?

A cost-effective combination of permanent, affordable housing with

services that helps people live more stable, productive lives

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People who:

BUT FOR HOUSING cannot access and make effective use of treatment and supportive services in the community

and

BUT FOR SUPPORTIVE SERVICES cannot access and maintain stable housing in the community

Who is Supportive Housing for?

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Defining Elements of a Supportive Housing Unit

Homeless or at-risk of homelessness with multiple barriers to employment and housing stability

Rent <30% of monthly income

Tenant has a lease with no limits on length of tenancy

Unit is operated through an effective partnership

Easy, facilitated access to flexible and comprehensive services

Participation in services is not a condition of ongoing tenancy

Service and property management strategies focus on fostering housing stability

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Range of Housing Settings, Models, and Strategies

Mixed units providing supportive housing with units providing other affordable housing opportunities

Projects that exclusively include supportive housing

Scattered-site supportive housing units through a variety of housing settings

Rent-subsidized apartments leased through the open market via master-leasing and/or tenant-based subsidies

Long-term set-asides of units within privately owned buildings

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Supportive Housing is for People Who:

Are chronically homeless: long-term homeless with a disabling condition

Cycle through institutional and emergency systems and are at risk of long-term homelessness

Are being discharged from institutions and systems of care

Without housing, cannot access and make effective use of treatment and supportive services

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A Distinctive Solution

Temporary Interventions

Uncertain length of stay Program requirements Isolated Reinforce dependency

Supportive Housing Stable, no time limits Independent living Belong to a community Personal responsibility for

behavior and rent

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Services Make the Difference

Flexible, voluntary Not limited just to case management Counseling Health and mental health services Alcohol and substance use services Independent living skills Community-building activities Vocational counseling and job placement Others???

Coordination is the Key

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Graphics

1. Administration, Management & Coordination

2. Physical Environment

3. Access To Housing and Services

4. Tenant Rights, Input and Leadership

5. Supportive Services Design and Delivery

6. Property Management and Asset Management

7. Data, Documentation, and Evaluation

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Administration, Management, and Coordination

All involved organizations follow standard and required administrative and management

practices, and coordinate their activities in order to ensure the best outcomes for tenants

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Roles and Challenges

Common Goal: Keeping Tenants Housed

requires that we approach problems

from all angles

Property ManagementShow me the money!

Social ServicesI just want to help!

Goal: Provide the tenants the support they need to remain housed, reach their fullest potential and to keep the building in

good shape, physically and financially

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Embracing Good Tension

Respect different roles of each partner

Understand all roles are necessary and important for well-managed building

Acknowledge and use built-in tension between roles and functions to ensure stability and a sound asset

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Coordinating Management and Services

Supportive housing = coordinated property management and supportive services functions

Collaborative relationships are essential

Balance competing forces Financial demands of the building Security of larger tenant community Needs of individual tenants

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Effectively Coordinating Roles

Understanding each partner’s roles Maintaining communication Maintaining a focus on housing stability Achieving a shared understanding of tenants’

needs Creating and implementing policies that meet

the needs of tenants Ensuring accountability Ensuring confidentiality

Understanding Partners’ Roles

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Areas of Overlap Between Property Management and Supportive Service Delivery Intake: Tenant Selection and Interviewing Orientation of Incoming Tenants Rent Payment and Arrears Dealing with Disruptive Behaviors Crisis Management Tenant Grievance Procedures Tenant Council Community Building

Areas of Overlap

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Property Managers

Day to day management of the property:

– Maintenance

– Tenant Screening

– Leasing

– Rent Collection

– Fiscal Management

– Legal and Regulatory Compliance (Fair Housing, Landlord-Tenant Law, ADA, etc.)

– Funder Compliance Reporting

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Property Managers in Supportive Housing

Additional Responsibilities Include:

– Identifying tenants with unmet services needs – and connecting them to services staff

– Providing a safe, healthy environment in which people can recover

– Implementing a “mission driven” approach to property management – enforcing leases with the goal of keeping people housed

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Asset Managers

Financial Manager

Funder Compliance Manager

Asset management responsibilities are often assumed by the Property Manager

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Services Providers

Provide direct services

Develop ISPs with tenants

Make referrals

Coordinate services

Advocate on behalf of, and with, tenants

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Services Providers In Supportive Housing

Coordinate tenant councils Proactively identify and address issues that could

impact housing stability Support tenants in paying rent, managing

apartment, other housing specific activities May serve as liaison or connector to property

manager Identify safety and other issues for property

management Proactively and assertively engage tenants

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Working In Scattered Sites

What changes about the property managers’ roles?

What changes about the services providers’ roles?

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Infrastructure Needs

Organizational chart delineates lines of authority

Policies and procedures are updated and understood

Staff communicates at the right time in the right way

Information flow is prompt and protects the tenant

Actions are documented

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Putting Principles into Practice

Infrastructure:

MOUs or contracts between partners

Guiding principle statement that spells out the working approach

Written job descriptions that clearly define roles

Written procedures for resolving conflicts

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Principles into Practice

Policies and Procedures:

All levels of staff should be involved in crafting policies and procedures

Make sure policies are in active use

Look for client/tenant impact when evaluating or updating policies/procedures

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Principles into Practice

Staff need training and supervisory support

Collaboration meetings May take place daily or weekly Avoid “us vs. them” mentality

Opportunities for reflection Build times to evaluate into regular

operations, or set aside dedicated times Make sure agenda reflects the concerns

of different teams

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When There is a Problem

Talk to the person(s) who can actually do something about the issue

Keep your discussions focused on issues, not people

Communicate clearly and thoroughly:– What is the problem or issue?– What actually happened? Is happening?(Just the facts!)– What is working or not working about the process?– Offer constructive solutions – or ways to identify

solutions

BREAK

We’ll return in 15 minutes

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Case Study

Maxwell has been successfully living in housing for six months when staff begin to notice changes in his behavior

His neighbor complains that he his making noise in the middle of the night and he engaged in a verbal altercation with a maintenance staff person

In addition, his rent was due two weeks ago and he hasn’t paid it yet

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Case Study

What are the roles of property management and support services?

What are steps that staff can take to help ensure that Maxwell doesn’t end up losing his housing?

What obligations does the housing provider have toward other residents in the building?

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Lease Violations

Notices of lease violations should be in writing and provided to the tenant promptly

Provide facts - avoid personal statements and opinions

Identify the lease provision or house rule that has been violated

State the consequences of the violation and potential consequences of future violations

Copies of all notices should be provided to support services

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Rent Collection Procedures

Develop clear policies and procedures for rent collection and processing

Policies should be applied to all tenants consistently and uniformly

Keep an accurate record

Communication between property management, fiscal, and support services staff is essential

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When a Tenant Doesn’t Pay

Respond to missed payments promptly

Payment pledges

Written notices informing the tenant of the delinquency

See CUCS’s Rent Arrears / Collection Flow Chart

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Substance Use and/or Abuse

May a housing provider evict for non-sobriety?

May a housing provider evict for illegal drug use?

Contact Information

Joyce Grangent

Senior Program Manager

Joyce.grangent@csh.org

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