Your Experience with Supported
Housing & Supportive Housing
Welcome! Grab a post-it with a color that
corresponds with your experience developing and
operating supported housing and supportive
housing.
Pink = Getting my feet wet (0-2 years)
Orange = Some experience (2-5 years)
Blue = I’ve got this! (5+ years)
The Source for
Housing Solutions
Developing and Operating
Quality Supported Housing &
Supportive Housing for
Special Needs Populations
March 7, 2017
State of Oregon Veterans Auditorium
Salem, Oregon
Presented by:
Heather Lyons, Director
Steven Shum, Senior Program Manager
CSH
CSH advances solutions that use housing as a
platform for services to improve the lives of the
most vulnerable people, maximize public resources
and build healthy communities.
Introducing CSH: What We Do
CSH is a touchstone for new ideas and best practices,
a collaborative and pragmatic community partner, and an
influential advocate for supported housing and supportive housing.
Lines of Business
Training
& Education
Policy Reform
Consulting &
Assistance
Lending
Research-backed tools, trainings
and knowledge sharing
Powerful capital funds,
specialty loan products and
development expertise
Custom community planning
and cutting-edge innovations
Systems reform, policy
collaboration and advocacy
Building Strong, Healthy Communities
Locations where CSH has staff stationed
Locations where CSH has helped build strong communities
Agenda
1. Welcome/Introductions
2. What is Supported Housing and
Supportive Housing?
3. Target Population
4. Developing and Operating Supported
Housing and Supportive Housing
5. Break
6. Key Models of Supported Housing and
Supportive Housing
7. Critical Partnerships
8. Building Community Support
9. Other Key Considerations
What We’ll Cover
Housing Basics
Target Population
Development Process
Housing Models
Partnerships
The Source for
Housing Solutions Housing Basics & Target
Population
What is Supportive Housing?
9
What is Supported Housing and
Supportive Housing?
Supported Housing & Supportive
Housing are the Solution
Supported Housing & Supportive housing
combines
Helping people who face complex
challenges to live with stability,
autonomy & dignity
Affordable
Housing
Supportive
Services
e
Defining Supported Housing &
Supportive Housing
Permanent & Affordable
Targets Vulnerable Populations
Supports community integration
Rights of tenancy
Voluntary services
Evidence-based
approach to services
What is Supportive Housing?
12
Who is Supported Housing &
Supportive Housing for?
Supported Housing & Supportive
Housing is for people who:
Are extremely low-income with disabilities – including
people with SMI and SUD – who may also be:
Cycling 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.
13
Housing
Supportive Services
Planning for Target Population
Target Population impacts the creation and operations of SH:
Physical design of property
Access to specific resources
Project partners involved
Application process and screening criteria
The Source for
Housing Solutions
Developing Supported Housing
& Supportive Housing
Housing Methods
Build or Lease
Creating Supported Housing & Supportive
Housing is Not a Solo Act
Creating Supported Housing & Supportive
housing brings together 3 very different
disciplines:
Development
Supportive services
Property management
Variety of partners needed to make project
a success
17
Development is Three-Legged Stool
Capital
Operating
Services
Who’s On the Development
Team?
19
Development Team – a group of
developers, service providers and property managers
that collectively bring all of the skills,
expertise, knowledge, and experience to bear
on the development and operation
of a housing project.
Developer:
Roles & Responsibilities
Oversee capital development, from concept stage to
predevelopment to construction/development
Work with rest of team to secure financing
Coordinate with other team members throughout the design
and development process
20
Developer:
Roles & Responsibilities
Ensure that the project will be viable in the long-term
If staying as owner/sponsor, manage the asset and oversee
the services and property management functions
21
Service Provider(s):
Roles and Responsibilities
Design and implement the supportive services plan.
Develop projected services budget and help raise ongoing
funds for services delivery.
Identify other service providers and establish coordination
strategy to benefit tenants.
22
Property Manager:
Roles and Responsibilities
Design and implement the operations plan for the project.
Develop projected operating budget and help raise ongoing
funds for implementation.
Coordinate with service providers to ensure the housing
stability and wellness of tenants
23
Project Budgets
Development Budgets
“Schedule of Sources and Uses of Funds”
Capital Financing
Supportive Services Budget
Operating Budget
“Schedule of Income and Expenses”
Operating Subsidy
Capital/Development Budget
Used if building new housing or
acquisition/rehab
Category includes both the hard and soft costs
of new construction and acq/rehab
Services Budget
Cover the costs of supportive services for
tenants (e.g. case management, mental
health, treatment & recovery services),
which may be provided on-site or off-site.
Operating Budget
Subsidies to cover the gap between the costs of
operating the building (e.g., utilities,
maintenance, etc.) and what the tenants can
afford to pay in rent.
The Source for
Housing Solutions
Key Models of
Supported Housing &
Supportive Housing
Housing Models
Single Site – Single
Population
Scattered Site
Leased
Ownership
Single Site - Mixed
Population
SH & Affordable
Housing
SH & Market
Rate
Single Site – Single Population
Model Description
Single Site – Single Population Model
Single Property or Building with all units for target population
Provides housing for range of SH populations
including Olmstead, SMI, SUD, homeless and at-risk
populations
Provides opportunity for independent living for SH populations combined with
services and operating support to ensure housing
stability
Single Site – Single Population Model
Example
Single Site – Single
Population Model SH target population –
high-cost, frequent users of
the health care system
Universal and sustainable
design features
Collaboration – property
management, case
management, and services
On-site Community Health
Center
Se
Kelly Cullen Community,
San Francisco, CA
Single Site - Mixed Population
Housing Model Description
Single Site - Mixed Population Models
Combines Supported Housing and Supportive Housing to Create Mixed Tenancy in building.
SH & Affordable Housing Model:
SH units and Affordable units are combined in a single
development.
SH & Market Rate Housing
Model:
SH Units are set within existing
market rate housing.
Single Site - Mixed Population
Housing Model Example
Mixed Affordability – SH &
Affordable Housing Model
Rehab of vacant hospital
Mixed income and tenancy
Design features promote
integration
Common area used for
shared and targeted
activities
Seniors can age in place with
access to increased services
Resident councils engage
resident input
The Franklin & Eleanor
Apartments,
Bridgeport CT
Scattered Site Model Description
Scattered Site Housing Models
Units are scattered throughout the community in a variety of properties i.e. condos, apartments, single
family homes. May be clustered in neighborhood.
Ownership Model
SH owned by non-profit organization or other
development entity and are disbursed among properties
or buildings. The entity owning the units, enter into
lease agreement with SH tenants.
Leasing Model
SH Units leased with subsidies from non-profit organizations, PHAs, etc.
and disbursed among properties or buildings. Private market landlord
and SH tenant enter lease agreement for unit.
Scattered Site Housing Example
Allegan County Supportive
Housing Initiative, Allegan
County, MI
Scattered Site Ownership
1,2 & 3 bdrm apartments
across 3 communities
Community engagement
achieved community
support
Strong coordination
between property
management and case
management
Break
The Source for
Housing Solutions
Supportive Housing &
Supported Housing
Partnerships
Not a Solo Act
Supported Housing and Supportive
Housing brings together three very
different disciplines:
Development
Supportive Services
Housing and Property management
38
Roles
40
Case Study
A tenant in your building is a Latino woman in her mid-60s with limited
English skills. This person has been living in her apartment for about
six weeks and the property manager has begun to receive complaints
from neighbors about her behavior. She angrily accused a neighbor - a
woman in her late 70s - of being a witch and plotting with her sister to
poison her food with acid. She has also accused both the nutrition staff
who deliver meals to her rooms and the maintenance staff of stealing
items from her apartment.
This tenant has installed an extra lock on her door to “keep the witches
out.” The tenant was also found to have constructed a wooden shelf in
her unit without permission with a handsaw that she sometimes carries
with her when she is in the building corridors. The neighbor is terrified
when she encounters her in the hallway carrying the saw.
None of these behaviors were evident when she first moved in. The
problems seem to have started when her medications were changed by
her mental health services provider.
Exercise: Partnership Factors
Think of a partnership that you have
participated in…
What are the factors that made it successful?
What were the challenges?
What can partners do to avoid difficulties?
42
43
Roles and Challenges
Common Goal:
Keeping Tenants Housed
Blended Mgt requires that
we come in from all angles.
Property Mgt
Show me the money!
Social Services
I just want to help!
Goal: Provide the tenants the support they need to reach their fullest
potential and to keep the building in good shape, physically and
financially
Keys to Success
Similar mission and goals
Everyone contributes to the partnership
Clear and constant communication
Earn trust over time
In it for the long-haul
Sharing and collaboration
Mutual respect
44
Questions to ask
1. What is their self-interest? Ours?
2. What outcome do we want from the
collaboration?
3. What resources can our organization bring?
4. What do they provide that we cannot?
5. Who will represent them – us?
6. Have we collaborated before? How did it go?
45
MOUs: Partnership
Outline roles and responsibilities of
partners
Do not replace/substitute contracts
Iterative process
Include:
Guiding principles
Responsibilities
Scope of Services for partners
Funding
Terms
46
The Source for
Housing Solutions
Building
Community Support
Building Community Support for
your project
Be Proactive
Plan
Build on Your Strengths
Building Community Support
for your project
Best practices for combating opposition
Strong communication to address unsubstantiated fears
Enlist stakeholders
Include testimony from tenants and neighbors of existing SH
If needed, develop strategy to protect and use legal rights
Talk to People
Within your own
organization
With your supporters –lining
up support for solving the
problem(homelessness)early,
having people go on record to
solve it- makes it harder for
people to back away later.
Key people in neighborhood
Public officials - “Under the
Radar” is impossible.
Inform the Community
Open House
Tours of other sites
Concentrate your efforts on people
who are positive or neutral.
Good photos of good projects (LOCAL
is best)
Control Your Message
Choose one or two spokespeople and agree
on the message - friendly, non-
confrontational, good listener(s)
Prepare simple attractive materials about
the project that are positive in tone.
Be patient – don’t think because you’re doing
the RIGHT THING that everyone should go
along.
“Being Right is Not Enough” – Stokely
Carmichael
The Message
We are a good group known in the
community for what we do.
This building will be an improvement in
the neighborhood when it’s built and for
years to come, because we will be involved.
The people who live here will benefit
tremendously from it and so will the
neighborhood.
Organize
Use social media to tell the story( line up
designated bloggers or twitterers (tweeters?)
Respond to negative comments quickly but
clearly and coolly.
Identify where the opposition might come
from and don’t help them organize!
Know your project. Misstatements or big
changes can seem dishonest.
Have good pictures!
The Source for
Housing Solutions Additional Considerations
Factors to Consider
Providing Choice - Every community should have a range of housing
options promoting choice for supported housing and supportive housing
populations.
Factors for consideration:
Local housing stock
Quality
Vacancy rates
Availability of existing affordable and SH units
Community support/opposition
Resources
Any others?
It is important to remember, a “one size model” does not
fit all.
Questions
The Source for
Housing Solutions Wrap-up
Resources
CSH Supportive Housing Training Center
http://www.csh.org/training
Not a Solo Act
http://www.csh.org/resources/not-a-solo-act/
Integrating Property Management & Supportive Services:
www.csh.org/wp-content/uploads/2011/12/Tool_PropertyMgmtManual.pdf
CSH PHA Toolkit: An online technical assistance resource for Public
Housing Authorities and their partners who want to end homelessness.
www.csh.org/phatoolkit
Contact us!
Heather Lyons, Director
(503) 939-0083
Steven Shum, Senior Program Manager
(510) 318-2267