HomeMy WebLinkAbout2008 - Housing Catalyst - Annual Report1
YEAR IN REVIEW 2008
AGENCY OVERVIEW
In 1971, the Fort Collins Housing Authority was created to build, own and manage affordable,
subsidized housing for low and moderate-income Fort Collins residents. Today, FCHA currently assists
approximately 1,500 families (3,500 individuals) throughout Larimer County through various programs.
These programs include federally subsidized Low Income Public Housing, Housing Choice Voucher
Program (Section 8 Rental Assistance), management of the Wellington Housing Authority, management
of The Villages non-subsidized affordable housing properties owned by the Fort Collins Housing
Corporation, development and management of the low income housing tax credit development the
Village on Elizabeth LLLP, and management of the historic Northern Hotel low income housing tax
credit development.
Our Mission:
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.
Our Business Objective:
To achieve this mission all FCHA functions will be operated with attention paid to a triple bottom line:
• Maintaining the fiscal viability of the organization
• Achieving a social goal through the provision of affordable housing
and supportive services
• Achieving environmental sustainability
Our Core Values:
Through our day to day operations as well as when striving to attain our long-term goals, FCHA staff’s
Core Values are prevalent in our work in the manner in which we serve our community.
“Team FCHA”
Teamwork
Fun
Compassion
Honesty
Accountability
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Situational Summary:
Based upon 2005 U.S. Census estimates, the City of Fort Collins has a population of 125,461. The city
witnessed strong population growth throughout the 1990s. However, in early 2000 to present, Fort
Collins has registered a significant slowdown in population growth. Although the population is
expected to continue to grow during this decade it is expected to be at a slower rate than in previous
years.
The rental market continues to be competitive with rent specials continuing to be prevalent. The market
is beginning to show moderate decreases in vacancy and is projected to continue to improve over the
next year.
Wait lists for federally subsidized programs are very long. The public housing wait list averages six
months to one year for most bedroom sizes, two years or more for one-bedroom units. The Housing
Choice Voucher program waiting list currently has 53 families who can anticipate a four-year or more
wait. This list has been closed since 2004.
In 2008 the Housing Authority received enough funding for all of it’s 844 Housing Choice Vouchers
and an increase in it’s administrative fees for the program. This was the first time in six years that we
were fully funded for the Housing Choice Voucher program. The budget for 2009 will probably not be
known before March of 2009 at the earliest.
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 2008
demographics.
For 2008, Fort Collins Public Housing had an
average vacancy rate of 1%. This program
had an annual turnover rate of 28%; meaning
43 of the 154 units had a family move-out
during the year. This number is up from a
21% turnover rate the previous year.
Numerous factors contribute to such changes,
including availability of Housing Choice
Vouchers, availability of affordable housing in
the market, and stability of the families
served.
The federal regulations for waiting list selection are quite stringent and create a challenge. There are
currently 1261 applicants on the Fort Collins Public Housing waiting list, many of these being for one-
bedroom units. At this time, the anticipated length of wait can be over 24 months depending on
bedroom size needed.
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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. As of
December 2008, there were 372
applicants on the Wellington Public
Housing waiting list.
The Wellington Housing Authority community building was completely remodeled and is now used by
residents as well as by community groups.
HOUSING CHOICE VOUCHER PROGRAM
The Fort Collins Housing Authority administers approximately 844 Housing Choice Vouchers (HCV),
also known as Section 8, for Fort Collins and Larimer County. The Larimer County allocation of 100 of
these vouchers is administered through an intergovernmental agreement, 65 of which are targeted
specifically to people with disabilities. Attachment A provides 2008 program demographics.
The Fort Collins Housing Authority administered $6,133,572 in Housing Assistance Payments (HAP) to
local landlords on behalf of participating families in 2008. 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 is an active
member of the Fort Collins Apartment Owners Association where staff interacts with local landlords on
a regular basis.
The U.S. Department of Housing and Urban Development (HUD) grades this program through its
Section 8 Management Assessment Program or SEMAP. We anticipate an “A” rating again for 2008
and utilized 99% of our authorized vouchers. Utilization of 100% of authorized vouchers is difficult to
achieve because the rental assistance amounts for each family vary by each family’s income, family
size, the rent and utility amounts at their particular home, and other factors.
As of December 2008, there were 53 applicants for the HCV program, but this is in no way indicative of
community need because this waiting list has been closed since November 1, 2004. The anticipated wait
is now four years or more from the date of application. A separate waiting list is administered for
people interested in the “project-based” voucher program. Twenty percent of the vouchers are “project-
based” or assigned to specific rental units. There are currently 958 applicants on that list with a wait of
approximately 12 months average depending on bedroom size.
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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 December 2006 the First Step program, a tenant-based rental assistance program, received grant
awards that extended the initial two year program for an additional two years. 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 has provided 53 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 on a monthly basis. FCHA is fiscal agent for the grant. Nine subsidy slots were
awarded to the Loveland Housing Authority, who has used Angel House as its case management
provider.
2008 was a time of transition for the program. The
majority of First Step families began the program in late
2006 and early 2007. They have subsequently used up
their two year subsidy. Of the 44 households served by
the program in Fort Collins, 10 have graduated
successfully, and are financially independent of welfare in
any way. Permanent subsidized housing through the Public
Housing or Housing Choice Voucher programs was
obtained by 14 other program families. Of those 14, six
chose to sign contracts with the Family Self-Sufficiency
case management program to continue working toward
financial independence goals. Six original program participants were negatively terminated for various
policy infractions or eviction. Four households left the program after their subsidy with First Step ended,
and they remain without permanent housing. All of them are still on FCHA wait lists for a housing
subsidy. Most of them are near the top of those lists.
Thirteen First Step participants remain in active case management and rent subsidy. Eleven of the 13
have full or part-time jobs. Six are in school working toward GED, vocational certificates, AA or BA
degrees. Two will soon graduate from college. All but two families will be done with their subsidy by
August 2009. The last two will complete on February 1, 2010. Besides establishing goals, working
toward independence, and reviewing their status monthly with the case manager, all families were
required to complete a four-hour financial fitness class provided by the Consumer Credit Counseling
agency in Fort Collins. They were asked to do this within the first year of program involvement. All 44
families have successfully done so.
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SINGLE ROOM OCCUPANCY: SUPPORTIVE HOUSING FOR HOMELESS
On behalf of the Fort Collins Housing Corporation, the Fort Collins Housing Authority operates three
sites with 42 total single rooms of permanent supportive housing for individuals who are homeless upon
admission. Two of these projects known as The Homecoming (Myrtle House and First Street) receive
direct HUD rental subsidy. The third project, Linden House, now has a total of 13 project-based
vouchers at the site. Case management is available for some residents through the Larimer Center for
Mental Health. This is a highly unstable population. There were 43 “move-outs” in 2008 for a turnover
rate of 98%. As of December 2008, there were 223 applicants on this waiting list with an expected wait
of approximately one year.
COMMUNITY DUAL DISORDERS TEAM VOUCHERS
The Community Dual Disorders Team (CDDT) combines housing with intensive case management and
therapeutic support, according to best practices, in order to end the cycle of chronic homelessness for
individuals with serious mental illness and substance use disorders. CDDT is a multidisciplinary team
including team members from multiple agencies including, Larimer Center for Mental Health, the
Health District of Northern Larimer County, Connections and the Fort Collins Housing Authority. The
team provides case management, medication management, assistance with benefits acquisition,
supportive employment, family support, and individual and group therapy. All interventions are
specifically tailored to each client’s individual needs and wants based on their motivation to change their
lives using evidence based therapeutic techniques.
CDDT has been providing treatment and housing to 12 consumers for nearly one year now. Although
the full evaluation report is not yet available, early data shows a clear reduction in incarceration rates
and emergency service utilization. Also impressive is that there has been a 100% retention rate and only
one unintended move. Although many of the consumers are still struggling with their severe mental
health symptoms and addiction, which is to be expected so early into a long term program, there has
been an overall improvement in stability for most of them.
This program is modeled after an evidence based practice called Integrated Dual Disorder Treatment.
This treatment model has been shown to improve quality of life, employment, housing stability and
employment and to reduce hospitalizations, alcohol and illicit drug use, arrests and incarcerations. The
Community Dual Disorders Team underwent a thorough fidelity assessment to see how closely they
adhere to the specifications of the model and was rated quite high for a baseline score with a 3 out of a
possible 5 rating. This is a promising indicator that this team will achieve good clinical outcomes with
the consumers in the program, especially considering that all 12 of the individuals were previously
homeless and now have stable housing and support services.
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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
program. The Corporation owns 356 units of housing scattered
throughout Fort Collins. This portfolio consists of many types of
housing, from single family detached to the 95-unit Village on
Plum apartment complex.
The average vacancy rate for this program for 2008 was 5%. Keeping these units fully occupied has
been a challenge for several years. In 2008, a total of 147 units turned over for an annual turnover rate
of 47%, about the same as last year.
Average household income for the Affordable Housing Program was $12,573 in 2008.
Outreach and marketing have continued to evolve. A formal outreach plan was created with the help of
an outside firm. The Fort Collins Housing Authority donated money for this outreach effort, which has
included professional brochures, signage, City bus panel advertising, and new website design and many
other types of outreach. The new image is starting to become recognized and we are seeing results from
these efforts!
Partnership Successes Continue: In 2008, we
continued our partnership with Crossroads Safehouse
providing transitional housing for nine families coming
out of the safe-house. We have also provided simplified
application processes for individuals coming through
Community Corrections who have solidified case
management plans and are making documented progress
on their goals. We have provided four units for Island
Grove to transition families into the community from
their programs. We have continued to provide “project-
based” rental assistance vouchers to Neighbor to
Neighbor and CARE Housing, as well as subsidizing the
47 units of senior housing at the Northern Hotel.
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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. Documentation
and reporting is required by the Low Income Housing Tax Credit
Program/Colorado Housing and Finance Authority, the Colorado Division of
Housing HOME program, the Federal Home Loan Bank of Topeka, the
Housing Choice Voucher Program, and the owner group’s own annual
audit. 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 and is serving people earning well below 30% of
area median income.
Of the 47 total households in the Northern Hotel, the average annual income is $9,980. The average
tenant rent is $228. As of December 2008, there were 123 applicants for this program with an
approximate waiting time of six 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.
DEVELOPMENT AND REHABILITATION
In April, the Fort Collins Housing Authority received an Award of
Excellence in housing design from the Colorado Chapter of the
National Association of Housing and Redevelopment Officials
(NAHRO) for the Village on Elizabeth. This Low Income
Housing Tax Credit acquisition/rehab project was completed at
the end of 2007. In addition, Jeff Valloric, the project manager
and FCHA Facilities Manager, received an award for Outstanding
Staff Member of the Year from NAHRO.
In 2008, we added a development staff person to our team. This position was added to assist the
executive director with complicated financing structures in acquisition and development of affordable
housing. In early 2008, a contract was finalized to purchase the 82-unit Stanford Apartments. An
application was submitted to the Colorado Housing and Finance Authority for Low Income Housing Tax
Credits and was awarded upon second submission. In addition, a grant in the amount of $1.3 million
was received from the City of Fort Collins for this project. The project is anticipated to be complete in
2009.
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366 East Mountain Avenue Renovation: This 1908 5-plex building was rehabilitated with funding from
CDBG in the amount of $81,923, Downtown Development Authority, $53,813 and the Governor’s
Energy Office, $10,000. RB +B Architects and Blake Larson Structural Engineers donated their
professional services to design and engineer the building.
PROPERTY MAINTENANCE
The Fort Collins Housing Authority Maintenance Department major accomplishments and projects for
2007 include:
↸ Use of the Yardi software work-order system and time-standards to account for time at
each project
↸ Began use of the Yardi software system
↸ Recycling program for appliances and cabinets from rehabilitation projects with metal,
co-mingle, CFL lighting and yard-waste at the maintenance facility
↸ Use of Energy Star-rated equipment and building components, cabinets, counter tops,
carpeting, and paint in rehabilitation
↸ Solar energy used for domestic water heating in rehabilitation projects planned with the
Governors Energy Office, City of fort Collins Utilities, and DOLA
↸ Conservation measures with funding from Energy Outreach Colorado and Long Peak
Energy
↸ Energy Audits of all units and tier 1 conservation measures coordinated with Longs Peak
Energy and the Youth Conservation Corp.
↸ Community Make a Difference Day Landscape project with 100 volunteers from Various
community organizations
↸ Spring Volunteer month landscape project with 50 Premier Employment Screening and
United Way volunteers
↸ Staff training and implementation of Yardi computer software upgrade
↸ Staff licensed for general contracting
↸ Construction management software used for tracking development
366 East Mountain Avenue
Before and After
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Work Orders Completed 2008:
• Completed 297 emergency service calls within 24 hours
• Completed 4187 routine resident-generated service calls - average completion time of 8 days
• Completed 291 vacancy turn-arounds with an average time of 20 days
• Total service calls completed in 2008 including vacant unit work orders is 5388
Project management for several substantial rehabilitation grants:
• Village on Elizabeth Acquisition/Rehab $1,777,136, 100% completed
• 366 East Mountain Rehab $ 145,736 100% completed
• Energy Outreach Colorado efficiency grant 2007-2008 completed
• Leisure Drive Rehab $770,730 5% completed
RESIDENT SERVICES
The Resident Services department consists of four specific programs; Public Housing Family Self
Sufficiency, Housing Choice Voucher Family Sufficiency, Homeownership Program, and First Step
two-year transitional program.
� The team worked with 183 total families during the calendar year
�29 of these families enrolled in school
�77 families are making escrow savings contributions
�The average family escrow savings balance is $3663 with an average of $346 added monthly
�There were twenty (20) graduating families this year
�Eight families moved to non-subsidized housing
�Four families purchased a home this year
�Participants increased their earned income by $300,029 during 2008.
The Resident Services Committee of community volunteers was very
successful this year in raising funds and support for the families.
92 families received holiday support/holiday baskets
200 frozen turkeys were delivered to residents during the holidays
$10,000 was raised to provide “client assistance” for families
actively working on goals
System created for local Realtors to donate to client assistance year-
round
The 2
nd
Annual Soul of the City fundraising event at Avogadro’s
Number was a wonderful success!
At the case manager’s discretion, client assistance funds were used in many ways to help families
become successful: Education 30%, transportation 38%, housing costs 18%, medical/dental 6%, and
miscellaneous other assistance 8%. This contribution to families is in areas where other community
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resources are not available. Client assistance contributions must be for purposes such as to help families
maintain employment or education.
In 2008, we continued to successfully incorporate CSU social work interns in the self sufficiency
programs, with the placement of two interns.
Finally, the Resident Services committee hosted a barbeque in May 2008 to educate local realtors about
FCHA.
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. Since individual participant eligibility and statistical
data must be transmitted electronically to the U.S. Department of Housing and Urban Development, it is
vitally important that our systems are well maintained. In addition, from a business and fiduciary
perspective it is also essential that our systems allow us to track our finances in ways that are meaningful
and allow us to manage our assets properly. In 2008, we have become comfortable with the new
housing software system (Yardi). We look forward to taking a step further by adding new modules and
becoming more sophisticated in the use of the system.
More future I.T. goals:
FCHA continues to refine its website and develop ways for the community to access our programs
electronically. In 2009 we look forward to being more versatile, having a Spanish version of our
website.
Electronic data storage is the wave of the future. We will be working on areas in which it makes sense to
implement E-doc storage and developing storage protocols throughout 2008.
FCHA building on the formation of a Yardi users group with four other Colorado Housing Authorities.
COMMUNITY COORDINATION AND ADVOCACY
In 2008, FCHA partnered numerous community entities through leadership, advocacy, coordination and
support. The following list is not inclusive and is in no particular order. There are so many other
informal partnerships that it is impossible to list all of the great work being accomplished!
Community Dual Disorders Team
Sister Mary Alice Murphy Center for Hope
Fort Collins Apartment Owners Association
Neighborhood Task Force
Larimer County Affordable Housing Coalition
Larimer County Workforce Investment Board:
Executive Committee and Youth Council
CARE Housing, Inc.
Project Self Sufficiency
Crossroads Safehouse
Neighbor to Neighbor
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Social Services Family Response Team
Northern Front Range Continuum of Care
Interfaith Council
Community Mental Health and Substance Abuse Partnership
Larimer County Community Corrections - Women’s Transition
Poudre School District
Fort Collins Board of Realtors
Colorado NAHRO Yardi Users Group
Eastgate Homeowners Association
Stanford Homeowners Association
Thunderbird Neighborhood Association
FirstCall ServiceNet
City Manager’s Strategic Issues Team
National Association of Housing and Redevelopment Officials: State, Regional and National
Housing NOW Conference
Colorado Coalition for the Homeless
Larimer County Home Improvement Program (LaHIP)
Larimer County Homeownership Program (LaHOP)
Larimer County Drug Task Force
Housing Authority of the City of Loveland
Front Range Community College Advisory Board
Hewlett Packard
City of Fort Collins Utilities
Platte River Power Authority Energy Efficiency Program
Larimer County Alternative Sentencing Unit
Community Mediation Program
Larimer County Sheriff’s Parole Board
Longs Peak Weatherization
FINANCIAL DATA
The fiscal year 2008 audit report will be available in May of 2009. The fiscal year 2007 audit report is
available upon request.
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Attachment A
Fort Collins Public Housing
2008 Demographics
2008 Fort Collins Public Housing Distribution by Average Annual Income (%)
Extremely Low Income,
Below 30% of Median or
< $20,750 family of 4
Very Low Income,
50% of Median or $34,600
for family of 4
Low Income,
80% of Median or $55,350
for family of 4
86 13 1
2008 Fort Collins Public Housing Average Annual Income ($)
Fort Collins Public Housing 9,997
Colorado Overall Average 11,566
2008 Fort Collins Public Housing Distribution by Source of Income (%)
With any wages With any welfare With any
SSI/SS/Pension
With any other
income
37 16 37 25
2008 Fort Collins Public Housing Distribution by Total Tenant Payment (%)
$0 $1-$25 $26-$50 $51-$100 $101-$200 $201-$350 $351-$500 $501+
0 0 15 16 28 21 10 9
2008 Fort Collins Public Housing Distribution by Family Type (%)
Elderly,
no
children,
non-
disabled
Elderly,
with
children,
non-
disabled
Non-
elderly,
no
children,
non-
disabled
Non-
elderly,
with
children,
non-
disabled
Elderly,
no
children,
disabled
Elderly,
with
children,
disabled
Non-
elderly,
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Housing Choice Voucher Program
2008 Demographics
2008 Fort Collins HCV Average Annual Income ($)
Fort Collins HCV 11,361
Colorado Overall Average 11,202
2008 Fort Collins HCV Distribution by Source of Income (%)
With any wages With any welfare With any
SSI/SS/Pension
With any other
income
36 9 50 26
2008 Fort Collins HCV Distribution by Total Tenant Payment (%)
$0 $1-$25 $26-$50 $51-$100 $101-$200 $201-$350 $351-$500 $501+
1 0 12 10 26 27 14 11
2008 Fort Collins HCV Distribution by Family Type (%)
Elderly,
no
children,
non-
disabled
Elderly,
with
children,
non-
disabled
Non-
elderly,
no
children,
non-
disabled
Non-
elderly,
with
children,
non-
disabled
Elderly,
no
children,
disabled
Elderly,
with
children,
disabled
Non-
elderly,
no
children,
disabled
Non-
elderly,
with
children,
disabled
All
female
headed
househld
with
children
8 0 7 44 8 1 25 8 47
2008 Fort Collins HCV Average Tenant Payment by Family Type ($)
Elderly,
no
children,
non-
disabled
Elderly,
with
children,
non-
disabled
Non-
elderly,
no
children,
non-
disabled
Non-
elderly,
with
children,
non-
disabled
Elderly,
no
children,
disabled
Elderly,
with
children,
disabled
Non-
elderly,
no
children,
disabled
Non-
elderly,
with
children,
disabled
All
female
headed
househld
with
children
285 183 322 245 248 608 230 340 259
no
children,
disabled
Non-
elderly,
with
children,
disabled
All
female
headed
househld
with
children
2 0 3 57 5 0 24 10 61