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PUTTING OUR MISSIONS TO WORK:
Supporting housing stability and opportunity for our residents through Resident Services
Oregon Opportunity Network
Resident Services Opportunity Project
Agenda
1. Introduction2. Defining Resident Services3. Value of Resident Services4. Resident Services in Oregon5. Creating a sustainable funding system6. Oregon ON’s recommendations7. Q&A (20 minutes)
INTRODUCTION
Our Vision
All Oregonians should have the opportunity to succeed in life.
Why We Do This Work
Housing gives people the stability to meet their basic needs and the opportunity to build better lives.
The Role of Resident Services
Resident Services plays a key role in creating
successful residentssustainable propertieshealthy communities
The Challenge of Resident Services
Funding streams are Unstable Inadequate Uncoordinated
The Challenge of Resident Services
The industry lacks agreement about Definitions Best practices Outcomes Costs
A Crossroads for Our Industry
Inadequate and unstable funding for RS undermines our industry’s sustainability
Oregon is part of a national movement to address these challenges
Resident Services Opportunity Project
Goal: To develop a framework for a sustainable Resident Services delivery system.
Project LeadershipRSOP Steering CommitteeRSOP Advisory Committee
Resident Services Working Group (RSWG)Oregon ON Policy CouncilsNeighborhood Partnerships
The RSOP Research Resident Services Workgroup’s Logic Model Neighborhood Partnerships Demonstration Project Portland State University Cost Study Housing Development Center financial modeling Oregon ON member survey Funder & stakeholder interviews Local success stories & case studies National data
DEFINING RESIDENT SERVICES
Defining Resident Services
Resident Services connects residents of affordable housing to services and programs
that support housing stability, household opportunity and advancement.
Goals of Resident Services
Housing Stability
Household Opportunity and
Advancement
Services & Programs
Services:
Provided to all residents
Move-in orientationsEviction preventionInformation & referralResident council
supportCommunity building
Programs:
Based on population
Youth programsIDAs & financial
educationEducation &
employment Homebuyer trainingAdult education
VALUE OF RESIDENT SERVICES
Key Outcomes
Successful Residents
Sustainable Properties
Healthy Communities
Successful Residents – National Examples
>90% of children in after-school
programs maintain or
improve their grades
>70% of adults who participate in
job training programs get jobs
51% of families who participate in
financial education
coaching reduce their debt
Data compiled from NeighborWorks sites across the country.
Successful Residents - Local Examples
Resident Services staff prevented an
average of 70 evictions per
organization last year
Over 80% of afterschool
program participants
improved their academic
performance
67% of job program
participants got jobs or increased
their incomes
Sustainable Properties
Vacancy LossesBad DebtLegal Fees
Turnover Rates
Sustainable Properties - Local Examples
Eviction prevention
resulted in $3,736 saved
Eviction prevention
resulted in $1,320 saved
Justin, IHI resident Juanita, NHA resident
These are actual costs avoided to the property by preventing an eviction through Resident Services
(non payment of rent and turnover costs)
Healthy Communities
Building a sense of community Creating a strong social support system Supporting the work of partners Linking residents and the community
Healthy Communities - Local Examples
Resident Services participants feel more connected,
know their neighbors and feel
safe in their community
Because we work where people live,
we connect them to public benefits, the
mental health system, social
services, and the school system
Oregon ON members leverage $1.6 million
a year through volunteers,
partnerships and community support
RESIDENT SERVICES IN OREGON
Oregon ON Members
96% of Oregon ON owners
provide Resident Services
11,500 resident households
receive Resident Services from
Oregon ON members
115 FTE Resident
Services staff work in Oregon
ON member organizations
Services for Housing Stability
Programs that Support Household Opportunity and Advancement
Who is Being Served?
75% of the households served by Resident Services have incomes at or below 60% of median.
About three-quarters have incomes that are below the income guidelines for their properties.
Resident Services CostsAverage cost of Resident Services is
$400-$700 per unit per year $400 $700
Factors that can increase the cost of Resident Services
Lower incomesSpecial needsFormerly homelessFamiliesImmigrantsSmaller projectsScattered site
Factors that can lower the cost of Resident Services
Higher incomesLow rent burdenEmployableLife skillsEconomies of scalePartnerships
Funding is a Complex Patchwork
Private foundations54%
Public funding
29%
Individual donors 42%
Project operations
83%
Fee for service
21%
Funding Practices Vary Widely
Oregon Housing and Community Services
allows Resident Services in the
operating budget if the operating budget
can support it
Portland Housing Bureau funds up to $300 per unit per
year above the line for Resident Services
Washington County will provide grant funding for core staffing costs for Resident Services starting in 2011
Funding Levels are Inadequate
87% of owners who pay for RS out of project operations said it did not cover the full costs
91% of owners said inadequate funding is a primary challenge to offering sustainable RS
75% who do not provide RS to all properties said it was because of inadequate resources
CREATING A SUSTAINABLE FUNDING SYSTEM
Where Could the Additional Resources Come From to Support Resident Services?
Oregon Housing and Community Services?
Private Foundations?
Owners?
Other State Agencies?
Cities?
Federal Government?
Counties? Local Participating Jurisdictions?
What Mechanisms Could Be Used to Fund Resident Services?
Project operating budgets Up front capitalized reserves Renewable grants
Is the Operating Budget the Answer?Operating Expenses Per Unit Per YearProperty Management $XXX
Maintenance $XXX
Asset Management $XXX
Resident Services $400-$700
Utilities $XXX
Taxes $XXX
Insurance $XXX
Administration $XXX
Marketing $XXX
Are Capitalized Reserves the Answer?
Life of Loan – 20 years
Year 1
Year 2
Year 3
Year 4
Year 5
. . . . . Year 20
Project Budget
Capitalized Reserve covers full 20-year cost
Are Renewable Grants the Answer?
Renewable Operating Grant
Year 1
Year 2
Year 3
Year 4
Year 5
. . . . . Year 20
Project Budget
There Is No Simple Answer
Diverse funding sources Multi-pronged funding mechanisms Options vary by location Every project is unique
Balancing Competing Goals for Owners and Populations
Unit productionLong-term sustainability
More households at higher rents
Fewer households with greater need
Flexible and population-specific services
Standardized industry-wide outcomes and expectations
RECOMMENDATIONS
Key Challenges
Industry lacks agreement on standards and best practices
Current funding levels are inadequate
Project operations cannot cover the full cost of Resident Services
Funding system is a confusing patchwork with unclear expectations
Oregon ON’s Recommendations
Industry standards and best practices
New resources to support above-the-line funding
New resources outside the underwriting process
Funder transparency and clarity
A WORTHWHILE CHALLENGE
QUESTIONS AND ANSWERS
