HomeMy WebLinkAboutHousing & Redevelopment Authority Packet 02-19-1998PLYMOUTH HRA
STAFF REPORTS
FEBRUARY, 1998
AGENDA
PLYMOUTNXOUSINGAND REDEVELOPAWMAVTXORITY
February J9, AT 7:0®PM.
Baas Lake Conference Room, Plymouth CIV Ila//
1. Call to Order
2. APFroval of the Minutes of the January 15, 1998 Meeting
3. Resolution Honoring Former HRA Commissioner John Edson
4. Public Hearing and Recommendation to City Council on 1998 CDBG Program
5. Plymouth Towne Square Monthly Housing Reports
6. Shenandoah Townhomes Housing Improvements Financing Assistance
7. Update on Village At Bassett Creek TIF Development - Verbal
S. Section 8 Landlord Retention and Recruitment Strategies
9. Quarterly Report or. T.R.A.I,L.S. Section 8 Self -Sufficiency Program
10. Other Business
11. Adjournment
Note: The Bass Labe Conference Room is located In the Lower Level of City Ban to the
right of the Lunehmm,
M
MINUTES oz •
PLYMOUTH HOUSING AND REDEVELOPMENT AUTHORITY
r January 15,1998
PRESENT: Chair David Crain, Commissioners Brian Helmken, Patrick PeCstring ani! Brad Brown.
ABSEN'i': Commissioner John Edson.
STAFF PRESENT: HRA Supervisor Ed Goldsmith, Senior Clerkfiypist Barb Peterson,
OTHERS PRESENT: Plymouth Towne Square Manager Melody Burnham.
A meeting of the Plymouth Housing and Redevelopment Authority was called to order by ChairDavidCrainonJanuary15at7:15 p.m.
APPROVAL OF MEMMs
MOTION by Commissioner Crain, seconded by Commissioner Helmken to recommend approval oftheDec. 1,1997 minutes.
Vote. 4 Ayes. MOTION ADOPTED UNANIMOUSLY.
2. PLYMOUTH TOWNE SQUARE MONTHLY HOUSING REPORT
PTS Manager Melody Burnham presented the monthly housing report for Plymouth Towne Sauare. The caretakers called the fire dept. on the 24* of November because of a strange smell in the north
wing of the 2 floor. They could not find the cause and on January 9' the same thing happened butthecausecouldnotbelocated. It was a different time of day but the same type of smell. Exhaustfromthegaragecouldbetheproblem. The soffit vents and facia installation has been completed.
The clock on the tower has also been fixed. One resident died this month and that spartnumt hasbeenrented.
4. SHENANDOAH TOWNHOMES HOUSING IMPROVEMENTS FINANCINGASSISTANCE
Supervisor Goldsmith presented an update on the status of the Shenandoah Townhomes SidingPrOjed• The homeowners approved the proposal on Jan. 6. The proposal weer to the City CouncilonJan. 7 and was approved. Property owners now have a 45 day period to object to the proposal. This i lot expected to happen. The Federal Home Loan Bank (FHLB) approved the application for
assistance for owner occupants that was submitted by the HRA and the Franklin National Bank. Fifty Nine applications were received and fifty three applicants were eligible. Of the six that did not
qualify, three appear to be income eligible, but not owner -occupants. These throe are "relativehomesteads", where the owner is renting the home to a relative. The other throe are over income buthaverequestedconsiderationashardshipcases. CDBG fiords in the HRH's Housing Rehab could beusedtoassistthe "relative homesteads", if both the owner and occupant are income eligible. Wehave $29.000 available in the HRA's Affordable Housing Account which could be used to assist theoverincomeapplicants. These homeowners have been told they are not eligible for the FHLBassistance, but that we would investigate other possible assistance.
Plymouth Housing and Redevelopment Authority
October 16, 1997
Page 42
Commissioner Pelstring asked what would happen if approving assistance for these cases
encouraged other requests. Supervisor Goldsmith responded that any requests would have to be
definite hardships.
Commissioner Dave Crain wanted to know what this would do down the line as far as the
development of NW Plymouth, etc. A precedent could be established by doing this now.
Commissioner Pelstring asked what moderate income represents. Supervisor Goldsmith responded
that it is up to 809'0 of the metropolitan median income of 560,800 for a family of four ($48,640). An
upper limit could be set for hordship cases. Commissioner Helmken feels that we are opening
ourselves up to more problems by going over the limits. Chair Crain wanted to know if we used a
110'/o rule if these people would fit into it. Supervisor Goldsmith indicated that we did not have all
of the income data from the families to determine this at this time.
Discussion was held on the other three applicants who are not owner -occupants, but whose relatives
are living in the home.
This discussion was tabled until the next meeting.
S. HENNEPIN COUNTY HOUSING AND REDEVELOPMENT AUTHORITY PROGRAMS
A report was presented regarding first time homebuyer and housing rehab programs that the
Hennepin County HRA would make available for use in Plymouth Under state law the Plymouth
HRA could object to Hennepin County operating these programs in Plymouth. No action was taken
by the HRA Board regarding this matter, thus allowing the Hennepin County HRA to provide these
programs in Plymouth.
6. OTHER BUSEWM:
Supervisor Goldsmith presented information regarding the Rottlund project. They are still working
on the site to find a feasible response to the presence of the contaminated construction debris. They
are Proposing to screen material on site and anything smaller than h inch would remain on site.
Anything larger would be inspected. Any material containing the asbestos floor tiles would be taken
away and properly disposed of. The rest would be crushed and used as fill. Rottlund will propose
that the owner clean it up at his expense and then they would agree to purchase the property.
Common Bond needs to start before April In and has been looking for alternative sites in Plymouth
and elsewhere. If this site does not work out a new site might be developed by the proposed City
Activity on 34m Avenue. Supervisor Goldsmith showed a diagram ofthis area. The Activity Center
would be run by the City Park and Rec. The site would also include a Family Resource Center and a
bubble enclosed field house. If Common Bond has to delay this project and they get into cash flow
problems we could possibly advance them funds to cover an interim period.
Chair Crain moved to recommend to the City Council the HRA's support for senior apartments at
the propos Activity Center site. Commissioner Pelstring seconded the motion.
Vote. 4 Ayes. MOTION ADOPTED UNANIMOUSLY.
Meeting adjourned at 8:15 p.m.
Sig
30
DATE: February 11,1998 for Housing and Redevelopment Authority Meeting of February
19,1997 ,,
r
TO: Anne W. Hart, Executive Dire=
FROM: Edward J. Goldsmith, HRA Supervisor -,K
SUBJECT: Resolution Honoring Former HRA Commissioner John Edson
John Edson served as an HRA Commissioner from January, 1992 until his tern ended on
January 31, 1998. During his tenure on the Board he was an active participant in the
development of Plymouth Towne Square, the City's first housing exclusively for senior
residents. He also served as Board Vice Chair and while on the Plymouth City Council he
served as Council representative to the Board. The attached resolution has been drafted to honor
John Edson for his service on the Board.
I recommend that the Board adopt the attached resolution honoring John Edson for his
service on the HILA Board of Commissioner.
hMi Vmn95.d=
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HRA RESOLUTION 98-01
HONORING JOHN EDSON FOR HIS SERVICE AS A PLYMOUTH HOUSING AND
REDEVELOPMENT AUTHORITY COMMISSIONER
WHEREAS, John Edson has served since January, 1992 as a Commissioner for the Housing and
Redevelopment Authority in and for the City of Plymouth, Minnesota; and
WHEREAS, Commissioner Edson has lent his expertise and talents hr the fields of accounting
and finance to the Authority; and,
WHEREAS, Commissioner Edson was an active participant in developing the Authority's plans
for Plymouth's first housing for I -w income senior citizens, Plymouth Towne Square; and,
WHEREAS, Commissioner F on has served as Vice Chair of the Board of Commissioners;
and,
WHEREAS, Commissioner Edson, during his tenure as a Plymouth Citv Councilmember, also
served as the Council's representative on the HRA Board and in such capacity facilitated a strong
positive working relationship between the Council and the HRA; and
WHEREAS, Commissioner Edson has demonstrated his sensitivity and concern for the citizens
of Plymouth while serving on the Board of Commissioners; and,
WHEREAS, Commissioner Edson's tern as a Commissioner c oncluded on January 31,1998;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE HOUSING AND
REDEVELOPMENT AUTHORITY IN AND FOR THE CITY OF PLYMOUTH that it wishes
to thank and recognize Commissioner Edson for his many contributions as a member of the
Board that have increased the quality of life for residents of the City of Plymouth; and,
BE IT FURTHER RESOLVED that the Authority extend its best wisps to Commissioner Edson
for his future endeavors.
Adopted by the Plymouth Housing and Redevelopment Authority on the 190 day of February, 1998.
HRA Chair
Executive Director
HRA Secretary
I MEMO
CITY OF PLYMOUTH
3400 PLYMOUTH BOULEVARD, PLYMOUTH, MN 55447
DATE: February 10, 1998 for Housing A Redevelopment Authority Meeting of
19, 1998
TO: Anne Executive Director
FROM: Milt Dak, ousing Specialist through Edward. Goldsnu'tll, HRA Supervisor
SUBJECT: Public Hearing on Community Development Block Grant (CDBG) Program for
1998 and Recommendation to City Council
The Department of Housing and Urban Development (HUD) has allocated $309,000 in CDBG
funds to the City of Plymouth for the 1998 program year that will begin on July 1, 1998. This
amount is $13,000 less than the CDBG funds HUD allocated to Plymouth for the 1997 program
year.
In prepaMion for the 1998 CDBG public hearing, HRA staff mailed out a questionnaire soliciting
proposals from the following agencies and non-profit organizations for CDBG funding from the
City of Plymouth for 1998:
West Hennepin Community Builders
Hammer Rests
e Plymouth Housing Alliance
e Mission, Inc.
Inarfad h Outreach and Community Partners (IOCP)
Northwest Hennepin Human Services Council (NWHHSC)
People Responding in Social Ministry (PRISM)
Community Action Suburbia Hennepin (CASH)
Greater Minneapolis Day Care Association (GMDCA)
e Training and Resources to Attain Individual, Long-term Success (TRAILS)
e Fathers' Resource Center
Several organizations submitted funding proposals by the deadline of Jammry 16. Following is a
summary of these requests:
Capital Public Service
fey/Acdfy Regmb Requeds
Hanunw Residences. housing for disabled $30.000
Community Builders. affordable housing 25,000
GMDCA, day care subsidies 25.000
TRAILS. Section 8 Family Self Sufficiency 20.000
YMCA's POINT Northwest for runaway youth program 2,500
J IOCP/EAC Bmploymea Services Project 10.000
Totals $55,000 $57,500
CDBG regulations limit the amount of funds that can be spent on "public service" activities in any
given program year. Public service activities are than activities "which are directed toward
improving the community's public services and facilities, including but not limited to those
concerned with employment, crime prevention, child care, health. drug abuse, education, fair
housing counseling, energy conservation, walfare, or recreational needs." These regulations
stipulate that funding for public service activities may not exceed 15 percent of the City's total
allocation, plus 15 percent of the previous year's program income. For the 1998 program year
the City of Plymouth may not fund public service activities in excess of $54,822 based on its 1998
allocation and the current amount of program income for the 1997 program year.
The following criteria were used to evaluate the proposals received:
1. Does agency have a proven track record in the use of CDBG funding%
2. Is the proposal duplicative of other proposals?
3. What is the service area of the agency?
4. Will CDBG funds leverage funds from other sources?
S. Can HUD monitoring requirements be met to prove low/mod benefit?
6. Is proposal realistically based on current need/demaod/available funding?
7. How many persons or households will be served?
S. Is proposal consistent with the City's Consolidated Plan?
9. What is the capacity and experience of agency as to budget and staff!
Based on the criteria listed above, I recommend that the City of Plymouth fund the public service
proposals from the following agencies:
Agency Requested Recommended
1. GMDCA $25,000 $4,500
2. TRAIIA 20,000 20.000
3. IOCP/EAP 10,000 10.000
4. YMCA POINT Northwest 2.300 2,500
Totals $47,500 $37,000
All requests from public service providers have been recommended for full funding with the
exception of GMDCA. The GMDCA request has been recommended for a considerable
reduction based on the increased amount of funding provided for child care this year from other
sources and the 199: '-2ro8ram year balance of $23,393 in their account. Should this allocation
prove insttiiicient to meet future demand. the Board could reallocate unexpended funds to
GMDCA at a later dace.
While staff has recommended funding for several public service providers for 1998. the Board
may wish to consider the impact of anticipated CDBG funding reductions on City housing
programs and to what extent public service providers should be funded in future years. Any
discussion of a reduction in public service funding should begin aeon in order to give current and
proposed 1998 recipients ample notice of possible changes in public service allocations for 1999.
Of the two private agencies requesting capital funds, I recommend an allocation of $30,000 to
Hemmer Residences. I do not recommend any funding for West Hennepin Community Builders
at this time. Community Builders has yet to expend its 1997 program year funding of $25,000
and I do not believe they have a strong viable proposal for a second project in 1998. I have
discussed staffs recommendation with Rhonda Farran, Executive Director of Community
J Builders. She does not object to stairs recommendation but would like the option of being able
to present a request for future funding later in 1998 should a more definite project materialize.
Hammer Residences has a lengthy and proven trach record of providing assistance to
developmentally disabled persons in Plymouth. This agency provides a valuable service in the
City and there is considerable merit in assisting in the expat>son and/or the renovation of their
housing in the community. Their current request is to remodel and make handicap accessible a
four person group home on Queensland Kane.
In November of 1997, the Board was made aware of the need to provide additional funding for
the development of the Shenandoah Woods Apartment complex. The Board recommended a total
of $100.000 in CDBG finding with $50.000 coming from the reallocation of 1997 program year
funds and $50.000 from the 1998 program year. In December the Plymouth City Council
approved the HRA's recommendation to reallocate the $50,000 from 1997 program year funding
and allocate $30,000 from the 1998 funding.
The anticiprted need for additional insulation and replacement windows for a significant number
of units at the Shenandoah Townhomes development, may well result in several applications to
the HRH's Horne Rehabilitation Program from lower income homeowners seeking to coordinate
these htnprovegwgts with the upcoming re -siding project. I estimate that as many as 23
homeowners could be eligible for an HRA housing rehabilitation loan. Should that number prove
eligible and should most apply, the HRA could expen.1 up to $40.000 on this project alone. To
meet this and other needs for rehab funding. I am recow,umendigg that the Home Rehabilitation
Program be funded with $100.000 in 1998 CDBG funds.
When considering other activities to be funded in the 1998 program year. I also recommend that
we continue fumding dose activities that expand opportunities for Tome ownership for first time
homebuyers and that are providing new affordable housing opportunities m Plymouth. The
R Consolidated Plan submitted to HUD, emphasized these activities.
J
Below is a copy of the quantitative goals/progress/tsrget dates for 1997 CDBG funding, as
submtaed to HUD last year. along with our present progress (in bold face):
TABLE WOWING QUANTMATIVE GOA15MROGREWrARGET DATES FOR 1997 CDBG FUNDING:
God nd/edwa of Progna To" Dams of Funds to be
Rehabllitoion of 16 siogle family Number of homes rebabilimmd 12/31/18
homes 8 as of 12/31/97 60% avemIM by 12/31/97
Anistaoee for 6 haw/moderate Number of fust time homishr n 12/31/
income Gro time homebuym assisted 1 as d 12/31/97 30% amended by 12/31/97
Rehabilitidon of sae haodlcep Rehabilitation begun and eomplsoed 12/31/98
BMW home 1 arcing borne w d 12/31/97 100% 12/31/97
Child cue ankmnee for 10 very Number of homeh & reaivhtg 12/31/98
low income households usistaooe 4 as d 12/31/97 3% ezvewled by 12/31/97
Plnee 12 clients in jobs or training Number of job or training poskhms 12/31/98
positions placed AedwIty two" 0
Anbt 160 households with housing Number of houndmft mined 12/31/98 No draw m
reload wieblege 171 o of 12/31/97 foods as of 12/31/97
AmW 75 residents with reeseedon Number of residents sabted 12/31/98 No draw ao
wAdesiddw 31 a of 12/31/97 tombb w of 12/31/97
Provide self4ufficiency counseling Number of families comueled and 6/30/98
for is low income familia number comph Ung program 26 and 3 75% espeaded by 12131M
d d 12/31/97
At the end of this report is a table showing the 1997 revised budget. account balance as of
12/31/97 and staff a 1998 funding . amendations. It should be noted that the 1997 funding for
the Housing Rehibilitation Program includes $1,485 of earned income while the Affordable
Housing Assistance Program earned $18,000 in program income. This income was earned during
the period 7/1/97 through 12/31/97. These amounts are either part of the current balance or have
been expended during the last six months of 1997 for eligible uses within that activity. No
program income is shown for the 1998 funding recommendation. Any program income earned
will go into the program activity generating the income.
1997 12/31/97 1998 Funding
Activity Budget Balance Recommendation
Housing Rehabilitation Program $117,076 $46,358 $100,000
Affordable Housing Assistance 60,943 42,900 32,000
Hammer Reser 26,000 0 30,000
GMDCA 24,000 23,393 4,500
WeCAN 7,500 7,500 0
CASH 7,500 7,500 0
Park & Recreation Department 5,000 52000 0
TRAQS 6,000 1,200 20,000
Community Builders 25,000 25,000 0
Shenandoah woods Apartments 50,000 50,000 50.000
IOCP ' 0 0 10,000
Northwest Branch YMCA 0 0 2,500
General Program Administration 64,000 36,929 60,000
Totals $393,019 $245,780 $;09,000
I recommend that alter holding the scheduled Public heaft and eonsiftlog any pulft
commea . the Board review staffs proposed uses for 1998 CDBG finds and adopt the
attached resolution Providing a eeoommendatloa to the City Coundl for the City's 1998
CDBG program.
J
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HRA RESOLUTION W42
RECON[N ENDING THE APPLICATION FOR AND ALLOCATION OF FISCAL
YEAR 1918 CONMRINITY DEVELOPMENT BLOCK GRANT FUNDS
WHEREAS, the City of Plymouth anticipates receiving a Community Development Block
Grant (CDBG) funding allocation of $309,000 for fiscal year 1998; and
WHEREAS, on February 19, 1998, the Plymouth Housing and Redevelopment Authority held
a duly constituted public hearing to allow imereaad parties to express their opinion; and
WHEREAS, the Housing and Redevelopment Authority of the City of Plymouth has
determined the following to be an appropriate use of Community Development Block Grant
fdods in accordance with federal guidelines and the City's HUD approved Consolidated Plan;
NOW, THEREFORE, BE IT RESOLVED BY THE HOUSING AND REDEVELOPMENT
AUTHORITY OF THE CITY OF PLYMOUTH, MINNESOTA. that it recommends that the
Plymouth City Council authorize the City Manager to apply for 1998 Community Development
Block Grant funds totaling $309,000 from the U.S. Department of Housing and Urban
Development with the following allocations:
1. Housing Rehabilitation Gront/Loans
a. Administration of Activity $ 22.000
b. Grants/losms to homeowners 78,000
2. At%rdable Housing Assistance & Development Program
a. Administration of Activity 4,000
b. Housing Assistance 28,000
3. Hammer Residences 30.000
4. Greater Minneapolis Day Care Association (GMDCA) 4,300
S. Shenandoah woods Apartments 301000
6. IoterPsith Outreach and Community Partners 101000
7. Northwest Branch YMCA 2.300
8. Training & Resources to Attain Individual, Long-term Success (TRAILS) 20,000
9. General Administration sQ,QQQ
Total $309,000
BE IT FURTHER RESOLVED, dut it is hereby recommended to the City Council that
CDBG program income earned is to be expended as an additional CDBG allocation for the
Program activity generating the income.
Adopted by the Plymouth Horsing and Redevelopment Authority on February 19, 1998.
WALKER MANAGEMENT, INC.
MONTHLY HOUSING REPORT s,
his report is to be completed by the Housing Manager and submitted to, Janet Iandbo Chief Operating 011izer of
OnSIker Senior Services at 3737 Bryant Avenue South, Minneapolis, Minnesota 55409. by the 10th of the month
following the report month.
COMMUNITY NAME:
NUMBER OF UNITS:
REPORT MONTH:
PLYMOUTH TOWNE SQUARE
99 Independ-nt Living Units
0 Assisted living Units
January 1998
Name of person completing this report Melody Burnham, Housing Manager
OCCUPANCY
A. Total Number of apartments leased (including caretaker units) at beginning of month: 99
Total Number of apartments leased (including caretaker units) at and of month: 99
B. Occupancy Percent at end of month: 100%
C. Attach Monthly Marketing Report for detailed information.
D. Vacant apartment(s) for January: 0
Vacant spartment(s) for February: 0
E. Move•in's Anticipated for: February 1
F. Move Out anticipated for February: 1
U. FOOD SERVICE: Not Applicable
III. RESIDENT SERVICES
A. Attach copy of report month's newsletter and activities calendar.
B. Attach copy of report month's minutes from Resident Council Meeting.
C. Resident Issues:
January S Noon lunch made by two residents
Get Together
Sing Along
Treadmill demonstration
Tim Bildsoe from City Council spoke at Resident Meeting
Resident received information from Back Home Food Company
Resident in building asking other residents for money (from bus fare to $250)
IV. BUILDING AND GROUNDS ISSUES
Started Carpet cleaning for residents who have been in apartment for 3 years
Leaks appearing in the dining room ceiling and Apt 313 which had leak last year
Ice jams forming on roofs
Caretaker removed ice from some of the roofs
Fire department called at 11:30 PM regarding smell in North hallways
Current tested Water Flows for alarms
V. BUMAN RESOURCES
Nothing to report
41 BUDGET CONTROL
List any Account Receivables over one month past due and action taken:
Apt 229 sent two letter regarding late January rem payment. Talked to resident slier she returned from work and
told two different stories. Resident has paid late 24 times since she moved into building. Offered nwneroue times
during residence to help with financial budgeting so that rent could be paid on time. Sampo resident disturbing residents
asking for loans, tetter to be sem Feb. 1 giving her 60 day eviction notice.
VII. GOALS ACHIEVED THIS REPORT MONTN (Lnuarvl r^,
Scheduled carpet cleaning for 67 apartments beginning January 23
Cleaned files
Followed up with phone call to Fred Moore from city regarding signage on Plymouth Blvd.
Held three month review's for two new caretakers
Prepared Apartment 103 for new resident
VIII. GOALS FOR REPORT MONTH (Februarvl
Finish carpet cleaning
Hold Valentine Party
Put closure to lake from roof
Start waiting Got procedure
Vol. V,.Issue No. 1. January 199813
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THE ADJACENT DOCUMENT WAS SUPPLIED BY AGENCY NAMED BELOW. DURING THE
REGULAR COURSE OF BUSINESS, TO BE FILMED BY ACS/IS ACCORDING TO NATIONAL
BUREAU,OF STANDARDS REQUIREMENTS FOR ARCHIVABLE MICROFILM AND
ACCORDING TO PROCEDURES FOR THE DOCUMENT SERIES.
Job# M0268
tg'%- A Note from Melody:
On behalf of the stats at PTS, I would like to thank all of you who brought goodies
down to the office during the holidays. We were very blessed with many many
caring people in our building. There are still some goodies left, so please feel free
to come down to the office and share them with us. As the New Year starts, we
think of all the residents and their families who have touched our lives this last
year.. We look forward to being a part of your fanuly for another f m illed year. It is
a remarkable indefinable feeling to have so many caring people around. As we
continue on our journey together, we would like to wish each one of you a joyous
new year and may you be blessed with good health and happiness in 1999.
SOUP'S ON WORD SEARCH
T N A-V D 8 E A N O S U M J
T U M 0 O J T J E Z N F X S
V P Z R 8 T P U' M P K I N S
G O S X L R V. L B U W S O F
I C H I C K E N N F S H X N.
H U J X T 8 M J P O T A T O
N C A U L 1 F L O W E R A Y
E U H K W G K U X T D N I S
V M L E N T 1 L 0 E R A L T
1 8 P I E C A R R O T B O E
S E C X F S T W C I D M Z R
L R Z E VV V E G E T A B L E
U C S Y M I N E S T R O N E
S V I C H Y S S O I S E H P
WORD LIST
SIMM 560 OMCKEM 'WIEIINGME• POTATO
460RICN OOMN -OWN 4GMPKGI
CABOT •QIOIIABFR -COAL 40MATO
CMWLOWER dIIM OTBTIR NEGETAM
CARETAKER CORNER
Just a Reminder......
Please pay attention to the signs in the Trash/Recycle Area. There is
a Dumpster for paper products ( newspaper, office paper and food
cartons).
Another Dumpster for Corrugated Cardboard only and two small
dumpsters for glass, plastic bottles and tin cans (please crush all plastic
containers). Another Dumpster for trash. Please NO PLASTIC BAGS
OR STYROFOAM in the Cardboard & Paper Dumpster. Also please
crush all of your boxes. Thanks for your help.
Mike
MOVIE MADNESS,
JANUARY 2 - MAN OF THE HOUSE - Disney comedy about an 11
year old who put his future step -father numerous trials and tortures. Chevy Chase,
Jonathan Taylor Thomas and Farrah Fawcett.
JANUARY 9 - THE SILVER STALLION - A magnificent adventure
staring Caroline Goodall, Russell Growe and Ami Daemion.
JANUARY 16 - SKYLARK - A Hallmark film. An adventure of a Maine
women, transplanted to Kansas and details of her daily life. Glenn Close,
Christopher Walken and Lexi Randall.
JANUARY 23 - NOT WITHOUT MY DAUGHTER - An
American women married to an Iranian who goes with him to visit his homeland
and virtually makes her a prisoner there. Sally Field and Alfred Molina.
JANUARY 30 - DIGGER - About a teen who arrives at a glorious Pacific
Northwest Island to stay with relatives, while his parent work out family problems.
Olympia Dukakis, Timothy SMoms and Leslie Nielsen.
Living alone
Being alone doesn't have
to mean being. lonely
You're by yourself. And you're lonely.
Living alone can be difficult,
especially if it follows death or di-
vorce. And the holidays only seem
to heighten your feelings of isola-
tion or boredom.
But being alone doesn't have to
mean being lonely. There are steps
you can take to find happiness on
your own. Try these:
Get socially active
An important first step is to get
active. That doesn't mean you have
to join every civic group in town. It
can be as simple as spending; time
with family, meeting neighbors for
coffee, or getting more involved in
your church or another group.
Get physically active
Join an exercise class or a walk-
ing group, or just plan for regular
exercise on your own. Exercise can
promote good sleep, an improved
appetite and better health.
Get a pet
Pets make great companions.
They give you someone to take care
of and talk to. Studies have also
found that pet owners have a re-
duced risk for cardiovascular dis-
ease compared to people who don't
own pets. One reason may be that
pet owners tend to get more exer-
cise than people who don't own
pets. Animals can also reduce anx-
iety and help you relax.
How about a hobby?
Try spending time at whatever
you enjoy doing. That may be read-
ing, gardening, cooking, playing a
When isolation
brings depression
Most people who suddenly
find themselves living alone
are a;le to gradually adjust.
But sometimes the change
can lead to depression.
Some of the common
warnings of depression
include a sense of worthless-
ness or guilt, poor appetite
and weight loss, poor sleep
and loss of interest in
favorite activities.
If you or a loved one
worry that you may be
experiencing depression, see
a doctor. Depression can be
treated.
musical instrument or doing wood-
working or painting. To help you
along, many libraries and bookstores
have book clubs.
If you don't have a hobby, it's
never too late to develop one. Many
people find pleasure tracing their
ancestry, writing a family history or
starting a journal of memories.
Try some travel
Seeing new places can be excit-
ing and stimulating, as well as a
source of wonderful memories.
Traveling is also a good way to meet
new and interesting people.
There are many ways you can
travel — frpm airplane to bicycle.
You might start with a short 2- or 3.
day trip, then move on from there.
Maybe you have friends or relatives
you haven't seen for a while.
Travel agencies can offer sug-
gestions on trips that fit your inter-
ests and budget. A number special-
ize in senior travel. Some will even
match single people who want to
share hotel rooms to save money or
simply for companionship.
For seniors
In addition to the tips already list-
ed, consider these if you're older:
Check out your senior center
Senior centers are a good place
to find companionship (and food!).
Many centers provide daily activi-
ties, ranging from speakers to bingo.
Hot meals are usually served at least
S days a week. If transportation is a
problem, see if the center provides
a free shuttle service or can help you
find another way to get there.
Go to work or volunteer —A
job can make you feel good and
useful. More companies are finding
that seniors who return to the work
force are reliable, punctual, lova)
and easy to train. An area employ-
ment service may be able to help
you find a job. If you don't want the
constraints of regular work, you
might try a temporary employment
agency where you can control your
own schedule.
Or perhaps you'd be more inter-
ested in volunteering. Nearly 14 mil
lion people over age 65 volunteer
as tutors, mentors, counselors, crime
victim advocates, school and library
aides, drivers for social service agen-
cies, helpers at hospitals and nurs-
ing centers and care providers for
people who are homebound.
People who volunteer tend to be
happier and healthier.
to Head back to school —
Perhaps you put off your educ::tion
when you were younger. Now might
be the time to re-enter college or
take just a few courses at a local col-
lege or university. You might also
learn how to use a computer, if you
haven't already.
If getting around is a problem or
you don't live near a college or uni-
versity, you may be able to take
home -study or correspondence
courses. A nearby museum, library,
YMCA or religious or civic group
may also offer courses. 0
jRES:W9NT MEET/NG - JANUARY ZZ, 1998
Tim Bildsoe from the City Council will be here for the Resident I
Bring questions so we can have a good discussion on whatever?
MARK YOUR CALENDARS FOR THE SECOND WEDNESDAY OF THE MOM
JANUARY 14TH WILL BE THE GET-TOGETHERI
JANUA Y BIRTHDAYS
BETTIE ALLISON 6 Apt. 210
JANE MOORE 9 Apt. 308
BEN KELLEY 10 Apt. 123
BILL BURMASTER 12 Apt. 232
MARGARET LEUER 15 Apt. 106
DELORES ENGMAN 16 Apt. 325
JAMES PHILLIPI 17 Apt. 316
MARGUERITE SCHIEBE 17 Apt. 202
VIVIAN SMITH 21 Apt. 214
ART HALLBERG 22 Apt. 220
MARGARET PEARSON 29 Apt. 206
DID YOU KNOW that seniors get a discount on medicine if you order it
through ARP (watch For it in your Modern Maturity Magazine). The number
to call is 1080004564277 and the shipping is only $1.00.
IF YOU ARE ON "I'M OK PROGRAM" PLEASE
REMEMBER TO TELL YOUR CHECKER WHEN YOU
WILL BE GONE.
Plymouth Creek Elementary is going to have a Cultural Fair on
January 30. They will be offering a number of presentations which will
be held in the atriums, commons or gym. There will be Ukrainian Egg
Painting, Artifacts and Crafts from Turkey, Traditional Storytelling from
Ireland, Chinese Artist/Musician workshop, Woodcarving demonstration
from Norway or Greece, Dance presentations, Demonstration from
Mexico, and an Accordionist will demonstrate the art of instrument
making. These presentations will be held in the morning.
JOKE TIME
Lars went to the doctor for a checkup. The doctor pronounced him fit as a fiddle
for a man of 75 years. "How old was your father when he died?" Inquired the
doctor. "Who says he's dead T' answered Lars. "He's 95 and in terrific shape.
Rides a bike and golfs everyday." "Remarkable," commented the doctor. "How
old was HIS father when he died?" "Who says he's dead?" said Lars. "He's 120
years old and really in fantastic shape. Swims every day and goes bowling. In fact,
he's getting married next week. "Why in the world a man of 120 years of age
WANT to get married?" "He doesn't WANT to," answered Lars. "He HAS to."
nom. ea
There will be a new Specialty Sandwich Shop opening in the shopping
center near Cub called TC Sakx, Inc. It will have a traditional menu
with roasts, turkey, and chicken that are prepared daily in their kitchen.
They will also have salads and desserts. They are !coking for seniors
who would like to work a few hours a few days a week. They know
how experienced and reliable you are. If you are interested or have any
questions, please call Gary Wilson at 386-5561.
SDA EMY 60 SECONDS OF ANTER YOU LOSE ONE MINUTE OF NAPP/NW
01
DEAR GOD, Y
v.
SO FAR TODAY, I'VE DONE OKAY.
I HAVEN'T GOSSIPED,
I HAVEN'T LOST MY TEMPER.
I HAVEN'T BEEN GREEDY, GRUMPY, NASTY,
SELFISH OR OVERINDULGENT.
f = I'M VERY THANKFUL FOR THAT.
BUT, IN A FEW MINUTES, GOD
I'M GOING TO GET OUT OF BED:
AND FROM THEN ON ......
I'M PROBABLY GOING TO NEED A LOT MORE HELP.
AMEN
January 7th at 3:00 in Activities Room there will be a demonstration
on how to use our new Treadmill.
January 19th at 10:00, there will be a Wellness Talk after the
ahn Wellness Clinic, in the Dining Room.
MELODY IS NOW A NOTARY PUBLIC IN CASE YOU
EVER NEED TO HAVE SOMETHING NOTARIZED.
J I JUMP
We are missing a few of our Coffee Servers and Water Pitchers from the
kitchen. If you have one in your apartment, please return it to the kitchen.
THANK YOU!
DID YOU KNOW? Kohl's will give Senior Citizens an extra 10%
off your purchase on Wednesdays.
PTS COLLECTED $193 FOR PLYMOUTH BATTERED
WOMEN AND CHILDREN. GREAT JOB!
THERE IS A NEW, UNDER THE COUNTER, COFFEE POT IN THE
KITCHEN. IT WAS PURCHASED BY THE RESIDENT FUND FOR THE
RESIDENTS TO USE WHEN IN THE PARTY ROOM.
HAVE YOU GOT A TOUGH CLEANING QUESTION?
CALL 1800-717-2532.
M MARK YOUR. CALENDARS FOR THE FIRST
MONDAY OF THE MONTH
We are going to have a lunch served here in the dining room. We will try
and keep the cost affordable. January 5th, Bettie Allison and Clarice
Severson will be making a meal for you. (Ham, scalloped potatoes,
vegetable, salad, and dessert) Then February 2nd we will have a caterest
Mend from Helen Garberg church prepare a soup, sandwich, salad,
relishes and dessert lunch for you. We are still working on March andApril. We have to see how the participation goes. WE WILL BE
SELLING TICKETS AHEAD OF TIME SO THEY KNOW THE
COUNT.
OUT OF THE MOUTHS OF SA13 S COMES THINGS V(E
SHOULD NEVER HAVE SAIM
THANKS. JUUR MOSS
NApAY NNW YAAR! January 1998
Monthly Planner
4.
Y: •
S MT WTF S 5?IT_-WT R S "
f . s • , • i 10.'00 A361 C.4Yae DR) 10:00 AM Ewdw
m u a u:'-
Is u n u ,• m 'r;{
a a a a a a. IF
he u n o u
n u 1? n w m a710
110P?lA,sciamo(AR)
IA Bihhsp
110rMGA\IFS
710 P161 M.uie
ms, muOWN
2-23 :. a M IF m ': _ OFFICE CLOSE0.IM f fatma
7 New Years Day
8 9 104S67
9410 A(y( Chfrch IOM AM Fmedse I0410AM Mem Ch,h(Dtl) 710 AM MeydY Dairy 1010 AM Ca®egDly 1010 AM EaerdM
ScIviec 12:00 PM'SPECIAL I W PM Crafts (M) 1010 All Church Serix 1:00 PNI A9 Gams (AR) 110 PM GAMES
LUNCH 1.W PM Storylime (DR) 10:00 AM FSoQ i•e
7:00 PM Cards 7 00 Treadmill
140 PM t%hddes9 tae®-
co Mq
700 PM Movie
Mhh
710 FM Bmae moDemonstration
11 12 13 14 15 16 17
9410 AM Church 1000 AM Exorcise 10410 AM Mms Ctrh(DR) 710 AM MeydY 0°uy 10.00 AM CaOac(DIU 10.00 AM Eh,escM
Satice 710 FMBbW IAO IPM Croft (AR)IOAOAME„esise IMPIIA9Garaes(AR) I:OO MGAMES
7410 PM Colds 1 /o PM SrJm=XDR)
5•70 PM Get Together
710lU MW 710 PM Marie
Madees
18 19 20 21 22 23 24
9410 AM Church 9:00 AM Wellness clinic 10.100 AM MM Chhb(DR) 710 AM Meya% Dairy I M PM A9 Gamcs(AR) 110:00 AM Eswdse 8:70 AM Pancake
Service 1010 AM Emocie 110 PM Ctafh (AR) 1010 AM Church Service 1410 PM ResideW 110 PM GAMES Bradfist
10:00 AM WeM=
Talk
1:00 PM Stmylime (DR)
700 PM Cards
10.100 AM Esamve7:00Mt& (DR) PM Uovb
Modus
710 PM Buhso No AM CoRce
25 26 27 28 29 30 31
9410 AM Church 1010 AM Emeise 10.00 AM Meas Chhh(DR) 710.A -%j Meyer's Davy 10:00 AM CoBee(DR) 1010 AM F)wciw
Service 710 PM Bivp IAO PMCraRs (AR) 1010 AM Esmi•e 110 PM M Gama (AR) I M PM GAMts
7:00 PM Sieg Along 1410 PM Starytirfk (!) 110 PM Sehhu a 3(DR) 710 PM BbW 7.00 M tdevie
DR) 7410 PM Cards
Prints by Calendar Creator Plus on 12rM7
January S. 1998
Resident Council
i Members present: Barbara Buchholz, Bettie Allison, Dorris Whyte,
Lil Niggeler, Lee Smoots, Melody Burnham and Kathy Boesen.
Barbara called the meeting to order.
Melody went over the Resident Fund.
We ordered divided dinner plates for the pot lucks.
Melody reported that the large capacity washer was very expensive, takes a lot of
electricity and we are not sure if we are wired for it. We are still checking.
Kemps called and are trying to get a delivery man to deliver to PTS, to
replace Meyer's Dairy.
The pull down towels are in all the towel dispenser.
Harold Kukar is going to put a shelf and towel bar in the kitchen closet.
Lil reported that the door to the elevator is very heavy and was wondering if
there could be a hook installed behind it to hold it open for residents, while they
take the cart through.
People are still not putting the trash and recycling in the correct bins.
A different faucet for the kitchen would be too expensive.
The Noon meal had a great turn out. The next one will be February 9. The
March meal will be a Chili Lunch.
Those residents leaving the board will be on the nominating committee.
There are a few items that were talked about to purchase for the kitchen. A
couple large crock pots and a pasta cooker.
PTS purchased a new Tread Mill.
Elaine Empey's apartment is rented and the new tenant will move in March.
Our waiting list at PTS is closed.
The carpet in the apartments of the people who have been here for three years
will be cleaned, starting the end of January.
Melody will purchase new pitchers for the kitchen.
The meeting was adjourned.
MEMORANDUM
TO: ANNE HURLBURT
ED GOLDSMITH
n -AL: Donna Flanta, Regional Director of Operationsrmab
Date: February 199S
RE: PTS Monthly Report for December 1997
Monthly Financial:
December Financial Statements (see attached).
Guest Room Rentals - Guest room rented for 9 days
Laundry - this reflects timing on emptying the machines
RS/programs - reflects holiday light tour and holiday ply
Housekeeping/Supplies -taking inventory of supplies we had left
PO/Caretaker Allowances- new billing procedure
PO/Purc. Srvs - indicates chandelier cleaning, winterizing landscaping
PO/Supplies - indicates light bulb ordering and MSDS material
Utilities/water - indicates two months billing for the city
GA/Postage - indicates holiday mailing and postage stamps for office
GA/Special Events - indicates staff appreciate gifts
GA/Supplies - indicates purchasing a large supply of copy paper at a very good price
mcupency/Marketing:
97 units leased plus 2 caretaker.
December Housing Report: includes December Resident Newsletter
Plant Operations:
Caretakers took boiler licensee training
Fred M from City responded to letter regarding taking tum lane signs down
End of Year Inventory
Resident Services:
Holiday Party
Resident Light Tarr
Treadmill purchased for Activity Roan
If you have any questions, please contact me at 827-8363
CC: Janet Undbo, Melody Burnham
J
PLVMM 1MMi Sam
SM MMI ANMMM UM
NIMEA/Qlt. MI SSW
FI1 IAL SUTB S - M ITW
Dec 11 97
J
Pb =0 Tann No
CnbRmAmbvb
Twelve Media Ended Daoanrber 31, 1907
YTD
Advo
YTD
oudow Hafmma
Annual
9ude"
Rwiaeuse:
RW"lnoorne 6710.050 6771AN VA18VA1a ITTIA40
kmasunwil10.094
RaYeldleebloOrrM
41 M,788
TOM
ACOWISSIMPAIMLONANM is 2,031 3AM ON) 3A86
13.944 16,866 4.764) 18AM
Pba t . 9, na 8 Miidmgm NA42 81.301 6,061 81.M
U600se 49,001 80A00 p0A03) e0A00
ftpugr a Retebd 3322,+00 1AM) 33,090
133,
0 eeoLois OAIII
tw4fpMe-, 8Ew4nsTaddse 208.810
kmmm tletbn btene6R oepladetlen es4 BMW
and Anortlse8on
oapneeuen see Amorlba6en eepnna 22x280 223.122 mm 223.+22
bmw / am* defense lntelset 331A72 Mile 42A64 2M.MO
bteraat RIPalYu 310.773 x18.740 as 310.740
Mat w xna pew j2aL Aram ANA. ARM
A49WMftto Cosh Mow..
Dapnde6on MAN 6208.322 am 6208.322
8,704 10.794 0) 18.794O )bRsedra0lse m 0 12) 0
peor.0emdbpnpolde 916) 0 am) 0
loser.) bm, b AIP t Amsed W m4 @.002) 0 @.002) 0
Asad Reel Eelelo Tease 22,026 21003 826 21AN
Ao"M b. , . 31&773 0 31&773 0
RON Elm TU Pay me
COPIN+
1"M0mIsee
oreete coo 0
1d 0 17A0o 17 1TAt10
D poNte b Debt tmvloa F1ad PrbObM O9 SON 89,00 2 102,002)
Dwofte b Debt 64orba Pon"evset 3+&773) 0 31&7 3) 0
Debt OwAm Pu d* m d bmse POM NAM OWN Co"
Debt $WAN Pud401asee Cosh Deposit 120A M 0 20,000) 0
b b1094wn,nb
blrrsese (Daaseaa) b Cosh mow mss. !w6 Ww
Cosh s m m tle@InnlnQ of Tpr f128.349 6+28.349 o 6+26.349
Cosh Ddmm tbaamber 31,1M1 176 a1J1 17
J
CWEdT ASSETS:
PETIT CASK
c omin - OPERATICOS
SMMBS - SECORITY DEPOSITS
ACTS W hT=-TOWS
ACC T SDCDIIDIRD-DILDOS
PREPAID MISSIONE - Guam
PREPAID EXPENSE - oTaEf
TOTAL OIEREIIT ASSETS
PROPERTY. PWT. AN REIIPRFMT:
LARD
Du1LDIMEP a IIP110V1)BS
LARD IMPROPfIEMS
NSM a MIP - LaaERAL
ECOIPPEMT - Comm
NEM a ERDIP - M I In
LESS AOLUUTEO BEPRECIATIOM
TOTAL PROPERTY. PLANT. a EWIPPENT
OTHER ASSETS:
IMYESIIEMTS-CONSTMT10M FUND
IIIIIES11EM-DEBT SERVILE NAP
IMYESTIN -CAPITAL IIP.
1RRIIIORTIIEO START -W COSTS
WIRDlTI1® ORGANIZATION COSTS
LESS ACCIDRaATEO A TI7ATIOM
TOTAL OTM ASSETS
TOTAL ASSETS
PLIIOITR TmK Sun
BALANCE SLEET
on 31 97
tR ITEP
ASSETS
cum=
0.00
Kf
1RrTR a12/31/96 Waif
1.400.00 1.400.00 0.00
28.295.53 93.363.19 65.357.78)
32.810.82 30.785.63 2.105.39
93.10) 256:00 360.18)
1.23a.50 002.9E 351.8)
6.015.06 72.61 6.262.65
676.32 90(.60 310.08)
6e.TRe.33 128.076.6e 50.306.15)
659.267.00 4s9.267.00 0:00
5.621.612.23 5.613.912.23 7.700.00
6p.S0.CO ia.s63.CO 0.00
1Sa.:07.22 153.207.56;.199.69
1.816.30 1.636.30 0.00
1.01S.Is 1.015.1s 0.00
666.218.95) 662.023.07) 205.655.88)
S.662.6S9.9S S.811.016.15 (199.556.20)
40.000.00 0.00 0o
106.561.67 639.753.37 66.00!.10
128.726.66 67.060.59 81.677.05
2.930.1s 2.93O.Is 0.00
1ss.I" S6 1ss.166.s6 0.00
53.137.06) 36.363.0 ci6.793.69)
978.267.50 008.55.32 16 ON.26
6.609.67S.w 6,m.66S.9s
wmmaaea.
tR.110.08)
m.
WENT 9ALAEQ 10
OOETE 012/31/96 W6E
eantlnrd)
LIABILITIES Alm fm OALAs(E
OIwYEOT LIAOILITIEss
ACOORTS PATAILE S.T06.11 9.05.52 6.121.5)
Al15a cumin Am 1EL!!s 1.093.20 6.SW.60 6.702.12)
A00Eo INTBEST 10.731.23 60.013.15 1.262.50)
ACCO6D UK ESTATE TAM 22.279.77 21.366.5 916.30
ACTEI® ESPEYES 1.510.36 S.Sffi.90 1.961."
OWMT numoTIEs - L006 TEOO. 100.000.00 90.090.00 10.060.00
i ITT/WIT LIST OEPOSITS 31.50.36 29."5.06 1.036.60
TOTAL ONANT LIAOIL1TIEs 2N.S91.11 2{2.960.16 6.630.5,
LM TM OWs
0®s PATAEIE 5.623.000.00 S.S2S.O0O.Q0 100.090.05
TOTAL LOOT l=OUT 5.625.000.00 5.525.000.00 100.090.05
IOD OA1AREs
COETEis= WITAL 1.000.000.0 1.000.000.00 0.00
PAOTOEOsf OEPICIT 3.65.19 3.605.19 0.00
OET 1000E (LOU) 13.199.56 0.00 13.1W.S6
TOTAL 105 IALASTO 1.016.sm.75 1.003.6OS.19 13.199.56
TOTAL LIAOILITIEs 6 W" VALARM 6.609.615.06
ammmm
6.171."LS.93
m eam
02.1)0.05
m
IEAIE:
APARTIENI REIT
SEA INDIVIINNL amloT
VACANCT-CARITANER
VACASCT FACTOR • APARTIEM
VACRKV FACTOR - 51451ST
9ACANCT - CARETARziI SARoa
GARAGE RENTAL
BEAOTT SMP RENT
GEST RO N RENTALS
MISCELLAMEM
INVESTMENT INDONE
TOTAL RE9EMlES
WE 6:
2111101111 SERVICES:
MISCELLANEOUS
RESIDENT PROwm
U M IES - Gomm
16TAL RESIOENT SVCS
IIMISEREEPING:
SALARIES
BENEFITS
PORCH. SVCS-NSRB
REPAIRS An MAINTENANCE
LIES - GMMRL
TOTAL NOIISENEEPING
V
PLTNaTN TORE Sam
SIATENENT OF EARNIRGS
12 NDNTNS ENDW BK 31 97
1AAUDITE4
GaRENT
OF M. MEMBER 1997
VAR, s TTD VTo
511,500.00
Moto BUDGET VARIANCE OF M. ACTUAL MDGT VARIANCE
0.625.00 42,615.00 0.00 SAD 311.500.00 311,s00.00 0.00
20.600.00 20.689.00 0.00 0.0 XB.M-OD X8.220.00 0.0
I.275.00• 1.275.,40- 0.00 0.00 14.610.00- 13.300.00- 600.00
567.00 356.37- 925.37 250.22 5.444.20 4.300.00- 9.11401.20
572.OD- 175.00- 387.00- 226.86 6.401.00- 2.100.00- 4.381.00-
50.00- 50.00- 0.00 0.00 sis.00- 600.00- 25.00
1.725.11 1.72s:00 0.11 0.01 20.675.11 10.700.00 X.09-
125.00 12s.00 0.00 CAD 1.s00.00 1.500.00 0.00
315.00 245.00 70.00 20.37 2.s20.00 1,503.0D 1.01S.O0
1.904.00 850.00 1.054.00 1X.00 10.649.40 10.200.00 449.40
16.00 46.00 30.00- 66.67 215.0D 35.0 100.0-
6.00.70 1.677.00 4.365.70 200.33 41.781.13 21.788.00 19.984.13
72.106.81 66.110.43 s.980.18 9.06 wo.m.4 790.418.00 27.411.04
1
VAR.S JAM= 1997 -
OF M. MEMBER 1997
I0000[T. .
0.00 511,500.00
0.00 240.220.00
4.31 IS.300.00-
226.61 4,300.00•
208.2 2,10D.O0-
4.17 610.0- .
0.12 20.700.00
0.00 1,500.00
67.44 1.303.03
4.41 10,200.00
31.75 315.00
91.77 21.780.00
3.45 793.42L O
0.00 20.00 20.00- 100.00 209.39 X0.00 30.61- 12.75 A.00
342.71 2s0.00 92.71 37.00 1,523.61 1.745.00 221.39• 12.0 1,745:40WAY300.00 232.00- 7/.34 1.OT0.29 1.500.00 01.71- 26.70 1,500.00
410.60 570.00 159.32- 17.93 2.031.29 3.405.00 693.71+ 10.76 3.465.00
11.13 046.00 834.87- 9o." 7,30.26 9.7%.00 2.412.74- 26.63 9.796.00
1.67 186.00 184.33- To 1,206.95 2.1s2.00 945.03- 0.91 2.132.00
0.00 0.00 0.00 0.00 3.205.66 4.100.00 994.36- 13.67 4.200:00
0.00 0.00 0.00 0.00 0.00 200.00 200.0- 100.00 200:00
425.40 150.00 273.40 163.65 2,147.69 22.350.00202.31- 8.61 2.350.0
438.20 1,182.00 743.72- 62.92 13,443.56 111.698.01) 4 .754.44- 13.0 18.600.00
C Cf • 1%
cumilT YAR. ! TIO Tt0 N many Iw. INOW VARIANCE OF BID. ACTUAL OIOOET WMIAM of 014. oEQR1ER 1997
C01:tteld) T...
PLANT OPERATIONS AM MIRTE MM:
SALMIES
11NEFIIS
70).15 723.00 60.15 0.32 6,165.96 5 25.001 240.96 4.07 5,925.00
APT. REWILITATIOO
117.47
0.00
159.00
150.00
41.5• 26.12 916. ,.4 1,301.00' 336.48- 25.06 1,301.00
CARETAXER ALLOIs0L1Et 75.00 All
150.00-
25.00
100.00
50.00 '
826.A9
405.17
1,0M.00 973.31- 54.07 1,000.00
0100. 119CS-0L00 1,51.14 2.30.00 03.06- 34.96 27.417.54
M0.00
30.21S.00
114.0-
2,797.46-
19.14
9.26
600.00
OEMIRS 0 MINT. 1.316.76 700.09 616.76 00.11 10.412.0 B.SM.M 9.92.00 116.06
30.215.00
8.500.00raftlEs - andst11L
lam REI4YAt
470.92 300.00 170.92 56.97 4,03:19 1.!00.00 46.21• 19.36 4.500.00
HISMLLAIlm
307.02
0:00
515.00
50.00
1q.10• 32.5 6.732.00 7,150.00 iq.40- 5.70 7.150.0050.00- 100.00 2.271.52 1.400.0 872.SY. 62.32 1,100.00
TOTAL PLANT OPERATIMS 4.702.26 S 002.00 309.74- 7.60 67,341.00 61 391.00 3,950.60 9.69 61. 391.00
UTILITIES:
UTILITIES-ELEC. 2,065.22 1.700:00 365.22 21.4 19,519.00 21,500.00 1,900.20- 9.21 21.500.00UTILITES-SAS/OIL
UTILITIES-MTER
3.300.62
1,224.06
2.400.00
1,000.00
960.82 40.07 20.7!7.70 27.000.00 6.272.22- 23.23 27.000.00
224.06 22.49 9.749600 11.900.00 2,150.12• 18.07 11.900.00
TOTAL UTILITES 6,670.90 5.100.00 1,570.90 30.00 49.997.4 60.400.00 10,402.54- 17.22 60.400.00
PROPERTY AND RELATED:
ANNITT2ATIM 1.399 48" 1,400.00 032- 9.04 16,79.69 16.000.00 6.31- 4.06 16,000.00DEPRECIATION
INTEREST EXPENSE
17,175.23
26.243.75
17.243.00
26.224.00
67.77- 0.39 20).455.00 206.322.00 066.12• O.Q 206.712.00
IM514ANCE-P00 11.1 Me 1.063.00
19.75
269.12•
0.08
25.32'
310,772.50
9.675.00
318,740,00
12,396.00
32.50 0.01 318,740.00
REAL ESTATE TAM 1.060.59 1,79.00 72.59 4.03 22,426.23 21.40.00
2.722.20-
Mall
21.96 12.316.00
1100 FEES 0.00 0.00 0.00. 0.00 4.0 0.00 0.00
3.81
0.00
21.60.00
0.00
TOTAL PROPERTY 8 REL. 17.477.9 47.723.00 245.07- O.S1 575.122.10 95.001.00 2,7511.90• LQ SIS,001.00
C Cf • 1%
eaMin e
GENERAL AIN AOIIINISTSATIVEt
sA min -ISR
SALmin-AONTN
BENEFITS
6N es CDM
AWAMISIOS-PM.
AUDIT S ACCOINTIR
AUTO AND TRAVEL
020120 LEASE
OAR SERVICE CRA56E
COARIR SEWICE
Dun 5 SUBSCRIPT.
TAS PREPARATION FEES
INTEREST -SEC. BEP.
VWMIS CORP. CLAIMS
LEGAL
LI^ENSES AIN PERMITS
RANAGDENT FEES
INSURUCE 1171131111.
MET[= 8 SEMINARS
POSTAGE
PRINTED COOSAIICATIORS
PIBCII SERVICES
LEAD BAR - MIA INPUT
REPAIR$ S MINT.
SPECIAL EVENTS
SUPPLIES
TELEPBdE
MISCELLANEOUS
TOTAL GERM 8 =IN.
TOTAL OPERATION ENP $
EARNINGS (LOSS)
CUISENT Va. i T10 VTO VANS AABAST 1997 -
TO SIAfET VARIANCE OF BIN. ACTUAL 2B T IN= OF NB. NECROSIS! 1997
NN"T. .
1.500.69 1.70.00 45.69 2.60 20.003.71 1B.S11.00 1.492.71 0.06 15.S11.00
1.492.34 1.626.00 133.66- 0.22 1s.706.iS 17.462.00 1.737:05- 10.07 17.462.00
493.95 7".00 2SO.OS- 33.61 5.744.16 7.914.00 2.169.06- 27.42 7.914.00
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 '
0.00 33.37 33.37- 100.00 1.493.40 400.00 1.003.40 273.35 400.00
0.00 0.00 0.00 0.05 4.005.00 4.200.00 205.00- 4.76 4.200.05
35.10 50.00 14.90- 29.50 451.01 600.00 115."- 19.33 600.0E
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
0:00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
20.60 MINT 4.40- 17.60 201.00 300.00. 90.20- 32.73 300.00
0.00 0.00 0.00 0.00 1.105.80 1.130.00 19.20- 2.S7 1.135.00
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
78.09 75.00 3.09 5.19 903.36 900.00 3.36 0.37 900.00
0.00 0.00 0.00 0.00 78.86 0.00 78.06 0.00 0.00
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
0.00 0.00 0.00 0.00 493.65 575.00 81.35- 14.1S S7S.00
3.205.23 3.222.00 13.77- 0.43 30.952.92 38.582.00 370.92 0.96 38.5!2.00
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
0.00 0.00 0.00 0.00 1.213.53 1.200.00 13.53 1.13 1.200.00
108.66 S5.00 53.66 97.56 742.38 1.074.00 331.62- 30.58 1.074.00
39.36 60.00 20.64- 34.40 563.61 720.00 Is6:0- 21.69 720.00
44.10 117.00 72.90• 62.31 1.172.13 1.030.00 6116.87- 36.26 1.8]0.00
0.00 0.00 0.00 0.00 0.00 0.00 SAM 0.00 0.00
0.00 0.00 0.00 0.00 170.00 100.00 70.00 70.00 100.00
153.00 240.00 57.00- 36.25 418.96 300:00 118.96 20.65 300.00
134.19 100.00 34.19 34.19 1.133.11 1.200.00 66.09- S.57 1.100.00
440.05 450.00 9.11- 2.02 5.366.02 5.400.00 53.90- 1.00 5.400.00
72.60 50.00 22.60 45.20 475.43 000.00 121.57• 20:70 600.00
8.122.60 8.602.37 479.7/- 5.68 100.406.0 103.015.00 2.610.81- 2.53 108.015.00
67.022.65 66.269.37 466.72- 0.68 807."O.7a 022.050.00 1s.209.72- 1.03 022.850.00
4.204.16
0.8 ........
2.150.74-
afaia
6.434.90
a.
299.19
awns
13.199.56
atataaaatata
29.412.00-
Oaataatataa
42.621.56
tlaaatatataa
1".86
aaaatl
29.422.00- 9.422.00-
aatiaa...... ata mama
r)
r
MEMO
CITY OF PLYMOUTH
3400 'PLYMOUTH BOULEVARD, PLYMOUTH, MN 55447
DATE: February 10,. 1998 for Housing and Redevelopment Authority Meeting of February15,199$ .
t ''
TO: Anne u Executive Director
rt
FROM: Edward Goldsmith, HRA Supervisor Gj
SUBJECT: Shenandoah Townhomes Housing Improvements Financing Assistance
On January r, the City Council approved financing for the re -siding project in the Shenandoah
Townhomes Housing Improvement Area The financing of the $1,670,000 project will be over
15 years with an estimated annual payment of $960 levied on each of the 219 Shenandoah
Townhomes based upon a per unit cost of $7,630 and an interest rate of approximately 8%.
In October, 1997, the Franklin National Bank submitted the HRA sponsored application to the
Federal Home Loan Bank Affordable Housing Program (FHLBAHP) for $178,080 to assist low
end moderate income homeowners with the cost of the Shenandoah Townhomes Housing
Improvement Area The FHLBAHP has awarded the finds requested. Assistance will be
available on a sliding scale of from $2,061 (27%) to $5,724 (75%) of the cost of the
improvements, depending upon income and housing expenses. With this assistance the proposed
animal maximum Housing Improvement Area fee of $960 will be reduced to a range of
approximately $240 to $700 for 53 eligible low and moderate income gwnw occupant8.
Only pins who we owner4=upants with gross incomes below 80% of median income are
eligible for assistance from the FHLBAHP. In addition to the 53 eligible applicants, 6 other
applicants were denied assistance. Of these, 3 are income eligible, but not owner -occupants.
They are relatives of the owners, living in the units as .relative -homesteads. The other three are
owner -occupants, but over the income limits with extraordinary expenses that make the cost for
the siding improvements financial hardships for them.
At the January HRA meeting, the Board discussed prtmdimg assistance for the homeowners who
wen not eligible for the FHLBAHP assistance. At Ile meeting we discussed hardship assistance
for families that wen over -income for tho l"aLBAHP assistance, but indicated a financial rued
for assistance and for "relative homesteads" that were not eligible because the owner did not
live in the Tame. Because precise income information had not yet been obtained from these
potential applicant', the Board tabled further discussion of the matter until the February Board
meeting.
J All of these potential applicants were asked to provide additional income information to staff. Of
the three over -income "hardship" applicants, none responded to this request. We have advised
these applicants that their applications have been rejected due to failure to provide the requested
information. The HRA will therefore not need to consider assistance for these families. Of the
three "relative homestead" applicants; in one case both the owner and occupant are income
eligible; in another case neither the owner nor the occupant are income eligible, the owner is at
104% of CDBG income limits and the occupant is at 101% of the limits, also the occupant's
housing costs are below 309A of income; in the third case the occupant did not respond to
requests to provide income information and this applicant has been advised that they will not
receive assistance.
The income eligible "relative -homestead" could receive assistance with CDBG funds limited to
5,724 based upon the higher of the incomes for the occupants or the owners. The actual amount
of assistance could be determined under the same terms as the FHLBAHP assistance, except that
any direct rental assistance provided to the occupant would be considered as part of the
occupants' income.
At the January meeting one suggestion was made to limit assistance to persons within 110% of
the CDBG income limits. Also, I had suggested that at a minimum either the owner or occupant
should be within the CDBG income limits. Since neither the occupant nor the owner in the
second case meet this second criteria and the occupant would be paying 30% of income for
housing after application of the Housing Improvement Area Fee. I would not recommend
offering assistance for this unit.
In the event that additional requests for assistance are received from owners of Shenandoah
Townhomes that meet the MRA's eligibility criteria, l am recommending that tbe Board approve
a maximum of $17,172 in CDBG funds to provide assistance to CDBG eligible applicants and
6,000 ftom the HRA Affordable Housing Account for persons not eligible under the CDBG
income limits. The assistance could be administered through the HRA's Home Rehab Program.
Repayment terms should be in accordance with the terms of the Rehab Program.
I recommend that the HRA Board adopt the attached resolution authorizing assistance for
homeowners in the Shenandoah Townhomes Housing Improvements Area
r) HRA RESOLUTION No. 98.3
AUTHORIZING ASSISTANCE FOR HOMEOWNERS IN THE SHENANDOAH
TOWNHOMES HOUSING IMPROVEMENT AREA
WHEREAS, The City of Plymouth has created the Shenandoah Townhomes Housing
Improvement Area under the authority of Minnesota Statutes 482A for the purpose of facilitating
the re -siding of the townhomes and related improvements; and
WHEREAS, the Plymouth Housing and Redevelopment Authority (HILA) has sponsored an
application to the Federal Home Loan Bank Affordable Housing Program (FHLBAHP) to assist
low and moderate income homeowners in the Shenandoah Townhomes with the cost of the
proposed Housing Improvements; and
WHEREAS, the HRA has received applications from homeowners in the Shenandoah
Townhomes Housing Improvement Area for financial assistance; and
WHEREAS, there are applicants for assistance that are not eligible for assistance from the
FHLBAHP, but have submitted applications for assistance to the HRA; and
WHEREAS, the HRA wishes to provide assistance to applicants ineligible for the FHLBAHP
assistance under certain limited circumstances;
c
NOW THEREFORE BE IT RESOLVED by the Housing and Redevelopment Authority in
and for the City of Plymouth, Minnesota that funding is authorized to provide assistance on the
following terms to Shenandoah homeowners not eligible for assistance from the FHLBAHP:
CDBG funding from the HRA's Home Rehab Program of up to $17,172, in accordance
with the assistance formula in the FHLBAHP application based upon the higher of the
incomes of the occupant or the owner, including consideration of any direct rental
assistance received by the occupant to be part of family income, is hereby authorized for
reladwhomestead applicants and the owner occupant requirement of the Program is
hereby waived for these applicants. Eligibility for this assistance is subject to income
verification and CDBG income limits.
Funding of up to $6,000 from the HRA's General Fund Affordable Housing Account is
hereby authorized for "over -income" hardship applicants subject to income verifications
with either the owner or occupant being within CDBG income limits and the other one
with income of no more than 110% of the CDBG income limits.
The foregoing assistance is to be made available only if housing costs for the occupant
after application of the Housing Improvement Area Fee would exceed 300A of the
occupant's income. The assistance is to be administered through the HRA's Home Rehab
Program. Repayment temps for the assistance is to be the same as for the Rehab Program.
J Adopted by the Plymouth Housing and Redevelopment Authority on February 19,1998.
A
W MEMO
CITY OF PLYMOUTH
3400 PLYMOUTH BOULEVARD, PLYMOUTH. MN $5447
DATE: February 10, 1998 for Housing and Redevelopment Authority meeting.of
February 19, 1998
TO: Anne Hebi t Executive Director
FROM: Melissa Cemicelk using Technician through Denise Clerical
Supervisor and Edward Goldsmith, HRA Supervisor L
SUBJECT: SECTION 8 LANDLORD RETENTION AND `,RECRUI%7rrME?IT%%%"'
STRATEGIES
In December of 1997, stats conducted interviews with landlords to get their input and ideas to
improve the Section 8 program in Plymouth. A copy of the results of those interviews is
attached. Staff is now looking at the feasibility of implementing some of the ideas expressed by
s landlords. The following is an overview to data.
Landlords reported a number of advantages to participating in the Section 8 program; however,
they admitted that most of those advantages are truly beneficial when vacancy rates aro higher.
A new advantage and financial incentive to participation is the lower property tax rate (class 4d).
This new property tax class is currently being heavily advertised by the HRA. A number of
Plymouth landlords attended a workshop in St. Louis Park on January IS, 1998 to loam more
about the benefits and requirements. The HRA will receive a listing in March or April of the
properties that applied for the new tax class. The HRA has been selected by the Minnesota
Housing Finance Agency to conduct monitoring and inspection services for the 4d tax class.
Landlords also reported a number of disadvantages to participating in do Section 8 program
concerning tenant accountability, program deficiencies, legal intimidation, and financial risks.
Possible strategies to combat these disadvantages are:
1. Develop a stricter policy to deal with violations of the family obligations (as defined by the
Section 8 program regulations) and establish a clear procedure for handling fraud and
program abuse complaints.
2. Continue sending annual letters on fraud and program abuse.
3. Incorporate,emmt behavior. housekeeping, and lease vioWm issues into a tensWappltcnnt
4. Scheduling a fair housing workshop to educate landlords on what is and is not discriminatory
as well as where they do and do not need to make special accommodations.
M
S. So&ion 8 staff has been invited to speak at a monthly Plymouth Apartment Managers' ^,
Association mating, at this mating address some of the misconceptions reported by the
landlords of the Section 8 program.
6. Educate landlords that they can hold tenants responsible for tenant caused damages found
during annual inspecti-ms, etc. Revise HRA procedures to identify tenant -caused damages
during annual inspections.
7. The HRA could lessen the paperwork burden on landlords by making the tenant more
responsible for completing paperwork and getting signatures.
S. Set up a pmedure for geeing damage information from landlords on vacating tenants even
though claims aro not being filed any more.
The hmdlords who were interviewed also had some of their own ideas for program improvement.
These strategies were
1. A mandatory tenant training session on behavior and housekeeping: 770 HRA cannot stake
such a session mandatory. These Item could be addressed in a brochure and at a
terandaWp scant workshop.
2. Random inspections to check up on tenants: Unannounced inspections are a violation of a
tenants right to privacy Periodic Inspections, with proper. otice, are currently performed
when tenants have had previous damage claims or have had housekeeping complaints. 770
HRA will continue this practice.
3. Take away Section 8 when abused: This is already being done by HRA staff.
4. Allow 3 month or 6 month leases at initial occupancy: This is not allowed by HUD
regulations, the initial lease term must be /2 months.
5. Have HRA screen tenants for criminal and rental histcry: 770 HRA could arrange to
conduct crimbal backgr»ad checks and deny applicants with illegal an and violent
criminal histories. 770 HA4 currently mart provide prmpective landlords with an
applicant's currant and pnevlour address and landlord's name. With tenant authorization,
the HRA can also provide a prospective landlord with other rental history information
bultding alamtW claim and unlawful deta!ner Iawledge. 770 HRA itself,• however, cannot
ahrry assis1=vjbr rental history prior to assistance.
6. Guarantee full rent to landlord and have tenant pay HRA: This is not possible infer HUD
regulations.
7. Provide a financial incentive to landlords who participate: 770 HRA will continue to
advertise the new property tax class and incorporate participation as a requirement for city
and HRA assistance to landlords.
8. Reduce paperwork: 770 HRA could Implement d&rent procedures to take the burden off'
the landlord and tran*r it to the HRA or tenant.
9. Educate landlords of smaller properties: 770 HRA could hold a workshop specokaUy
ales4nedfor landlardz ofindler properties.
Dunng the interviews, landlords 'vera asked about specific recruitment and retention strategies
The ones that they thought would get a favorable response were criminal background checks, on.
site visits by HRA staff, and tenant workshops. lsndlouds were ambivalent about getting a
certificate of appreciation, participating in a landlord advisory committee and partnering with a
social s,,rvice agency. These three ideas may be helpful if designed to address specific landlord
concerns.
r)
LANDLORD PARTICIPATION IN THE PLYMOUTH
SECTION 8 HOUSING ASSISTANCE PROGRAM
0
RENTAL PROPERTY INTERVIEW RESULTS
DECEMBER, 1997
Plymouth Housing & Redevelopment Authority
3400 Plymouth Boulevard
Plymoudt, MN 33447
612) 309-3414
J
LANDLORD PARTICIPATION IN THE SECTION 8 HOUSING ASSISTANCE
PROGRAM IN PLYMOUTH
Results from bilmlews with 13 Rental Property Managers In Plymouth
December, 1997
Introduction,
The Plymouth Housing and Redevelopment Authority (HRA) conducted several interviews with
rental property mangers in the City to investigate their experiences with and perceptions of the
Section 8 Housing Assistance Program. The objective of these interviews was to use this infor-
mation to develop a landlord recruitment and retention strategy for participation in the Section 8
Program in Plymouth. The interviews were guided by a set of open-ended questions targeting
the advantages and disadvantages of Program participation from the perspective of the property
managers and landlords.' The property managers were asked for suggestions as to what the
HRA could do to address these disadvantages and entice landlords to coniine or begin partici-
pation in the Program. They were also asked to comment on specific recruitment initiatives that
housing authorities in the metropolitan area and throughout the country are implementing, and
whether or not any of these strategies would be effective techniques with landlords and property
managers in Plymouth.
In total, 28 properties were contacted to participate in the interviews. These 28 properties in-
cluded all rental properties in Plymouth that: (1) have more than 4 units; (2) have at least some
units with reins at or below the exception Fair Market Rent (FMR) for Plymouth's Section 8
program; or (3) currently rent to at least one Section 8 tenant' This survey also included a a m-
pling of properties that have rams above Plymouth's FMR, and do not currently rent to any Sec-
tion 8 teaents.' Thietan of the 28 properties are represented in this study. One of the interviews
was a focus group interview with 2 participants, three of the interviews were conducted over the
telephone, and the remaining interviews were conducted in person. All of the interviews were
conducted between December 10° and 21°, 1997. Each interview lasted between 30 minutes to
90 minutes, depending on the input each interviewee had with Section 8.
The following report is based on the results of these interviews. Attached is a list of the inter-
view question. The number of respondents to each question varies because not all questions
were applicable to all interviewees.
All of the 13 padic3oants are familiar with the Section 8 Housing Assistance Program. Nearly all
of property mangers %12) have had experience working with the program. Only -one participant
reported having no experience with the program.
I Sim the objective of tlme huervkwe ws to identity properly managers' perspe -Ivm, their complete rmponus are recorded
In thb repos, re8ndles of rshedw or not thry are accurate. J 2 Only oro of the fair prJ...... Seetion 8 propudes b Included in the study.
31t b itaporlmtt to nose do the sm* of propmim repro odW in thb mdr wn not rmdornly uleaed. lbs properties with
Sectiat 8 gwlilybg reou wero prfelolly tergetsd, end perlkipetlon in the hdervkrrs wd volummy.
Figure 1
As shown in Figure 1, nine of the thcr-
Secdon 8 ttanhl Properly Participation teen properties (69%) currently rent to
tool` Section 8 tenants. Each of these proper-
1sties rents to between one and thirty Seo- bhmtos!— tion 8 tenants. However, Figure 1 shows
s s —
that only six of the properties surveyed
4 jare currently accepting new Section 8
s w participants. Therefore, only 46 percentor
AI Surwpe0 RaperlleNS R'opeAles of the properties surveyed are actively
woo.d,. w1A8sotbn Acceplig ( participating in the program. The three
s mums Now anion properties with Section 8 tenants that are
srenwo no longer accepting Section 8 partici-
pants have a small number of Section 8 tenants, with each property renting to fewer than five
Section 8 tenants. One of these three properties has rents that are much higher than the Plymouth
FMR and the property management company decided to discontinue their participation years
ago. The other two properties have recently discontinued their participation a a result of prop-
erty management company decisions.
Four of the thirteen properties (31%) do not currently rent to Section 8 tenants. Two of these
properties have at least some qualifying tents, but choose not to participate in the program. One
property is a project -based Section 8 property that is expecting to accept Section 8 certificates
and vouchers when their Section 8 mortgage is repaid. The fourth property refuses Section 8 be-
cause its rents are significantly above the Plymouth FMR.
Advantages to Section 8 Participation
The property managers were asked what they saw
as the advantages of landlord participation in the
Section 8 Program. Their responses were based
on both their personal experiences and their per-
ceptions of Section 8. The most commonly re-
ported advantages were: a portion of a Section 8
tenant's rent is guaranteed by the Plymouth HRA
6 respondents): and the program helps provide
safe, decent, and =fwftle housing for people
who are in need of assistance (6 respondents).
Three property managers reported "occupancy" as
ADVANTAGES TO SECTION 8
PARTICIPATION
Gaaroadetd Rend
FroWdeAffoidobkHoasbrg
0ceapaaey
Regain" Ckava
Good Rapport wM Ike HRA
an advantage to participation in the program be.
cause it allows them to tap into a new pool of prospective tenants. They all agreed, however, that
occupancy is only an advantage when the rental market has higher vacancy rates (above 30/o-5%).
According to one property manager: "Right now in Plymouth the rental market is fantastic". In
fact, the rental market is tight throughout the metropolitan area. In December, 1997, the Min-
neapolis Star Tribune reported a 1.9 percent vacancy rate for the area.
2
MM
One property manager reported that having a "good rapport with the HRA" was an advantage to
participating. And another property manager reported that the recent regulation changes such as
eliminating the "take one, take all" provision, and allowing landlords to charge Section 8 tenants
the same security deposit amount that they charge their non -assisted tenants, have made partici-
pation in the program more favorable.
Other than "guaranteed rent", the responding property managers did not identify any kind of fi-
nancial incentive as an advantage to program participation. Furthermore, most of the property
managers were unfamiliar with the recent State property tax legislative changes that formed the
new 4d low-income tax classification for rental properties. Only one property manager was
swan of this new tax classification, and just one other property manager had "heard of it".
Allows people who are hitting onto hard times to be able to live In a nice, decent place.
It can break the chain of poverty, by putting people in an environment when they are
surrounded by other people who are making It Most of the Section 8 residents I've
worked with have a goal ofgeeing offof assistance and becoming self-suflcient.
Jin having a really good experience with the program.
Paperwork Is not bad
I love working with the program. The paperwork is a bit much, but...
There Is a place for Section 8. And there are marry troublefree Section 8 renters.
r • section 8 is an excellent program. k is a first step, especially for single mothers, to get a
Job and get offofpublic assistance. By providing safe, affordable housing it gives them
afirm footing to get a fob and get offofpublic assistance.
I have oras Section 8 tenant who is an excellent tenant. She Is prompt In telling me about
needed repairs, pays her portion of the rent on time and is a deNghtfrd person.
We have three.Section 8. prey have been really good tenants. One of them Is worMng
and the other two we in school — owe is studying to be a nurse. 77my are trying.....
Section 8 helps lower -Income people get scattered site affordable housing
B is help6i for those in wed It is a great, great thingfor the elderly, the hadleapped —
for people who we trying butfust can't make it
Section 8 is a fantastic opportunityfor seniors who wouldn't be able to live in a decent
place without it
Helps some people that really need a break Helps them to make afresh start.
77w ones I've had have been really, really decent people, but you always have a bad ap-
ple every now and then.
Only a small percentage are problems, but /fyou get a couple of bai ones they educate
you oral you change your mind about subsidised housing
Guaranteed rent is she only real advantage to the program.
if you screen properly it shouldn't matter whether the tenant is on Section 8 or not
are are good and bad tenants in every income bracket.
r..i • B is very necessary. People In the lower income categorles have to have help to be able
to Ford their houshtg ?Tsars is no doubt about that whatsoever.
With Section 8, your rent goes up gradually as your income bcrea res. This gives people
an opportunity to get their feet on the ground and some people would raver be able to
become selj-sn„ f7clent without this anistorce. .
I've worked a lot with Section 8 in the pat. I managed two properties that accepted Sec-
tion 8. One tenant was horrible, but I didn't have any problems with any of the other
Section 8 residents. Everyone else I worked with was no dI,B'erent than any other tenant.
Satisfaction with the Plymouth NRA
Property managers were asked to continent on their relationship with the Plymouth HRA. They
were asked to rate their level of comfort in working with the HRA on a scale from I to S. Six
property managers gave their relationship the highest rating of S. Five property managers re-
sponded that this question is non -applicable because they have minimal interaction with the
HRA.
Plymouth Is really good
Extremely comfortable. No problems Little contact. But extremely pleasant phone con
versallons.
Plymouth Is a /at easter to work with than Metro When I get a Metro certfcafe I realize
how much I appreciate Plymouth.
Melissa Is great, Warren Is a peach.
Melissa will pre-qual& our Section 8 tenants. She has been a life-saver for us.
I brow that Melissa is only a phone call away. She is always helpful. IJllter a lot ofcalls
to her and don't get called back so i bow she is providing them with the Information
they need
Disadvantages to Section 8 participation
The property managers were asked what they saw as the disadvantages of landlord participation
in the Section 8 Program. Their responses wen based on both their personal experiences and
their perceptions of Section 8, and con be separated into two main Inas: (1) irresponsibility of
Section 8 tenants, and (2) deficiencies in the program.
I. Irresponsibility of Section 8 tenants
Severai property managers responded that a disadvantage of Section 8 participation are the Sec-
tion 8 tenants themselves. Their responses were based on personal experiences, as well as pat
ceptions. Most of these responses center around the thane of individual responsibility. `There are
many different views among the American public in regard to public assistance. The recent con-
gressional overhaul of the nation's welfare system opened the floor for discussion of public as-
sistance and highlighted the divergent public opinions about who is worthy of receiving assis-
tante and under what conditions. Whether or not the personal philosophies of rental property
owners and managers affect their business decisions with regard to who will occupy their units is
difficult to determine. Several property managers made r^fewnee to Section 8 recipients as
undeserving" of a rem subsidy, unless they are elderly or disabled. Several others indicated
that an advantage of Section 8 participation is the ability to provide affordable housing for peo-
ple. Thus these underlying views do come out in the language of "deserving and undeserving".
and in a general expectation that recipients of public assistance, including Section 8 rental assis-
tam e, should display gratitude.
The following conunents reveal areas in which they have experienced or perceived the responsi-
bilities of some Section 8 tenants to be negligent. These include: not deserving of assistance;
abuse of the program and of the rental agreement; and irresponsible housekeeping, behavior, and
financial management practices. Property managers also reported having problems with Section
8 tenants who are mentally ill, and those who do not speak English fluently. Finally, several
property managers stated that these problems can cause their non -assisted tenants to resent ten-
ants receiving Section 8.
Undeserving of public assistance
o The senior population is deserving. Other residents have le)? a bitter taste In my
mouth.
v Section 8 -welfare allows people to stay home and lake care of their kids, but they
aren't doing thisl
o Welfare recipients give Section 8 a bad name. People don't want to give housing to
people who don't want to work
v A lot of Section 8 tenants take advantage of the program. I've seen some able -body
Individuals abuse the program.
Abuse
Biggest issue is abuse. Abuse ofprogram, ofrental agreement
I don't have a problem with Section 8, until the leather couches start rolling In. And
the babygrands. And the boyfriend who isn't living there but really Is.
v- illegal oeeypancy
0 Some people do abuse the program. They have a criminal record they have too marry
kids, and they set a bad precedent for others.
Rent not paid on limo
OJ1en don't get full rent. Even if its only S5 short - its still kanbrg to c . e quer
money.
o Rent isn'tpaid on time. When your rent is only S14 a month, bring me the 14 dollarsl
Especially when the guy over there is paying 5700.
Behavior
o This is a big problem because It Is very, very difflcult to change behavior.
zoo We'reprofessional baby sitters ofadultsl
v When I confronted a Section 8 tenant she wigged out on me.
Partying goes along with Section 8.
s- Needs to be education about the basic responsibilities of being a good renter. And
how to deal with property management appropriately. If they are confronted about
something dwyJly offthe handle and accuse me ofdiscrlmbating
Children's behavior
Education should include parenting classes. Some of these children are out ojcon
trof. We are not playground monitors or baby-sitters.
v, I've had some pretty negative experiences with families. IfI couldfill up the building
with elderly section 8 tenants I would, but I've had a lot ofproblems with ja,nllies.
zo Our building attracts people that don't want a bunch ofkids running up and down the
alis [complex that does not take Section 8].
vo They expect us to play this role - watching their children, mediating playground dis-
putes, letting their kids into the apartment because they got locked out again! This is
not our job!
Section 8 is family oriented. Kids are not taken care of as well. We can't be baby-
sitters!
Wear and tear is greater with children.
Housekeeping
the only thne some tenants clean their apartments is once a year - before Ike City in-
spector comes to Inspect them. Need random inspections!
v One tenant has lived therefor 7 years. Her patio Is always a mess. Whenever the
property management company comes out I have to tell her to clean it. What do 1 do?
Bad Credit
Section 8 recipients tend to have difficulties in life that show up on their credit re-
ports or their lack ofcredll.
o Bad credit - Section 8 have bad credit. But it doesn't really matter if they have bad
credir or not - the citypays their rent.
Credit - low-haome people usually have pretty bad credit This is a stumbling block
for them.
Attitude of expectation and lack of appreciation
P They are not appreciative of what they have. They abri fed it
1 have had really good Section 8 tenants who appreciated what they had but the
greater share ojnry experience with the program has been bad
T% majority ofpeople don't respect the program. Too many people feel that this is
their right - that we, the taxpaying public owe Item.
No sense ofgratitude for assistance. I work 14 hours a day, 7 days a week managing
this building. 1 caught one of my Section 8 tenants dumping trash on the ground in
front of the dumpster. I confronted her with a lease violation and I was subjected to
her livid rage for we hour and eleven minutes. I have endured numerous personal
attacks from her. One could presume that Mese people aren't worth dealing with.
I receive an average ofS to 6 calls a dayfrom Section 8 recipients. What I have no-
ticed about each and every one ofthem is the manner in which they expect us to give
them what they want and some go so far as to even demand it -- not within our rent
guidelines but within what they perceive as their rights. 77ey seem to have develope..
an attitude ofentitlement
A er speaking to a Section 8 recipient, I am often left with the impression that "I'm
entitled to this ". Ifind this among all ethnic cultures and all kinds ofapproaches. Its
easy to grow weary ofgoing through the hassle ofhelping these people.
Altlmugh I realise a lot of time these people are deserving of our assistance from a
moral viewpoint, they get the idea that "you better help me of else. "
Section 8 tenants don't realize the dollar ofthhrgs.
o Seem to have little respectfor the value ofproperty!
Meutd Blum
v One disadvantage is the type of people. Someone may be mentally ill - schizo-
phrento—and you don't know that and it becomes a problem later on. 771is is not
theirfault, I put the blame on governmentfor not helping the mentally disabled.
o inappropriate placement ofpeople. Mentally ill. She had been in and out ofso many
apartments - why was she still out there?
Language barriers
There is an Influx of Russians Into the area. If there is a problem they can say that
they don't understand English. it's selective hearing.
Resentment of other tenanb (as perceived by property managers)
1 If I'm pM t their rent -through my tax dollars why should they get all these ameni.
ties (pool; etc.)? Many landlords and other renters feel that they don't deserve the
same amenities that other people work really hard to be able to Ford
In recent joars minorities and people from the inner citles are flushing out to the
suburk There Is backlash from other residents. They we mbrorities and they think
management is lettbtg the place go downhill This is notlust with Section 8. But this
is a big threat viewed by some of the residents. Deeding with stereotypes. Residents
complain. Racism IF coming back
Other realaknts are resenoiid, They work hard and see the Section 8 tenant not doing
anyth1V But they live In the some place
2. Deficiencies in the program
Many of the property managers reported that a major disadvantage of the program is the way that
it is administered. Property managers reported that they are expected to treat Section 8 tenants
differently than non -assisted tenants. This perceived dit%eential treatment places a burden on
property owners and managers by increasing their workload and their property management
costs. Another reported deficiew in the program is the lack of accountability of the Section 8
tenant. In absence of this acr:%untability, many of the property managers expressed their view
that they are forced to take financial and legal risks when they participate in the program. There
is a commonly held belief among the properly managers interviewed hens that Section 8 tenants
are legally protected more than other tenants, creating a fear of discrimination lawsuits. Al-
tbOugh all of the property managers expressed satisfaction with regard to their relationship with
the Plymouth HRA, many feel that in general the program is administered in such a way that
once landlords accept Section 8, they are abandoned by the government to deal with problems on
their own.
In all of the interviews, the discussions of disadvantages was for lengthier than the discussions of
the program advantages. Although many of the property managers recognize the need for afford-
able housing, most agree that it is not their responsibility, or at least not only their responsibility.
Furthermore, there is a perception that the failures of Section 8 have been much more publicized
than its successes, which serves to reinforce landlords' decisions to noL participate in the pro-
gram. As one property manager stated: "I don't recall the last time I saw in the newspaper a
success story about Section 8".
on Droaram aeric
Differential treatment makes extra work and increases cosh
V Paperwork is a bit much
A Paperwork Have to jump through hoops.
v, Its like working with a protected class ofpeople. 7%y expect you to do extra work -
special rent arrangements -having to let chd6en into their apartments on a regular
basis. We have enough work- we don't need made up busy-work
Monumental waste oftime by some of these people.
Section 8 and market tenants don't qualify on the same basis. Mrs are exceptions
for Section 8 tenants. Its like qualifying dem on two dorent levels. Its not fair for
people who are paying market rate or for people on Section 8.
Section 8 guidelines don't always meet guidelines of the property. Often there are
lease addendum that don't agree with property policies.
To deal with illegal occupancy, it is necessary to document this. Who has th
o You have to be more accommodating with HRA tenants than with market rase .. J.
Partly this is because I know they are having a lard time and want to gi, utem a
break But partly this Is because legally !don't brow what my parameters are.
0 Boy, I don't want those problems. I have enough of them as it is on a daily basis.
More maintenance costs. Section 8 tenants are less likely to report damages early
and they escalate into larger, more expensive problems.
Maintenance inspections are a big issue with Section 8. You lose control. Someone
else is telling you you have to fix something.
Inspections add to the worhoad Increase costs.
o Section 8 Is treated dorently. If there is a hole punched in the wall in someone's
unit, we have to fix it after inspections. Well, it wasn't there the last time that ten-
ant's unit was inspected Still, we have to Jlx it then With other tenants, we wouldn't
have to flx it until after they vacate the unit. It costs more to rent to Section 8.
Lack of acconotsbMly
o The accountability level of the Section 8 recipient needs to be better with regard to
care of the unit and behavior. We need the HRA and the Section 8 program to back
us up on that. Need a stronger armfrom Section 8 and a lower tolerance for garbage.
We become the police of?cers for the program.
Should have random inspections by Warren for damage, violations, cleanliness - see
ifSection 8 tenant is doing theirpart.
Would like to see Section 8 tenants more accountable. Random inspections for
cleanliusss.
Instead we are held accountable for damage tenants do to the units. When someone
yanks down afire alarm, we are held accountable. In one unit. Warren wrote us up
because ofa broken screen. Thal was the fourth screen we put in that unit, but it kept
getting broken. I explain to maintenance that the write-up does not mean that it is
ourfault. but we are obligated tofst it. We can bill the tenant for it, but they won't
pay It. And we don't get any backing from the housing inspector. Section 8 should
also send a letter to the tenant saying that this appears to be your responsibility, this
is a violation a+dyou need to pay this promptly or you'll be losing your lease. They
need to be reminded about their tenant responsibilities from the HRA.
The number one reason property managers don't want to accept Section 8 is that the
headaches In a years time are not worth it. And ifyou get a bad tenant lou are stuck
with themfor thefirst year.
Right now the program is too Bary (for the tenant]. What do they have to go
through?
0, No accountability. Nothing happens if they get kicked out of somewhere else. They
should be blackballed until they pay back their expenses but they're not. Sometimes
this !s hard to track They can always go to a small private landlord who won t check
it out.
v It reminds me of City employees Then don't ever get fired. The attitude Is that I can
do whatever I want because you can't kick me out.
Once they are In the program that's it. You re -qualify them once a year, but no one
holds them accountable.
0 Section 8 tenants are not made to take any kind of responsibility for damages. They
do what they want and then move onto the next place. The program is not responsi-
bly administered There are no remedies in place to get things flied or paidfor. A
Person's file could be filled with damage claims and nothing is ever done to them...
they are still on the program
1 Once you get a Cerocate, you have Itfor 10
Rhk
Regulation changes have increased the risk -back in the days when the HRA paid
damages -wax really nice.
Now you're still chasing someone to get money for damages, and you cant squeeze
bloodfrom a turnip.
9
No liability. Property management companies are willing to put up with more from
higher income residents because they know they can ask them to cough up money for
damages
Damages. Limited ability to collectfor damages.
You need to place people and we need tofill units The problem is that you need to
house people no matter what they've done, and landlords want tenants who will pay
their rent on time and not do any damage.
Legal intimidation
o Accused ofdiscriminmting.
Threatened accusedofdiscriminating
Believe me, when we get a good one [tenant] we aren't lookingfor trouble!
o We are literally on the (tont lines We are abused called names, accused of dis-
criminating.
its hard to know what your parameters are as manager. Howfar can 1 go with these
people? 1 don't want to alienate anyone, but it can be veryfrustrating. One tenant is
always late with her rent She tells me that she has to make the choice to either pay
her rent or her utilities. Now she's giving me the ultimatum/ But its her responsibil-
ity to pay the rent and the utilities. Legally 1 don't know what my parameters are,
and 1 also don't want to be put in the position of being the "bad guy ". Their pa-
rameters are di,,(jerent from market rate tenants.
Section 8 areprotected more. They're hard to get rid ofand when you try you get ac-
cused ofdlscriminatin& Me law protects them.
Abandonment
s if there is a problem it is di lcult to get Section 8 tenant out We haven't had any
problems with that, but 1 have heard stories from other properties.
7huere is afeelbg of abandonment once Kv accept a Section 8 tenant They are pro-
tected and ifwe have problems, we are on our own
Is it more di®cult to evict a Section 8 tenant than a non -wasted tenant?
Most of the property managers (9
respondents) reported that it is
more difficult to evict a Section 8
tenant than a non -assisted tenant,
as shown in Figure 2. Only three
respondents said that there is no
difference between evicting a Sec-
tion eation8tenantandairyothertenant.
However, these responses were
lased primarily on perception and
not cgmdence; only one of the
twelve respondents had tried to
evict a Section 8 tenant. Further.
Figure 2
Is ft more dif oult to avid s Section
8 tenant?
NO
25%
YES
78%
10
v
more. this perception relates primarily to the first year. In 1997 Section 8 regulations changed to
allow for the non -renewal of a Section 8 lease after one year, and the implementation of a month-
to-month lease thereafter, thus making it much easier to terminate a Section 8 recipient's ten-
ancy
General comments on the eviction of Section 8 tenants
The intimidation is always there - that they'll say you're discriminating. Once you get
Section 8 you're stuck with them fora year. And it could be a really long year.
If there is a problem, it is difficult to get Section 8 tenant out. We haven't had any prob-
lems with that, but I have heard stories from other properties
Yes, ifyou go through the proper process it is Ifl were more of a hard-nosed landlord I
could probably have done it more quickly. But I tried to work with her -- tried to stay out
of court. I didn't want this on her record, even though I found out later that she already
hada few. It took me 8 months to get her out.
Yes, if the laws haven't changed. They get free legal service. Everything is contested.
Don't have to Jump through as marry hoops to evict market rate tenants. With Section 8
you almost have to sell your soul.
If I were considering participation, IV want to know how hard it is to get rid of a tenant.
My perception is that it is much harder.
h there a negative stigma attached to properties that rent to Section 8 tenants?
Several of the property managers (7 respondents) perceive a negative stigma that non -assisted
renters attach to properties that rent to Section 8 tenants. as evidenced by the following com-
ments:
Definitely. I get a lot of calls from prospective renters asking. Do you take Section 8?
And they are asking because they don't want to rent here if there is Section 8
77ere is a lot ofdiscrimination out there.
People call and ask if there is Section 8 here, and they are not looking for Section 8. But
these calls arefew analfar between.
I have to eWain to them that I've been here for S years and we don't tolerate trouble
with ary renters — including Section 8. You have to try and make them understand — get
past the thought that section 8 tenants are automatically bah
Market renters don t kike low-income. There is so much negativity. B Is really hard to
market something at market rent.
Not if the exterior property maintenance is kept up.... But once they get In they see the
vandalism and abusiveness in general. 77ds Is rat fust a problem with low-income. but
they are more visible.
When this property started taking Section 8, a lot of market rate tenants lejL I told them
Its not goinng to be like that. But the general public Wearance of low-income is poor.
And not just from the rental communities. When we began participating in the Affordable
Housing Program we ad -.wised available low-income units in the paper. In the first
week, we received three calk from neighborhood homeowners complaining about it
I've had people move out because ofour participation in Section 8.
11
Mre is deJlnitely a stigmatism associated with the program. The attitude is out there
that !fyou live near low -become, it makes you appear low-income.
Some people live In a tunnel. They move because they are scared They don't know
anything about Section 8 or people from other cultures. There is the challenge of trying
to get people to open their mindr.
Yes, but it Is largely perception. 77ueir cars aren't as nice, there are a lot of people
hanging around etc 77wre is a perception that these people have nothing to do. And
crime is attributed to low-income.
71te perception from the general public and the landlord Is that security means no evl-
dence oflow Income. 7iuts means nice cars in the lot. Quiet hallways. Not a lot ofpeo-
ple hanging around etc.
Marry people come from other properties in the area because they want to get away from
Section 8 and we don't accept It.
Three property managers did not agree that there is necessarily a stigma attached to rental prop-
erties that rent to Section S tenants:
don't know if it makes it less desirable. U depends on where you are located. Here, in
Plymouth there Isn't much Section 8 so it doesn't really matter.
We have so few Section 8 tenants that the market rate tenants don't even know we have
Section 8
Most of the tenants were elderly, and no one seemed to notice who was Section 8 and
who wasn't.
How to Improve the Section 8 Progr m
Property managers were asked for suggestions on what the HRA could do to address some of the
disadvantages of the program. Their suggestions were focused around two main issues: in-
creasing the accountability of the tenants; and reducing the risks to the landlords participating in
the program.
Increase accountability
To increase the accountability of tenants, property managers suggested three strategies: educa-
tion; monitoring; and enforcement of tenants' responsibilities. Several property managers sug-
gested that Section 8 tenants should be required to participate in a mandatory training session
upon receipt and renewal of a certificate or voucher. This training should cover the following
topics: how to take care of a unit; appropriate behavior, child supervision responsibilities; re-
sponding appropriately to complaints from management; respect and understanding for the roles
and responsibilities of both the tenant and the property manager. The basic idea, as expressed by
one property manager, is to get the idea across to Section 8 tenants that "how seriously you take
your responsiWGties as tenant, and how much respect you have for where you live is conveyed
by the way you behave. "
The second strategy to increase tenant accountability is for the HRA to monitor the tenant as well
as do property. Some property managers suggested that the City's housing inspector conduct
random inspections "to see if the Section 8 tenant is doing their part".
12
To ensure tenant accountability, several property managers suggested that the HRA develop a
stronger arm to set and enforce rules for Section 8 tenants." As one property manager stated:
the HRA has a responsibility to let those who abuse it know that they have abused it". Another
property manager gave an example to illustrate this point: if a Section 8 tenant clearly breaks
something in their unit, and the housing iospector fndrr it and "writes up" the rental property. the
HRA should also take responsibility for letting the tens, u know that they have violated their lease
and that they are obligated to pay for the repairs. Most -)f the property managers agreed that the
most effective way to make tenants accountable is to ta e away their program eligibility if they
abuse the program:
Make the program stricter. Some people abuse the program. If they were no
longer eligible it would help to get more complexes to participate because the
problem tenants would be kleked offthe program.
The ultimate hold the government has over Section 8 is their ability to take it
away if It is being abused. Is this exercised? My biggest consideration in regard
to participation is what is Plymouth doing about damage claims from other
landlords?
Reduce the risk of Section 8 oartidomion
Property managers also suggested reducing the risks landlords take when they participate in the
Section 8 program. This calls for a much more active role on the part of the HRA to protect
landlords from the potential problems many property managers perceive are associated with Sec -
don 8 tenants:
The bottom lire is that everyone is afraid of taking more risks and the housing
business Is risky enough. More hawing has to be built for them. Owners of
properties cannot be expected to take all the risks. Became Section 8 b1 a risk
Their suggestions are as follows:
e Shorter lease
To reduce the risk of having to evict a Section 8 truant during the first year of tenancy,
allow a 3 or 6 month lease instead of a year lease. With a shorter lease, "people won't
feel like they're located in [for the first year] no matter what".
9 Screening
To reduce the risk of ming to a problem tenant, the HRA could do better screening of
its Section 8 participants by providing criminal screening and rental history records.
Guarantee NO rent
To reduce the risk of late and partial rent payments, the HRA could guarantee full rent to
landlords, and the Section 8 tenants could pay their portion of the rent to the HRA. As
y)
suggested by one property mana8w "cut a check to the landlord for full rent and have
thein lay you. Why should the landlord have to be the one to take the risk?'
13
MINIMUM incentive
A final suggestion for reducing the risk to landlords is to ' pay them for the risk" to make
it worth their while, by giving them a credit each year.
Other suaaestions
Other suggestions for improving the Section 8 program are to reduce paper work and to educate
smaller rental properties about the program. One of the property managers reported that many
smaller landlords do not understand the program. This lack of familiarity can cause problems
which can turn smaller landlords off of the program.
Landlord Recruitment and Retention $trategke
Housing authorities around the metropolitan area and throughout the nation are implementing
creative strategies to recruit and retain landlord participation in the Section 8 Program. In the
course of these interviews, several Property managers were asked for their input as to whether or
not the examples below would be effective strategies to recruit landlords in Plymouth.
Certificate of Aooreoiation signed by the Mayor
As indicated earlier in this report, property managers see many more disadvantages than advan-
tages to Section 8 participation. Although Section 8 is an important source of affordable housingforlowerincomepeopleinthecommunity, the landlords do not receive any recognition for this
contribution they an making to the community. One suggestion is to present each participatinglandlordwithacertiftcateofappreciationsignedbythemayorasawaytoshowthemthattheir
contribution is acknowledged and valued by the community. The property managers in this
study were asked to comment on this suggestion. Their responses ranged from positive to am-
bivalent to negative. Five property managers responded positively or ambivalently, and another
five responded negatively to the idea. In general, Property managers responded that it may be a
nice token that would to appreciated by landlords, but it would not be an Incentive to participa-
tion.
Yes — amblvehut (s respondents)
Wouldn't hurt. Certainly to the owner. But not to the people who work on-site. They
Just want to do theirjob and go home.
P Would be a nice "thank you" but wouldn't be an Incentive.
Moreso from the residents perspective. # residents see that ft Is recognized as try-
ing to help communities It would be a plus to them. Good communities. good neigh-
bor kid ofthing.
For some landlords it would be meanbrglid. To me It depends on the owners. Tire
site Is generally run by their view. Ya management company If civic -minden andfo-
cused on service and residents, then ! think this kid of recognition would be neat.
But If the properly is run by a philosophy of minimal services, minimal maintenance
and ruled by the almighty dollar, then no.
14
No (s respondents)
Not effective at all. Those who want out of the program won't core... but it would be
nice to hear from the mayor.
We dont want a put on the back We want the program to run more smoothly.
A plaque on the wall doesn't do any good when you're out on the front line.
Criminal hackamnnd checks'
Property mmagets were asked whether or not they thought criminal background checks would be
an advantage to participation in the program. Although it was explained that these checks would
be limited to drug offenses and violent criminal behavior ot%nses and would not replace their
own screw ft the majority of property managers responded positively to this suggestion.
Yes (1 I respondents)
Would be great for those apartment complexes that don't do It It would help consid-
erably. They might have more falth.
v, Should be part of eriterla for getting on the program In theflrst place.
o Yes. Oflen times misdemeanors are more violent — domestic assault, family violence,
etc. — but still U world be very helpful.
A little help [from the HRA] would be nice.
s Yes. I want to brow who the residents are.
o Drug and violent criminal behavior of antes is what I'm concerned about anyway. I
don't -really care ifsomeone has a traffic vidiatlon.
v, Yea, it would be a big plus.
Ye& Should be standard It would help, but I don't think they [HRAJ could do it.
Definitely, should be a standard proeedtve.
No (1 respondent)
Miaditnemmrs are Important When we do crimial checks, we get the whole report,
top to bobv^
On-site visits by the HU's Section 8 administrator
The property managers were asked if on-site visits by the HRA Section 8 administrator would
help to improve Section 8 administration. The majority of property managers responded posi-
tively to this suggestion (i I respondents). Only one properiy'manager responded "no" to this
suggestion. In general, the property managers were very receptive to establishing more personal
contact with the HILA.
Yes (11 respondents)
Good PRfbr people who are gun-shy of the program.
I'd love U. For the HRA to see the living environment.
Yea - or a phone call might be more realistic because ofsta, f'and time constraints.
Remembers you are out there....
o Bark -up, supportfrom the agency would be helpful.
4 7Le Cay of 8loomingmn NRA suaens their Section 8 diems for aimbul records related to program eligibility.
is
v Yes. How can you hold people accountable? Just like you hold landlords accountable
for X, Y, and Z you should hold Section 8 tenants accountable as well.
Yes. Should do this as a routine. An objective visit. —
Yes - Spot inspections to see what's going on In the field.
I'm a firm believer that personal contact Is great. Even Vito onlyfor 2 minutes — to
say "call me ifyou need anything". A personal touch always counts for so much
And this comes from marry, many years ofexperience
No (1 respondent)
You don't need to keep Melissa busier than she already is.
Formation of a Landlord Advisory Committee
The City of Portland Housing Authority in Oregon, has established a landlord advisory commit-
tee made up of 12 Section 8 landlords! The committee serves a dual purpose: they present the
landlords' concerns to the Housing Authority; and they market the program to potential new
landlords.
The property managers were asked whether or not they thought that participation in a landlord
advisory committee in Plymouth would assist them in administering the Section 8 program. The
landlord advisory committee would meet semiannually, or as needed, and it could provide a fo-
rum for the landlords and the HILA to discuss general concerns, questions, and thoughts about
what is working and not working with the Section 8 program.
In general, the responses to this question ranged from ambivalent support to opposition. Two
property managers responded that they would probably participate, and another five property
managers responded positively to the suggestion, but said that it should be incorporated into the
Plymouth Apartment Managers Association meetings. Furtimmore, Hustings should be brief and
to the point, and not overly frequent. The most appealing aspect of this suggestion for them
seemed to be to get updated on program changes. As one property manager reported: "I like to
be very educated about the program". Another property manager responded that landlords might
not be supportive of this idea: "With the current vacancy rate, its not an issue. Why should they
pay stats to sit at a Section 8 meeting or an Apartment Management Association meeting when
they have no problem filling their units?'"
Two property managers were in opposition to the formation of a landlord advisory committee
because it would diffmagate them because of their participation in Section 8. One respondent
reported that it would be a "waste of time," and that the Section 8 issues should be raised at the
Plymouth Apartment Managers Association meetings: "A landlord advisory committee would
segregate us again. Whether you have 1 voucher or 100 we all have the same problems." An-
other property manager expressed similar thoughts: "Section 8 tenants should be tiered exactly
the same, with the same rights and responsibilities as any other tenant. A WOW advisory
committee shouldn't be necessary. Besides, who las the time?"
SW tM U.S. DgWftUW of doming mW Urbm DevdoPMW-s (HUD) puWkWw: "naming from Bub Odwr: New Ideas `
for Mmmging the Seeaon 8 Certificate end Voucher PmV=f. , SWanber,1996.
16
Tenant workshona
Property managers were asked if they would be supportive of offering voluntary education and
J'1 training to Section 8 mcipients that would cover issues such as: finding a rental unit; screening
and applications; rental agreements; on-going tenancy; moving out; working with management;
and general information about Section 8.6 Tenants that choose to participate in the workshops
would receive a Certificate of Completion. The property managers were also, asked if they would
take this certificate of completion into consideration when considering a Section 8 recipient for
tenancy.
The majority of property managers (l l respondents) were strongly in favor of implementing
these worksbops for Section 8 recipients. Many respondents stated that it should be mandatory.
Two respondents were in opposition to such training, because it is discriminatory to require Ser.
tion 8 tenants to go through training, but not non -assisted tenants. Below are their comments.
Yes (l i respondents)
Yesl Should be mandatory.
v Any tool to help them get housing would be beneJ1clal.... But It has to be optional.
I think they need to know :hat they have a responsibility to lawilords. To let them
know that in return for the assistance they receive, they have responsibilities. One is
an obligation to pay their rent in a timely manner. Some people don't realise this -
or don't care. But you dont get somethingfor nothing. None ofus do.
Yes, tenant education is very Important.
Yeal #fthey won't attend It shows they are disinterested In their responsibility.
We do things like Join the Crime Free Multi -Housing partly because it makes us look
goad Its the same concept.
o It would create greater accountability.
o It should be a requirement Show how normal people are expected to lire.
Yes. Making residents realize they are responsible for themselves, andfor what their
friends do, what their children do. This education is needed more for Section 8 ten-
ants than other tenants.
Let them bow that Just because the City is paying their rent, they have responsibill-
des Just like any other tenant. U reminds me of City employees. They don't ever get
Jlred. ?lie afdtrtde that 1 can do whatever l want because you can't kick me out.
No (Z runts)
It ttrnddn't any good fyou made it mandatory, t ey'd go, ba they wouldn't get
much out of It Assistance programa like AFDC require so much out ofpeople In
terms of workshops and training sessions, that it almost causes people to co,,- an at-
tltuk.
P 77mv am so many things a tenant has to do to quail and meet certain program re-
quiremoo, Its Just ore more thing: one more loop they have to jump through. 1
don't is ak at Section 8 any dWerently than anyone else. 1 don't have the perception
v • In duckhos, IM nowdolta. d w Mimwpoiis Housing Audwft toted amt dity would bash tenon watkfampa for saran a
caen4 diel would cora many of there topic. Dakota County HRA Is do knpdan nft a toot oluatlm compowd u pot
of auir Salon ninon ROOM
17
that Section 8 people are lasy welfare recipients. Marry of them are going through a
hard time and are trying really hard to get back on theirfeet. Its humiliating enough
for these people to here to go to someone ami say 'Y need help ". This is just one
more humiliating experience for them to have to go through.
Partnershill with social service organization
In Minneapolis, a social service organization works to develop relationships between themselves,
tenants. and landlords.' They provide can management services for tower -income people and
often part of this is assisting their clients in finding housing. They work to develop strong mW
tionships with landlords because they recognize the importance of addressing landlord concerns
with regard to their clients. As a result, many Minneapolis landlords are willing to accept appli-
cants they otherwise wouldn't accept because the social service organization is committed to
working with them. The organization mediates disputes, makes referrals, and has even helped
landlords get families out of units. In the end, they realize that this type of mediation maintains
the faith of landlords and also avoids an Unlawful Detainer for the tenants.
Property managers were asked whether or not they would be receptive to forming such a rela-
tionship with a local social service agency, and whether or not this relationship would influence
their decision to accept a Section 8 recipient for tenancy. Eight property managers responded to
this question. Six responded favorably to the suggestion because it may help them in dealing
with problem tenants, and it may also reassure than that they are not completely abandoned
when they have a problem with a Section 8 tenant. It is not clear; however, whether or not this
would be an incentive to participating in the Section 8 program. Two property managers were in
opposition to this suggestion, because it could be considered discriminatory to give more atten-
tion to some tenants than others and because it shouldn't be their role in the first place.
Yes (6 respondents)
7% worst thing about Section 8 is the! s oe sign up and then are abandoned. Melissa
is good but she can only get so involved.
Yea, we'd be willing to work with social service agency. This might make a dWerence
to onsite managers, but not owners.
Yea. !t does help when you hove an agemy that understands who you are.
This would be helpful, especially for the mentally Ill. B would be nice Vthey could
get more support, have someone advocate for them and explain things to them.
No (2 respondents)
That would be discriminrating. Shouldn't have to treat Section 8 any dWerently than
market tenants.
No. 1 don't believe in different treatment for different people. Section 8 should be
treated exaetiy the same as any other tenants. This shouldn't benecessary.
In MinneeWK t.uamen Soolel Saviors (LSS) rrorko to increase landlord InwK aim to the Seelion a Program.
18
Tepant So - Ing
Increasingly, landlords are using more sophisticated methods to select new tenants. Many use an
application fee to pur. ;ase a tenant screening report from a for-profit screening service. Them
reports often include in-depth background checks on proape dve ten.its. As more rental proper.
ties have expended their tenant screening proeedurm families and individuslg with a Poor credit,
rental or criminal history are finding it much more difficult to find housing. For people with
Section 8 Certificates or Vouchers, who also have a poor rental. credit or criminate history, the
prospect ,,•f finding rental housing in Plymouth is unlikely. According to one property manager:
I've hal to turn people away because ofbad credit, and they tell we that they will
be on the street fI don't take thein. But I tell them that I didn't make this bad
credit and I can't risk renting to someone with UDs on their record. I feel terri.
ble, but there is nothing I can do. 1 wish there was something 1 could say when
they ask me where else they could go, but 1 don't kmw where to refer them.
In this survey, the rental property managers were asked what kind of tenant screening they do.
Nine of the property managers responded to this question.
Type of Screening IHow They g
Rental history Previous rental references, and community ref.
erences from the Plymouth Apartment Mang.
ers Association
Credit Credit report comPWM—
cheek bank accounts
Income sources of inconm including employ.
went references
Criminal Some of these properties only do criminal
screening if they have suspicions.
All of the rental properties surveyed check for credit and rental history and source of income.
Five of the nine properties routinely do criminal screening, and another property screens for a
criminal record if there is suspicion about a particular person.
Four of the property managers reported that they do their Now screening in house. Five of them
reported that they contract their screening out to a tenant screening company to protect their
properties from lawsuits.
Some properties have a strict point scale system and do not make exceptions in determining ten.
ant eligibility. Other properties are willing to work with tenants (i.e. If a prospective tenant has
ted etxdit, one property managers said they cheek to see if there u a repayment plan: "If some.
one is making consecutive payments to pay off debt – that's credit').
19
All of the properties have a requirement for tenancy that the tenant's monthly household income
be at least three times the monthly rent. Although this requirement, by definition, often excludes
Section 8 tenants, it is not always the case. In many cases, properties that accept Section 8 still
have the income requirement, but they take into account only the Section 8 tenant's portion of
the rent, and not the full rent Implemented in this way, this requha rent can also, by definition,
include Secthm 8 Certificate holders (who pay 30% of income towards rent and utilities) for eli-
gibility.
Section 8: Who's (Responsible fid Making it Work?
There seems to be a sense of community responsibility on the par•. of the property managers that
were interviewed in this study. According to one property manager:
You by to do your Job, we try to do oars, but something gets lost along the way.
Both sides have a long way to go. A lot ofpeople in the landlord business have
lost.sight of what we're there for. As Investors. in property, we're here to make
money. But there is also an unspoken obligation to do your best to provide people
with housing. This takes creativity, Jlexibli ty imagination and persistence.
However, there also seems to be a feeling that this responsibility has been unfairly placed on the
shoulders of rental property owners and managers:
Everyone should be involved in providing housing for those in need, not Just the
property managers.
T% public las to be more informed and we have to be more informed ar landlords.
There is also an awareness among rental property managers that some people experience severe
problems in finding housing; and some people are even forced out of the community:
We need to build more housing in Plymouth. I get at least one call a day from a
person with Section 8 who is lookingfor a place to rent We don't accept Section
8, and I don't know where to send them.
There is no place for Section 8 to live in Plymouth. A lot of them have ended up
back in JNinnteapolhs... I know thatfirst hand.
re.is a lot ofdlscrimi adon out there. I once did a survey ofrental properties
in Plymouth and i called them to ask if they accepted Section 8. i heard many
stories about how they go around not renting to Section 8. There is A LOT of that
going fm with seanon 8.
20
4,IJKell 111A i4;kr:c41c•);c44L'kd4
January 26, 1998 i
W..... nsP...
Mr. Edward J. Goldsmith
Supervisor
Housing and Redevelopment Authority
W~ Adr f it g Nw City of Plymouth
3400 Plymouth Blvd.
O"P Adult Plymouth, Mo. 55447
cn:.n Snoiopin
Onbcwd wow /rep,ym
Mw— Wwkw Proprarn Deer Ed:
SIRS 2000
ih+:hon A&I JIPA
CAN Ich.look &closed is the quarterly report for the T.R.M.L.S. Program for September thru
tr.tnr December of 1997 along with the monthly outcome report for December. i.: n OPPon,.M
MmmM N*jhbw6*W PooiW
Chonce
ebur York DTPA I apologize for the delay in getting this to you. As you know, the MFIP program
Y..9 0.6 started on January 1 and we have been getting MRrd pretty hard. Yr.+Irwn
As Tracy alluded to in the quarterly report, we are involved in some initiatives that will
assist our T.RA.I.L.S. participants that receive MFIP and one initiative that will benefit
the program in the finure. The West Metro Network of the McKnight Initiative
received finding to assist MFIP participants with transportation and also to put a
mentoring piece into place. We have also been attending the proposed Wayzata
Family .Cmter meetings and look to be able to providing a fiill range of services within
a couple of years at that facility.
Thank you and please contact me at 924-1272 if you have any questions or concerns.
S' /
j
T. Meehan
Program Director
V 6715 Minnetonka Boulevard, Suite 212
Minneapolis, Minnesota 55426
612) 925.9195 FAX 924.1295 TDD 924.1297
An EqW OppornrnitylAlJinnaPra Action enPlftw
TRAILS Quarterly Report
September 1, 1997 - December 31, 1997
At the end of the quarter, there were sixty-one active TRAILS participants. Thirty-eight in St.
Louis Park and twenty-three in Plymouth.
Thirty-one participants are employed, thirteen participants are enrolled in Vocational Training
programs , thirteen are seeking employment through intense job search and four participants
are in assessment which is the fust step in goal planning.
The highlights of this quarter were the number of participants who completed their TRAILS
Contract and have been terminated successful.
Out of Plymouth's total of five successful completions, two were during this quarter.
One of the participants enrolled in TRAILS already employed, but wanting to learn salary
negotiation and how to tither advance in the company. At her time of completion, she had
been promoted and went from making $13,000 a year to $18,300 a year.
Another participant enrolled in TRAILS after having been laid off because of the Company
relocating. After two weeks she was hired by a division of the former company and began
working part-time at $7.00 an hour. At her completion, she was working full-time at $8.25 an
hour for the same company.
In St. Louis Park six of the total eight successful completions were during this quarter.
One participant enrolled in TRAILS unemployed, seeking a part-time job to start out with.
She is currently working full-time in the banking industry at $9.00 an hour.
Another participant enrolled in TRAILS after completing a two year program at a Community
College. When she completed her Contract she was working full -tire. From date of hire she
had been promoted twice and is earning over $10.00 an hour. Ahrust two dollars an hour
more than when she started. She also used her escrow funds as a down payment on a
townhouse in St. Louis Park. Another participant enrolled TRAILS employed but wanting to
advance with her current employer. At the time she completed her Contract she was making
over three dollars more an hour than when she started. She used part of her escrow funds to
help her oldest child go to college. A family of three also completed their Contract this
quarter. Besides the family all becoming US Citizens, the Father maintauW employment
during participation, the Mother studied English and his become quite fluent and the son
earned a Bachelor's Degree and is currently working full-time in the insurance industry. This
family used their escrow funds to buy a home in New Hope.
Goals ,for the next quarter include maintaining the Program Goals for case load size as more
participants successfully complete their Contract of Participation or are terminated, as well as
recruiting now participants from the Section 8 and Public Housing Programs.
TRAILS will also be working closely with MFIP participants as they adjust to new regulations
in Welfare Reform as well as with employers to advocate for participants as they enter the
workforce. TRAILS will also continue to work with the West Metro McKnight Initiative and
the Wayzata Family Center planning.
Ir) T.R.A.I.L.S.
DECEMBER,1997 Outcome Report
PY 897 ( July 1,1997 - June 30, 1998)
current
Month
Current Enrollments•
Plymouth i
St.Lcuis Park Q
Total 1
Employed
vocationai.Traininq
English as a Second Lanquaqe
Job Search
Assessment
cu nmulative
PY 1997 PY97
23 24
2A 3A
61 60
EL= 6=
31 14 17
13 4 9
0 0 0
13 5 8
A A
61 23 38
p rticiusnt Demoara ices
89S Race
18-24
E1M BOE
African Americanl8 $i8E
25-30 8 10 European Americani5 20
31-40 12 22
41-50 1 6
50+ 1 0
Particionts Contelbutinq to
Escrow Account: P3M SALE
12 16
Cumulative) P17® SDLP
Not Self -Sufficiency Goals 13 5 8
Withdrawal by Participant 6 4 2
Administrative termination 8 5 3
Sec.8 portability transfer 6 2 4
Ply S.CLP
Female 22
Male 1 '