3.2 introduction to rapid re-housing for families
Post on 09-Jul-2015
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M A R G E W H E R L E Y , A B T A S S O C I A T E S
N A T I O N A L A L L I A N C E T O E N D H O M E L E S S N E S S C O N F E R E N C E ,
F E B R U A R Y 9 - 1 0 , 2 0 1 2
Rapid Re-Housing for Families1
James ―Whitey‖ Bulger, Boston Crime Boss, was a bad man
When captured in 2011, he was on the FBI’s Ten Most Wanted List, accused of 19 murders
He had 30 guns and $800,000 hidden in concealed holes in the walls of his apartment
2
But he was not all bad….
According to his apartment manager, he had lived in the same unit for 15 years.
He paid his rent on time and made few complaints.
―He was a good tenant.‖
Moral: There is hope for the homeless families in your program!!
3
Why Rapid Re-Housing?4
Rapid Re-Housing is a core service under HPRP and HEARTH because:
Lack of stable housing is associated with:
Losing your job -> difficulty finding another job;
Missing school -> Bad grades-> Dropping out
Increased substance use/abuse;
Failure to follow doctor’s orders (e.g. taking meds);
Lower T-cell counts -> Lower life expectancy
Rapid Re-Housing Philosophy5
People who are homeless can leave shelters or the streets and move directly into housing.
They should not have to spend time earning and learning to live in housing before they move into housing.
People learn best while they are housed.
Why not rapidly re-house homeless families?
Objections = Hidden Assumptions:
1. People at less than 30% of Area Median Income can’t afford housing without a deep, permanent subsidy.
2. People with personal problems can’t keep housing unless they receive deep, permanent support services.
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Challenging Assumption #1
1986 1997 2011
Minnesota TANFcash benefit for a family of four (one
parent and three children
$621 $621 $621
FMR for a 2-bedroom apartment in Minneapolis area
$480 $621 $924
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Challenging Assumption #1 (cont.)
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Among households who rely primarily on public benefits for income, approximately 10% become homeless in a year.
But that means 90% do not become homeless—even though only a small percentage have a deep rental subsidy.
Hennepin County, Minnesota9
1570 families who entered a homeless shelter between 1/1/08-10/31/09:
66% had incomes of $0-$499/month
93% had been spending 66-80% of their income on rent
All received Rapid Re-Housing; virtually none received a housing subsidy
95% did not return to shelter within 12 months of leaving homelessness.
Challenging Assumption #2Disability = Homelessness?
1313
Poverty is the primary cause of homelessness. Poverty is both a cause and a result of disability.
Disabled people are 200-300% more likely to be poor than non-disabled people.
About two-thirds of working age adults who experience long-term poverty have a disability
Disabled people are more over-represented among the poor than single parents and more than any single ethnic or racial minority or ALL ethnic/racial minorities combined.
Hennepin Rapid Re-Housing Successful Outcomes (No return to homelessness within 12 months of leaving shelter)
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BARRIER LEVEL Agency A Agency B
Level 2—Moderate
97% 99%
Level 3—Moderately Severe
97% 97%
Level 4—Chronically Homeless
92% 88%
Level 5—Severe
88% 93%
Total: All Families(N= 1635)
95% 95%
Rapid Re-Housing12
What Rapid Re-Housing
does
What Rapid Re-Housing
doesn’t do
Reduces the length of time people
are homeless
Minimizes the impact of
homelessness on their
employment, school attendance
and health compliance
Allows people to access resources
that can help with their other
longer-term life problems and
goals if they choose
Cure poverty
Assure people will have affordable
housing; i.e. eliminate rent burden
Protect them from the impact of
the housing market, job market,
bad choices or bad judgment
Eliminate housing mobility
Components of a High-Performing Rapid Re-Housing Program
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Rapid engagement with people experiencing homelessness
Targeting, screening and assessment is focused on housing barriers
Immediate assistance is available housing search and start-up costs
The program builds relationships with as many landlords as possible (except ―slumlords‖)
Supportive services are based upon the needs and preferences of both tenants and landlords.
Rapid Engagement14
The promise of a quick move into permanent housing is highly motivating
Demonstrate respect by not asking too many personal questions or requiring too much commitment too quickly
Cultural competency is critical
Staff who have personally experienced homelessness are more likely to make an instant connection with their clients
Targeting, Screening and Assessment15
Recommendation:
1. Targeting: prioritize families who would remain homeless longest or be most harmed by continued homelessness.
2. Screen for eligibility not for assumptions about future stability.
3. Assess only what is necessary, timely and relevant to getting and keeping housing now.
Housing Search16
Don’t assume households will substantially increase their incomes. Don’t search for housing they can’t keep when temporary subsidy ends.
Families apply for every type of subsidy for which they qualify, even if there is a waiting list.
Smallest unit they can tolerate in the least expensive area where they can find safe housing. Consider shared housing
Start-up costs promised to landlord the same day a lease is offered.
Recruiting Landlords17
YOUR JOB:
Minimize risks to the landlord Respond to problems caused by your program’s households Provide housing-related support to the household Act as an intermediary when conflict arises Facilitate a move-out vs. an eviction Source of future tenant referrals Extra incentives for households with the highest barriers: Double damage deposit Court eviction costs if needed Repair or pay toward some damages
What kind of tenants do landlords want?18
Someone who will…
Pay the rent on time, Treat the building with respect,Treat other people with respect
(and don’t get into trouble with the police)
Pay the Rent on Time19
Budgeting – Where does the money go?
Increase income— Employment, benefits, EITC, sell blood, babysitting, utility assistance
Reduce expenses– Cheaper utility plans, food or clothing shelf, downsize car or apartment
Emergency reserves for future crises
Vendor pay or representative payee
Treat the Building With Respect20
Much tenant damage results from carelessness and ignorance
Lack of minimal housekeeping can cause significant and expensive damage
Use of wrong cleaning products or tools can cause expensive damage.
One primary, universal focus: abuse of plumbing and fire-safety concerns
Treat Other People With Respect21
This means other tenants, nearby neighbors and, of course, the landlord.
The ―soft expectations‖ (unwritten rules) of renting: noise, ―traffic,‖ smells, children’s behavior, etc.
Landlords rarely turn a blind eye to things that jeopardize their financial/legal interests.
Follow the Lease22
Read and explain— in simple terminology --the lease (or have a tenant/legal service provider ―translate‖).
Assure they have a basic understanding of tenant and landlord rights and responsibilities.
WHAT DOES MY LEASE SAY?23
Things that can get me evicted:
Rent is more than 5 days late
Someone moves in with me (stays more than 2 weeks)
If I get a dog
If the police are called about me twice in 30 days
If anyone buys or sells drugs in my unit
Things I can do but only if the landlord agrees:
Get a roommate
Get a cat
Home Visits24
Use drop-in visits to look for ―red flags‖ (if a landlord suddenly evicts your participant, you haven’t been paying attention)
Home visits are also a good time for ―in vivo‖ teaching about noise levels, garbage removal, basic housekeeping—the ―soft skills‖ of renting.
Anticipate Problems25
History DOES repeat. Family should develop a plan to prevent/avoid or resolve issues that have led to housing loss.
Plan ahead/Role play how to discuss late rent, damage, needed repairs, complaints.
Document: write/keep letters about requests, complaints, agreements, etc.
Now that you know what landlords want…..26
When Whitey Bulger gets out of prison, with no income, assets, plan or support system, which of you would accept him for Rapid Re-Housing?
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