During National Community Development Week, April 17-22, NAHRO celebrates the hard work of communities across the country by sharing Community Development Block Grant (CDBG) and HOME Investment Partnerships Program (HOME) impact stories, highlighting the importance of these federal affordable housing and community development programs at the local level.
||Redtail Ponds Permanent Supportive Housing
||Fort Collins, Colorado
||Redtail Ponds is a 4-story permanent supportive housing (PSH) development that offers 60 apartments for people with disabilities who have experienced homelessness. Multiple support services for those with substance abuse or mental health issues are located on site to help people gain stability in their lives. In a recent press coverage for the development, the columnist appropriately refers to Redtail Ponds as a “window of hope” since this award winning development demonstrates that “the best thing to be done for the homeless is not soup or pallets on a barren floor, but a place to assemble one’s life in peace.” In addition to apartments, Redtail Ponds features a community kitchen, fitness area, computer room, community garden and several common areas for residents to congregate.
|Use of CDBG Funds
||Construction of housing
||Homeless with disabilities and veterans with disabilities
||Leveraging: LIHTC Equity Investment, Colorado Division of Housing, Colorado Housing and Finance Authority Mortgage.
||With its inspiring scenic view of the snow-covered Front Range, this project has provided homes for 60 residents, from 19-80 years old, including 22 veterans. After one year, 95% of the residents remained stably housed, 14 enrolled in employment training and 12 rejoined the workforce.
Quote from a beneficiary:
“When I came here and saw my apartment, I cried. I felt like I had gone from being a pauper to a princess virtually overnight. The majority of us here now have become like a family to each other. We care about each other. I have a send of joy and family that I was lacking.” –Cheryl
Today, April 18, 2017, some of The Housing Opportunity Through Modernization Act of 2016‘s (HOTMA’s) voucher provisions take effect. Here is a list of the HOTMA provisions–and a very brief summary of each provision–that you can use, as of today.  Implementing some of these provisions may require changes to your administrative plan or HUD notification.
- HOTMA: Implementation of Various Section 8 Provisions (Effective Date: April 18, 2017);
- Inspections of Dwelling Units;
- Occupancy Prior to Meeting HQS – PHAs may approve a unit and commence HAP, even if the unit fails a HQS inspection (with only non-life-threatening HQS deficiencies);
- Alternative Initial Inspections – PHAs may authorize occupancy of a unit before a PHA’s HQS inspection, if in the previous 2 years, the unit passed a LIHTC, HOME, or other qualified alternative inspection;
- Units Owned by a PHA;
- Units Owned by a PHA – a unit is owned by a PHA if it is (1) owned by a PHA; (2) owned by an entity wholly controlled by the PHA; or (3) owned by a LLC or limited partnership in which the PHA holds a controlling interest in the managing member or general partner; and the PHA has a ownership interest in the building itself;
- Project-based Vouchers (PBVs);
- PBV General Cap;
- The PBV general cap of 20 percent may be calculated by unit allocation or funding allocation;
- The PBV general cap limit is increased by an additional 10 percent for units serving homeless families; families with veterans; supportive housing for the elderly or people with disabilities; or in areas where vouchers are hard to use;
- Certain other projects are excluded from this cap;
- PBV Income-Mixing Cap;
- The income-mixing cap is now the greater of 25 units in a project or 25 percent of the units in a project;
- Certain other projects are exempted from this cap;
- Contract Terms – PBV contracts may now extend to 20 years and be extended for an additional 20 years;
- Selection Preferences – PHAs may establish a selection preference for families who qualify for voluntary services offered in conjunction with assisted units, provided that the preference is consistent with the PHA plan;
- Attaching Assistance – PHAs may attach assistance to structures in which the PHA has an ownership interest without following a competitive process; Ownership interest is more loosely defined than “units owned by a PHA” for the purposes of this provision;
- HUD-VASH and FUP Vouchers – PHAs may project-base HUD-VASH and FUP vouchers;
- Vouchers in Manufactured Housing;
- Manufactured Home Owner Rent Definition Expanded – the definition of rent for PHAs making voucher assistance available to manufactured home owners has been expanded; The definition of rent now includes, among other things, monthly payments made by a household to amortize the cost of purchasing the manufactured home.
Additionally, you may want to read our previous post on HOTMA’s self-implementing provisions.
 – There was speculation that the effective date would be delayed by HUD, but HUD has not published any notices in the Federal Register indicating a delayed effective date, therefore NAHRO believes that the initial April 18, 2017 effective date remains in place.
 – Please keep in mind that these are short summaries of the HOTMA voucher provisions. Provisions may have additional requirements as a precondition for their use.
 – Although these provisions are effective today, they are still subject to change by HUD.
[4/25/17 edit – removed the word “Standards” after HQS in the “Inspections of Dwelling Units” section.]