RESIDENT RELOCATION DURING A RAD DEAL RAD CONVENING

RESIDENT RELOCATION DURING A RAD DEAL RAD CONVENING GREENSBORO, NORTH CAROLINA SEPTEMBER 12, 2019

WHO ARE WE?

RAD RESIDENT RELOCATION Ø RAD Relocation requirements for Components 1 & 2 Ø More stringent apply to Component 1 in Notice Ø Main Requirements Applicable to both Component 1 and 2 that are from RAD: Ø Residents guaranteed “right to return” Ø Only permits voluntary permanent relocation Ø No re-screening of residents at conversion Ø Phase in of resident rent increases

MAIN OBJECTIVES OF RAD RELOCATION RULES Ø Encourage resident consultation – minimum of 2 meetings Ø Keep residents informed about potential plans and ensure they understand the impact of plans on their tenancy Ø Ensure residents can exercise “their right to return” Ø Ensure residents are treated fairly, consistently, and equitably

EVERYONE IS INVOLVED IN THIS SESSION TODAY Ø Time to get up and move to a new table Ø Make sure at least one person at your table has been involved in a RAD deal Ø Spend a few minutes as a group: Ø What are steps that you need to take with residents before you even know that relocation is going to take place? REPORT BACK TO LARGER GROUP

WHEN AND WHERE TO BEGIN WITH RELOCATION? Ø Before application even goes in: Ø Development of business case for the project (rehab, redevelopment, conversion) Ø Development team meetings Ø High level assessments of property and residents

EARLY ON WITH RESIDENTS Ø Before application even goes in: Ø Two required resident meetings Ø Prepare and send RAD Information Notice (RIN) to residents via certified mail Ø Required resident log that tracks every household from 1 st required meeting and anyone who moved in after conversion of assistance

YOU POTENTIALLY THINK RELOCATION IS GOING TO BE REQUIRED? Ø Prepare and send General Information Notice (GIN) to residents via certified mail Ø Scope relocation plan Ø Review and understand capital need assessment and other project documents Ø Delays may still occur during this time

RELOCATION IS HAPPENING – FOR SURE! Ø Back to your small group discussion for a few minutes: Ø You know relocation is going to happen – what are your next steps with relocation? REPORT BACK TO LARGER GROUP

RELOCATION IS HAPPENING – FOR SURE! Ø Develop a draft Relocation Plan Ø Project details and requirements Ø Preliminary resident data Ø Analyze all applicable regulations Ø Develop preliminary relocation schedule Ø Determine other data needed

NEXT STEPS WITH RESIDENTS Ø Household surveys/interviews Ø Invitation to meet with residents 1: 1 Ø Conduct interviews Ø Track progress Ø May need to go door to door

DEVELOP RELOCATION LOGISTICS/PROJECT MANAGEMENT PLAN Ø Determine all resources and vendors needed (relocation company, attorneys, etc. ) Ø Develop specifications for vendors Ø Develop policies and procedures for relocation team to conduct work

DETERMINE RESIDENT RELOCATION ELIGIBILITY Ø Minimum of 10 business days prior to needing to serve the RAD Relocation Notice Ø Review and update resident information Ø Conduct final housing survey for replacement housing Ø Calculate relocation assistance

SECURE RELOCATION RESOURCES Ø Procure moving vendors, housing providers, and resources Ø Network with local brokers and property managers Ø Other determined needs from logistics plan

PREPARE AND SERVE RAD RELOCATION NOTICE Ø Must have RAD Conversion Certificate in hand Ø Must be served a minimum of 30 days prior to required move out day for temporary and 90 days for residents to be relocated more than 12 months Ø In cases where voluntary permanent relocation or relocation greater than 12 months, household must be given 30 days to consider before making a decision

TIME FOR RELOCATION Ø Last time with your small group discussion for a few minutes: Ø Residents are beginning to relocate – what’s next? REPORT BACK TO LARGER GROUP

TIME FOR RELOCATION! Ø Plan moves individually with households Ø Coordinate with vendors Ø Conduct relocation readiness inspections Ø Assist with identifying replacement housing Ø Assist with preparing claims for compensation

ALWAYS HAPPENING… Ø Maintain relocation case files Ø Update relocation plan Ø Prepare for audits

CLOSEOUT Ø All cases should be closed within 20 days after relocation of household is completed Ø Relocation plan should be updated 20 days after relocation is completed Ø Audit should be responded to per notice from HUD

REVIEW OF NOTICES Ø RIN Ø GIN Ø Notice of Eligibility for Relocation Assistance (over 12 months or voluntary permanent relocation) Ø Notice of Intent to Acquire (acquisition) Ø 90 -Day Notice (only for voluntary permanent relocation, note county and other state regulations may have varying timeframes) Ø RAD Notice of Relocation Ø Notification of Return to the Covered Project

CASE SCENARIO 1 Ø Ms. Davis is 28 years old, with 4 children (3 girls and 1 boy) in the household (ages 12, 10, 8, and 3). She is pregnant with her fifth child and is a public housing resident. Ms. Davis has resided in the same 2 bedroom unit for 3 years. Her boyfriend has also moved in and Ms. Davis wants him on her lease. Ø Property Manager has been telling Ms. Davis that PM will re-house her to the correct size unit for the past 2 years. Ø Ms. Davis has not completed a re-certification in 2 years because she has failed to keep her appointments. Ø Along come RAD…Ms. Davis has the right to return. Ø What questions are you asking the PHA team members? How would you handle this?

CASE SCENARIO 2 Ø Ms. Johnson is 43 years old, with 1 child in the household, and has been living at the property for 3 years. Her son is 18 years old now. Ms. Johnson has requested to add her fiancé to her lease several times. Ø Property Manager keeps ignoring Ms. Johnson’s request with no explanation. Ms. Johnson enters the Property Management office one morning and explains that her fiancé has been violent to her and her son for two months and she wants him out of her unit. Ø RAD is here! Ø In your recent review of the rent roll, it only shows Ms. Johnson and one minor child. Ø What questions are you asking your PHA team? Does VAWA come into play? The Violence Against Women Act of 1994.

LEARNING FROM EACH OTHER LARGE GROUP DISCUSSION – POWER OF KNOWLEDGE/EXPERIENCE IN THIS ROOM Ø What did we miss? Additional thoughts/points? Ø Successes with RAD and relocation Ø Lessons learned? Ø Advice for your colleagues

THANK YOU