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National Housing Trust Newsletter |
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Greetings!
Utility-funded energy efficiency programs are a significant and growing source of resources for building retrofits that remain largely untapped by the multifamily sector. Most states require utilities to implement energy efficiency programs, often paid for via charges included in customer utility rates. According to the Edison Institute, U.S. ratepayer funded energy efficiency budgets totaled over $5.4 billion in 2010 and are likely to reach $12 billion by 2020.
The problem? Most utility programs rarely touch the multifamily housing sector, typically focusing on energy efficiency upgrades in large commercial facilities or single family homes.
It's up to all of us to encourage utilities to provide multifamily housing its fair share of utility-funded retrofits. Energy retrofitting multifamily affordable housing provides multiple benefits- reduced energy use and carbon emissions, lower operating expenses, preserved affordability and more comfortable, healthier living environments for low-income families. Equally important, retrofitting multifamily housing helps the utilities meet their energy reduction goals.
The National Housing Trust has partnered with the American Council for an Energy-Efficient Economy, National Consumer Law Center, and D&R International to bring together utilities, energy and environmental advocates, affordable housing owners, and government housing and energy officials. Our message is simple: how do we develop the relationships and plans needed to assure that an equitable allocation of utility energy efficiency dollars flows to the multifamily sector and utilities' energy reduction goals are met? In some states, utilities are partnering with housing finance agencies to set aside a portion of retrofit funding for affordable rental housing. In others, the utility provides upfront interest-free financing and grant incentives to cover the cost of energy efficiency improvements in multifamily housing. In still others, utilities work with intermediaries who deliver the retrofits.
We encourage you to join energy advocates in your state to meet with utilities about their plans to reduce energy consumption. We've developed some best practices and some lessons learned. Let us know if you would like more information on utility-funded, multifamily retrofits.
Stay tuned,
Michael Bodaken |
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Residents of Alliance Apartments in Minneapolis exchange smiles
Photo Credit: Matt Hodson, Aeon |
NHT Launches Section 8 Storytelling Campaign
Help us! New American Community Survey (ACS) poverty data for 2010 released last week by the US Census Bureau paint a painful picture of families paying the price for an economic recovery that has left far too many of them behind. The combined impact of high unemployment and declining wages has resulted in a national poverty rate of 15.1 percent. This accompanies a growing wealth gap in the U.S. With incomes stagnating and the number of Americans in poverty at a 52-year high, low-income families now more than ever need access to stable, affordable places to live. Section 8 funding provides housing for some of the most vulnerable households in America, but program cuts threaten to create a housing crisis for those least equipped to respond.
We are highly motivated to protect this unique housing resource. To secure full funding for project based Section 8 in the future, the National Housing Trust is engad in a campaign to explain to key Senators and members of the House the value of the Section 8 program for the people who call it home. Our working theory is that Congress tends to be persuaded by personal stories. Thus, the Trust is collecting resident photos and success stories to tell the Section 8 story, focusing on the people rather than the program. We will create a "storybook" for over 20 states, consisting of resident photos, success stories, letters from residents, and data (compiled by the Trust) on expiring Section 8 units within the given state. In addition, we are putting together short slideshows for members of Congress to demonstrate how important Section 8 funding is to families and senior citizens that so desperately need affordable places to live.
Check out a sample video by clicking on the image below:
 | | "Where will we live?" Families describe the importance of their affordable homes in this short video. Click the image above to view the video. |
This campaign would not be possible without materials provided by our partners. If you have photos, resident success stories, resident letters or videos to share, or just need more information, please contact Clark Nickell at cnickell@nhtinc.org or 202-333-8931, ext. 110 |
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Recent Congressional Action: House and Senate Appropriations Committees Approve FY2012 HUD Spending Bills
Both the House and Senate Appropriations Committees have approved Transportation-Housing and Urban Development spending bills. The House bill provides $38 billion for HUD overall and the Senate spending bill provides $39 billion. For project-based Section 8, the House funds the program at $9.48 billion and the Senate funds it at $9.418 billion. While this is amount is consistent with HUD's request, the Senate included a rescission of $200 million that is typically used for renewing project-based section 8 contracts. This raises concerns whether the program is funded at a level to support the long-term rental assistance contracts for the entirety of FY2012. However, the Senate bill restores funding for other Administration priorities, including the Choice Neighborhoods program ($120 million) and the Sustainable Communities grants ($90 million).
Click here for the House THUD Appropriations bill and click here for the Senate THUD Appropriations Press Release. |
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Tour of NHTCDF Supported Affordable Housing Provides Congressional and Treasury Officials a Firsthand Look at the Benefits of Community Development Lending
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Coop Pres., Joyce Smith, (left) explains impact of the CDFI loan to visiting officials
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The National Housing Trust Community Development Fund (NHTCDF) was featured in a tour of successful CDFI projects for U.S. Congressional staff and select U.S. Department of Treasury officials. Staff from the Community Development Financial Institutions (CDFI) Fund organized the tour to highlight the significant community and economic benefits that have resulted from CDFI lending in D.C.
First stop on the tour was Twining Terrace Cooperative, home to 37 families in Southeast D.C. A predevelopment loan from NHTCDF, in partnership with Enterprise Community Loan Fund (ECLF), helped save the property from deteriorating conditions. Twining Terrace was the District's first limited equity cooperative when the building was purchased by Cooperative in 1982; the building has not had significant renovation during all of this time and by 2007, the property was in need of significant repairs. NHTCDF's predevelopment financing allowed Twining Terrace's residents to take the first steps towards fully renovating their homes. The loan provided the resources they needed to develop a comprehensive construction plan that included engineering assessments, appraisals, contractor bidding, and many other predevelopment needs.
Keiva Dennis, Director of NHTCDF and Joyce G. Smith, president of the Twining Terrace Cooperative Association, led the visiting officials on a tour of the property which is now under construction. It was a great opportunity to show firsthand how loan funds like NHTCDF are improving communities and creating jobs. NHTCDF provides predevelopment and interim loans to help affordable housing providers move quickly to preserve and improve affordable homes. Click here to learn more about NHTCDF's lending products.
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 National Housing Trust Receives HUD Research Grant to Advance Sustainable Communities NHT, in partnership with Abt Associates, will research how the Low Income Housing Tax Credit (LIHTC) program can most effectively be used to promote the preservation of affordable housing near transit. Specifically, we will measure and analyze how changes in transit incentives in state Qualified Allocation Plans (QAPs) affect the location of preserved rental housing projects financed through the LIHTC program. NHT was one of 6 organizations to receive funding to conduct research and analysis through the HUD Sustainable Communities Research Grant Program. For more information about the awards, click here. |
Department of Energy Issues New Guidance Clarifying Weatherization Assistance Program Documentation Requirements for Multifamily Buildings
In new guidance, the Dept. of Energy has reminded Weatherization Assistance Program grantees that energy efficiency upgrades in multifamily rental housing can lower energy costs and provide greater affordability for low income families. The guidance clarifies that owners of multifamily buildings on DOE's streamlined income eligibility lists must collect household demographic data, but no other documentation is required for participation in the WAP program. The guidance also clarifies that owner records provided on an entire building or project basis, rather than on a unit by unit basis, is sufficient for meeting the program's documentation requirements.
Click here for the guidance. |
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New Hampshire Uses Innovative Partnership and Weatherization Program to Fund Multifamily Retrofits
An innovative partnership between multiple state agencies in New Hampshire will help preserve older multifamily affordable properties through energy retrofits. New Hampshire Housing is administering an $8 million loan program for energy efficiency improvements in existing publicly-assisted, rent-restricted housing developments. A significant source of funding for the program is $3 million in federal stimulus Weatherization Assistance Program funds provided by the NH Office of Energy Planning. Other funding sources include $3 million in federal HOME funds provided by New Hampshire Housing, the state's housing finance agency, and $2 million from the NH Public Utility Commission.
Qualified low-income multifamily properties can receive zero-percent, fully deferred-payment loans to cover the cost of energy improvements. Eligible efficiency measures are determined by an energy audit and must achieve at least a 15% reduction in energy use. Property owners must commit to keeping rent levels affordable for twenty years after energy improvements are complete.
Applications are currently being accepted on a first-come, first-serve basis. Visit the program website to learn more: www.nhhfa.org/bp_greener.cfm.
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Legislation Introduced by Sen. Menendez Would Create Livable Communities and Save Taxpayers Billions by Encouraging Coordinated Public Investments
Senator Menendez (D-NJ) has introduced new legislation to promote smarter community development and economic growth that will save taxpayer dollars. The proposed Livable Communities Act of 2011 (S. 1621) would formally authorize the Department of Housing and Urban Development's Office of Sustainable Housing and Communities to coordinate the federal government's multiple transportation, housing, environmental, and business development programs in order to reduce program duplicity and government costs and encourage inter-agency cooperation. In partnership with the Environmental Protection Agency (EPA) and the Department of Transportation (DOT), the Office will streamline program regulations, making them more accessible to local communities and increasing returns on federal investments. The legislation also includes provisions for two grants and a loan program to support public-private partnerships that develop and implement comprehensive community development plans integrating housing, transportation, and infrastructure needs while promoting transit-oriented development. It is projected that such efforts could save communities up to $122 billion in infrastructure costs over the next 25 years.
Click here for more information.
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HUD Announces Multifamily Preservation
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Hazel Hill Apartments, an affordable multifamily property preserved by NHT/Enterprise
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Website
HUD has recently announced the addition of a preservation web page to the multifamily website. This new page is a much-needed resource that provides information about preserving older affordable properties. It features information on:
- Preservation of Section 202 Properties
- Mark to Market (M2M) Legislation
- Using FHA Mortgage Insurance to Refinance Multifamily Properties
- Preserving FHA-Insured Properties With Maturing Mortgages
- Safeguarding Tenant Assistance
- Renewing Section 8 Housing Assistance Payment (HAP) Contracts
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