HomeMy WebLinkAbout2004 - Housing Catalyst - Annual ReportFort Collins Housing Authority
YEAR IN REVIEW 2004
Just as a house is built upon a solid foundation, the Fort Collins Housing Authority is built upon its
mission: To promote adequate and affordable housing, economic opportunity and a safe living
environment free from discrimination.
FCHA currently assists approximately 1,500 families (3,750 individuals) throughout Latimer County
through various programs. These programs include federally subsidized Low Income Public Housing,
Section 8 Rental Assistance, Tenant -based Rental Assistance and management of the Wellington
Housing Authority. Management also includes the Fort Collins Housing Corporation's non -subsidized
affordable housing properties, and the historic Northern Hotel low income housing tax credit
development.
FORT COLLINS PUBLIC HOUSING
Fort Collins Housing Authority Public Housing Program consists of 154 units owned by the Authority.
Operating subsidy allows the program to serve families earning virtually no income, but regulations
authorize serving families earning up to 80% of area median income. Attachment A provides 2004
demographics.
For 2004, Fort Collins Public Housing had an average vacancy rate of 2%. This program had an annual
turnover rate of 31 %; meaning 48 of the 154 units had a family move -out during the year.
The average unit turn -around time for Public Housing in 2004 was 26 days, which is a "C" rating by
HUD's Public Housing Assessment System scoring methodology. This number includes both
maintenance and leasing time and is a 10 day average reduction over 2003. The unit tum-around time is
related to the fact that there is a turn -over rate of over 50% per year. There are currently 313 applicants
on the Fort Collins Public Housing waiting list. At this time, the anticipated length of wait is
approximately 12 months depending on bedroom size needed.
WELLINGTON PUBLIC HOUSING
The Fort Collins Housing Authority manages the Wellington Housing Authority through an
intergovernmental agreement. There is a Board of Commissioners which meets on a monthly basis to
review activities, set policy and prepare and authorize budgets and capital improvement plans. The
Wellington Housing Authority consists of 42 public housing units. Applications have been submitted
for the past few years for Section 8 Housing Choice Vouchers for Wellington, but appropriations for the
program have been small and funding was not awarded to WHA.
The Wellington Public Housing vacancy rate for 2004 was 2%. This program had an annual turnover
rate of 23%. Wellington Public Housing had an average unit turn -around time of 25 days, which is a 10
day average reduction over 2003. This is a `B" rating under HUD's Public Housing Assessment System
scoring methodology. As of December 2004, there were 130 applicants on the Wellington Public
Housing waiting list, with an estimated waiting time of 12 months depending on bedroom size.
Staff members work closely with the Larimer County Sheriff's department, Wellington Code
Enforcement Officer, and other local officials.
HOUSING CHOICE VOUCHER PROGRAM
The Fort Collins Housing Authority administers approximately 850 Housing Choice Vouchers (HCV),
also known as Section 8, for Fort Collins and Latimer County. The Latimer County allocation of 100 of
these vouchers is administered through an intergovernmental agreement, 65 of which were received
through a grant awarded in 2003. Attachment A provides 2004 program demographics.
The Fort Collins Housing Authority administered $5,486,000 in Housing Assistance Payments (HAP) to
local landlords on behalf of participating families in 2004. FCHA values local landlords a great deal and
continues to work on ways to improve their satisfaction with the program. HAP checks are sent in a
timely manner, a landlord brochure and program information is readily available, and FCHA staff are
active members in the Fort Collins Apartment Owners Association where they interact with local
landlords on a regular basis. Direct deposit of rent checks was implemented in 2004. In April, FCHA
staff set up a booth at the Association's annual trade show at which over 200 local landlords and
property owners attended.
HUD grades this program through its Section 8 Management Assessment Program or SEMAP. We
anticipate an A rating again for 2004 and 100% of our HUD allocation was utilized.
Last year, the Board of Commissioners passed a resolution to "project -base" 20% of the voucher
portfolio for use in properties owned by local affordable housing providers experiencing difficulty
preserving their permanently affordable housing due to local market conditions. The Fort Collins
Housing Corporation, CARE Housing and Neighbor to Neighbor were selected by an independent third
party committee to receive an allocation of project -based vouchers. These vouchers have been assigned
to the properties and are helping to preserve affordable housing. The program for 2004 had an average
of seven vouchers turn over each month for an annual turnover rate of 10%.
As of December 2004, there were 835 applicants for the HCV program. This waiting list was closed on
November 1, 2004. The anticipated wait is now three plus years from the date of application. A
separate waiting list is administered for people interested in the project -based voucher program. There
are currently 283 applicants on that list with a wait of approximately four months depending on bedroom
size.
All units leased under the Housing Choice Voucher Program must pass a Housing Quality Standards
(HQS) inspection each year in order to receive subsidy. FCHA has one full time inspector on staff.
This inspector is well trained in the inspection protocol and FCHA utilizes a hand-held computer which
"syncs" to our housing management software to do these inspections. Staff works toward using the
most current technology whenever feasible.
FIRST STEP PROGRAM
In early fall 2004 a tenant -based rental assistance pilot program called First Step began. It is financed
by a partnership between the Colorado Division of Housing, the City of Fort Collins, the Fort Collins
Housing Authority and the Housing Authority of the City of Loveland. It will provide approximately 50
families with a transitional housing subsidy for up to two years. Tied to the subsidy is a case
management component. Each family has agreed to work toward economic self-sufficiency goals
through the help of a case manager who they see at least monthly. An orientation to the program, a goal
setting and vocational assessment process, and referrals to various local resources have begun for all
participants. An additional requirement of the program is that each family will complete a financial
fitness class within the first year of the program. A $12,000 client assistance fund was included with the
program to help families with transportation, school, daycare, health and other expenses over the next
two years.
SINGLE ROOM OCCUPANCY: SUPPORTIVE HOUSING FOR HOMELESS
On behalf of the Fort Collins Housing Corporation, the Fort Collins Housing Authority operates three
sites with 40 total single rooms of permanent supportive housing for individuals who are homeless upon
admission. Two of these projects known as The Homecoming I and II receive direct HUD rental
subsidy. The third project, Linden House, receives no operating or rental subsidy at this time. Larimer
Center for Mental Health provides case management for the residents at all three sites.
The Journey Home, A Benefit for Linden House was held in February. This wonderful evening of Jazz,
Poetry and Art was graciously sponsored by Odell Brewing Company. Almost 200 tickets were sold
raising $7,000 for upgrades to this program. Since Linden House receives no rental or operating
subsidy, it has been very difficult to upgrade the amenities in this
JZ 11e building. New carpet, lighting, furniture, and kitchen appliances are
A
Oi1I1"lE'►y some of the items needing great attention. In addition, the residents
�L of Linden House often come to us with little more than the shirts on
their backs and are in need of basic items like new, clean bedding
o.� �r Iw4,Waen n and bath linens. The Fort Collins Housing Authority is the only
agency in Northern Colorado that provides this type of permanent
supportive housing.
A Fort Collins CDBG $222,565 rehab grant project was completed on the Homecoming I on Myrtle
Street. This grant consists of $103,565 for replacement of a failing heating system, roof, and several
other Housing Quality Standards items, and $119,000 to pay of the remainder of the mortgage on this
building.
In 2004, a CDBG grant was awarded for rehabilitation of the 300 First Street SRO in the amount of
$136,445. Work items will include roofing, siding, concrete work, repair of a failing foundation, doors,
locks, security, plumbing, landscaping, and addition of a resident manager apartment.
A request will be made to the Northern Front Range Continuum of Care to sponsor an application in the
spring of 2005 for rental subsidy for Linden House. This funding is from HUD's McKinney Homeless
funds, which must be submitted through the Continuum of Care committee. Linden House has typically
run at a loss and has been subsidized over the years by other Corporation property income. This site is
leased from a private owner. The current lease runs through 2006 and the owner wants to execute a
lease for an additional ten years.
This is a highly unstable population. There were 46 move -outs in 2004 for a turnover rate of 110%. As
of December 2004, there were 23 applicants on this waiting list with an expected wait of approximately
three months. Throughout all of the turn-overs, staff was able to maintain a yearly average occupancy
rate of 88%.
VILLAGES AFFORDABLE HOUSING PROGRAM
(FORT COLLINS HOUSING CORPORATION)
The Fort Collins Housing Authority is the management agent for
the Fort Collins Housing Corporation "Villages" affordable housing Villages
program. The Corporation owns 381 units of housing scattered
throughout Fort Collins. This portfolio consists of every type of
housing from single family detached to the 95-unit Sleepy Willow
apartment complex.
The vacancy rate for this program as of December 2004 was 10%. Sleepy Willow Apartments vacancy
rate was 27%. Without Sleepy Willow or the SRO's, the vacancy rate was 5%. Keeping these units
fully occupied has been a challenge for several years. In 2004, a total of 224 units turned over for an
annual turnover rate of 59%.
Average household income for the Affordable Housing Program by family size is as follows:
Family Size
1
4
Total Average
Averaee Annual Income
$10,268
$12,053
$14,790
$14,349
$11,480
The
Illa ge
m"I pfunj S,treet
This year a "branding exercise" was completed. The result was a
new name and logo for the program "Villages" and new name of the
Sleepy Willow Apartments — The Village on Plum. The new
identify will help the properties curb -appeal and government
stigma.
NORTHERN HOTEL
The Fort Collins Housing Authority is the contracted management agent
for the Northern Hotel Limited Partnership. As management agent, the
Authority provides all leasing functions, which include eligibility and
compliance work for all of the grant and funding sources that require
income eligibility. Documentation and reporting is required by the Low
Income Housing Tax Credit Program of the Colorado Housing and
Finance Authority, the Colorado Division of Housing HOME program, the
Federal Home Loan Bank of Topeka, and for all of the income
requirements of the Housing Choice Voucher Program. The Authority
"project -based" 47 Housing Choice Vouchers to the Northern Hotel in
2001 due to severe vacancy problems. Since that time, the program has
been full as it is now serving people earning well below 30% of area
median income.
Of the 47 total households in the Northern Hotel, the average annual income is $8,159. The average
tenant rent is $180 for the one -bedroom units and $179 for the two -bedroom units.
As of December 2004 there were 16 applicants for this program with an approximate waiting time of
four months.
Maintenance management of the Northern Hotel remains challenging. The Fort Collins Housing
Authority Facilities and Maintenance Manager spends a great deal of time working on systems that also
affect the commercial space of the site. Any work provided above and beyond the scope of the
management agreement is billed at a separate "owner's representative" rate to cover this expense.
FACILITIES AND MAINTENANCE DEPARTMENT
Fort Collins Housing Authority Maintenance Department special accomplishments for 2004 included
updating 20-year capital schedules, initiating "inventory cycle counting", on-line stock ordering,
documenting unit damages with electronic photos, and creating "time -standards". Staff participated in
training in Spanish, Excel 12 3, Word, Advanced Word, HVAC troubleshooting, REAC inspection
protocol, procurement procedures, methamphetamine identification/remediation, and CPR/First Aid.
Work Orders Completed 2004:
• Staff completed 383 emergency service calls within 24 hours
• Staff completed 2757 routine resident generated service calls with an average time of 5days
• Staff completed 200 vacancy turn-arounds
• Total service calls completed in 2004 including our vacant unit work orders is 3158
Several substantial rehabilitation grants were administered:
• 300 ls` Street Rehabilitation, CDBG Grant $130,000
• Sleepy Willow Rehabilitation, CDBG Grant $342,000
0 811 East Myrtle Rehabilitation, CDBG Grant $113,000
• Phase III Rehabilitation, CDBG Grant $258,000
• Public Housing Capital Grant, $218,000
RESIDENT SERVICES
Public Housing Family Self -Sufficiency Program (FSS) - The three-year HUD grant that maintained the
Public Housing FSS program expired in April 2004 and was not renewed. The agency made a
commitment to continue providing case management services to the 15 families that had 3 to 5 year
contracts and goals toward self-sufficiency. One participant graduated after holding a full-time
professional position for over a year. Though she did not receive any escrow monies, she was able to
pay off many old bills and improve longstanding medical issues. At year's end the program was carrying
10 participants. Most of them were in school and working full-time. The agency submitted a new request
for renewal of the program's funding. Grant awards have yet to be announced.
! In early summer 2004 the agency formed a "get out the vote„
y _; I / initiative to encourage low-income families to become more
Let Your Voice for empowered in the political process by registering and voting in
Housing Choice be Heard the upcoming elections. A set of training materials and
promotional brochures were put together through contacts with
the local League of Women Voters, national voter initiative programs, the Larimer County Clerk and
Recorder's election office, and other housing agencies that serve low-income residents. On July 15,
2004 the Housing Authority offered a training session for area housing coordinators. Packets for each
coordinator that included registration and voting information was reviewed and handed out in the hopes
that it would be passed on to families. The Housing Authority also created a small contest for its own
residents to encourage new registration or voting.
Holiday Sponsors - This year a private individual and friend of the agency approached the organization
and asked if her friends and family could create holiday baskets for six of our families in the First Step
program. She gathered 20 people and created wonderful loads of appropriate gifts and necessities for our
families. She has offered to organize an expanded effort next year with the help of a local women's
philanthropic foundation.
Low -Income Public Housing FSS Client Assistance Fund -
$3358.08 was spent this year for client assistance. The percentage breakdown was:
Transportation 35.99 %
Educational Support 20.48 %
Medical/Dental Help 9.1 %
Employment Support 4.3 %
Housing 9.98 %
Miscellaneous 9.98 %
C�
Housing Choice Voucher Program Family Self -Sufficiency - The Housing Choice Voucher Family Self -
Sufficiency (FS-S) program continued to serve approximately 42 families. This program is funded
through a one-year renewable grant for salary and benefits of the coordinator. In 2004, there were seven
graduates from the Voucher FS-S Program. Each of them received the escrow they had accrued. Six of
the families have reached incomes high enough to no longer need or even qualify for housing assistance.
Graduates Escrow Disbursements
Family 1 - $1,724.41
Family 2 - $6,645.64
Family 3 - $2,550.00
Family 4 - $7,567.35
Family 5 - $11,716.95
Family 6 - $4,446.99
Family 7 - $ 280.41
Special events through the FS-S program in 2004 included the 7`s Annual Mervyns ChildSpree, which
this year provided back -to -school clothes for 30 children. One grant was received from the Community
Foundation of Northern Colorado specifically to serve children.
Homeownership — The Section 8 Homeownership program was on -hold for the greater part of 2004 due
to lack of funding for the coordinator. A grant for the coordinator was received and the full time
coordinator began in January 2005. Two families closed on new homes during the year.
FINANCE
The option of direct deposit for housing assistance payments was offered to landlords participating in
the Housing Choice Voucher Program in 2004.
A new cost tracking system was implemented. Historically, the Fort Collins Housing Authority and the
Fort Collins Housing Corporation had taken a portfolio approach to costing and budgeting. Due to the
economy, vacancy problems, and revenue concerns, it was important to know the costs of operation of
each unit in order to assess whether certain units should be sold and whether economies of scale
outweigh the benefits of scattered sites. Costs are now tracked by 20 different unit types. Projects over
4 units are tracked by project. Single family homes are tracked individually. Staff are now analyzing
the data in order to make recommendations on each property or property type in terms of grant
applications for capital needs, changing rent structures, or selling off properties that do not perform.
Other activities:
• Banking services were analyzed and FirstBank was selected as our primary bank.
• Proposals for general legal counsel were solicited. Liley Martell & Rogers was again selected.
• The agency received another clean audit report.
• Labor market adjustments were approved for 2005 with information from the annual wage survey
data.
7
INFORMATION TECHNOLOGY
The Fort Collins Housing Authority strives to keep all information technology systems up-to-date to
provide the best possible service to our customers. New computers have been purchased and
configured to support the upgrade to Emphasys Computer Solutions windows based product (Ellite).
Emphasys Computer Systems is our Housing Authority software vendor for transmission of all data to
the U.S. Department of Housing and Urban Development. A network assessment has also been
completed and we hope to start conversion by April or May of 2005.
The Network is connected to the City of Fort Collins Network. Services provided include; Novell
Netware and Zen Works GroupWise and Internet access and McAfee virus scan. The City keeps all of
these services up to date with the assistance of our IT person.
FCHA continues to refine its website and develop ways for the community to access our programs
electronically.
COMMUNITY COORDINATION AND ADVOCACY
In 2004, FCHA partnered with the following entities through leadership, advocacy, coordination and
support:
• Fort Collins Apartment Owners Association
• Neighborhood Task Force
• Latimer County Affordable Housing Coalition
• Latimer County Workforce Investment Board: Executive Committee and Youth Council
• Neighbor to Neighbor
• CARE Housing, Inc.
• Project Self Sufficiency
• Social Services Family Response Team
• Northern Front Range Continuum of Care
• Interfaith Council
• Mental Health and Substance Abuse Partnership
• CORE Center/Poudre Valley Mobile Home Park
• Larimer County Community Corrections — Women's Transition
• Poudre School District
• First United Methodist Church
• Eastgate Homeowners Association
• Stanford Homeowners Association
• Thunderbird East Neighborhood Association
• Northside Neighborhoods Plan Technical Advisory Committee
• FirstCall ServiceNet
• Housing Services Day Center Steering Committee and Building Committee
• City Manager's Executive Lead Team
• National Association of Housing and Redevelopment Officials: State, Regional and National
Committees
• Housing NOW Conference
• Colorado Coalition for the Homeless
• Latimer County Home Improvement Program (LaHIP)
• Latimer County Homeownership Program (LaHOP)
• Latimer County Drug Task Force
Attachment A
Fort Collins Public Housing
2004 Demographics
2004 Fort Collins Public Ho sing Distribution by Average Annual Income (%
Extremely Low Income,
Very Low Income,
Low Income,
Below 30% of Median or
50% of Median or $33,250
80% of Median or $53,200
< $19,950 family of 4
for family of 4
for family of 4
86
12
2
2004 Fort Collins Public Housing Average Annual Income ($)
Fort Collins Public Housing
9,076
Colorado Overall Average
10,322
2004 Fort Collins Public Housing Distribution by Source of Income (olo)
With any wages
With any welfare
With any
SSUSS/Pension
With any other
income
39
201
34
1 24
2004 Fort Collins Public Housing Distribution by Total Tenant Pa ment (%)
$0
1 $1-$25
1 $26-$50
1 $51-$100
1 $101-$200
$201-$350
$351-$500
$501+
01
01
171
141
33
20
11
5
2004 Fort Collins Public Ho sing Distribution b Family T e (%)
Elderly,
Elderly,
Non-
Non-
Elderly,
Elderly,
Non-
Non-
All
no
with
elderly,
elderly,
no
with
elderly,
elderly,
female
children,
children,
no
with
children,
children,
no
with
headed
non-
non-
children,
children,
disabled
disabled
children,
children,
househld
disabled
disabled
non-
non-
disabled
disabled
with
disabled
disabled
children
3
0
4
62
6
1 0
19
7
65
Housing Choice Voucher Program
2004 Demographics
2004 Fort Collins HCVAvera a Annual Income $
Fort Collins HCV
9,928
Colorado Overall Average
9,819
2004 Fort Collins HCV Distribution by Source o Income %
With any wages
With any welfare
With any
SSI/SS/Pension
With any other
income
36
1 141
45
1 24
10
2004 Fort Collins HCV Distribution by Total Tenant Payment (%)
$0
$1-$25
$26-$50
$51-$100
$101-$200
$201-$350
$351-$500
$501+
1
0
13
11
32
26
9
8
2004 Fort Collins HCV Distribution by Famil T e (%
Elderly,
Elderly,
Non-
Non-
Elderly,
Elderly,
Non-
Non-
All
no
with
elderly,
elderly,
no
with
elderly,
elderly,
female
children,
children,
no
with
children,
children,
no
with
headed
non-
non-
children,
children,
disabled
disabled
children,
children,
househld
disabled
disabled
non-
non-
disabled
disabled
with
disabled
disabled
children
9
0
7
47
6
0
23
8
50
2004 Fort Collins HCV Avera a Tenant Pa ment by Famil Type ($
Elderly,
Elderly,
Non-
Non-
Elderly,
Elderly,
Non-
Non-
All
no
with
elderly,
elderly,
no
with
elderly,
elderly,
female
children,
children,
no
with
children,
children,
no
with
headed
non-
non-
children,
children,
disabled
disabled
children,
children,
househld
disabled
disabled
non-
non-
disabled
disabled
with
disabled
disabled
children
233
515
224
232
228
210
192
250
220
11