Social Security Recipients: Biggest Share on Income Spent on Housing; Renters 65+ Above Spent on Average 46% of Income for Housing.

Market Watch story is HERE; SS report, using 2010 survey data, is HERE.  

Graph pasted below shows that SS renters 65+ averaged 45.9% of their income spent on housing. 

Originally created and posted on the Oregon Housing Blog.

Presentations from Regional Age Friendly Communities Event this Week.

The Oregon Gerontological Association has posted presentation materials HERE from past Thursday's regional Age Friendly Communities event held at the Monarch. 

I did some web surfing with my IPAD during the meeting and the most detailed HOUSING provisions in a formal plan that I saw was from Clark County/ Southwest Washington Agency on Aging and Disabilities HERE.  (Housing section is in Chapter 2,  PDF Pgs 27-43).

Originally created and posted on the Oregon Housing Blog. 

"Age Friendly Communities" Session on Thursday; My Estimate of Portland Metro Projected Low Income Elderly Household Growth.

Saw an invite and will be attending an "Age Friendly Communities" meeting at the Monarch Hotel off of I-205 on Thursday from 9 to 12 AM; REQUIRED paid registration is HERE.  From a flyer for the event: 

Representatives of age‐friendly efforts in Multnomah, Clackamas, Washington (OR) and Clark Counties (WA) will present. Metro Councilor Shirley Craddick will also join the conversation and facilitate polling of participants. 

Coincidentally, Andree Tremoulet, Commonworks Consulting had alerted me to very useful materials from Seattle HERE with background on their analysis of elderly affordable housing needs through 2035, and possible solutions to the growing needs for senior affordable housing. 

(Possible Seattle solutions Appendix HERE includes recognition of specific Home Forward and Vancouver Housing Authority low income elderly programs).

My Estimate of Portland Metro Elderly Housing Forecasts by Income From 2010-2035; 76% of Lowest Income HH Growth Will be Elderly Households
Metro has published household forecasts by income range and age; my prior related post, with an Excel file, is HERE. 

I took that data and prepared a two page PDF with data and graphs HERE that summarizes household totals for ALL of the TAZ [Transportation Area Zones] areas in Portland Metro (including those in Washington state) in two different ways:

• The projected increase in household counts by elderly/non elderly for three income brackets.
• The project share of household increase broken out by elderly/non elderly HH's, using these same three income brackets.

Some Observations:

1. The elderly share of total household growth is 51%.
2. The elderly share of total household growth INCREASES as incomes DECREASE: 

• At $50,000 and below the elderly account for 65% of HH growth.
• At $25,000 and below the elderly account for 75% of HH growth.
• At $15,000 and below the elderly account for 76% of HH growth.

 Originally created and posted on the Oregon Housing Blog.

Metro's Technical Advisory Committee Briefing On Employment and Household Forecast Kicks Off Process for Metro Council Adoption by End of November.

At their Wednesday October 17 meeting at 10 AM Metro Council's Technical Advisory Committee will receive a briefing on the LONG awaited regional employment and household forecast [Current version is "Gamma"]. This sets the stage for additional briefings that are scheduled to lead to adoption of the forecast by the Council by the end of November. 

From the MTAC meeting packet HERE :

The Oregon Department of Land Conservation and Development requested and Metro staff proposed to
the Metro Council to adopt the distribution by ordinance, so that it can be acknowledged by DLCD as part of Metro’s planning documents to support planning coordination. An ordinance and staff report has been drafted and scheduled for first reading later at the Metro Council meeting on October 18,2012. Staff will present the 2035 forecast distribution to:
- MTAC on October 17th
- MPAC on October 24th
- TPAC on October 26th
- JPACT on November 8th.
The Metro Council is scheduled to conduct a second reading and public hearing, and vote on the ordinance on November 29, 2012

Details NOT in the MTAC Meeting Packet
The MTAC meeting packet does NOT have the forecast details, however, a Metro FTP site HERE DOES have a wealth of information, including a PDF file with profiles at the jurisdiction level, a series of (large) PDF maps, and a copy of a Power Point presentation made to planning directors in September.

The FTP directory also has links to an Excel file with jurisdiction level summaries, and a detailed Excel file with forecast data at the transportation area zone (TAZ).

Time permitting, I will do future posts with more detail and analysis of the Metro forecast. 

My First Take, Seniors, and Senior Incomes, 2010-2035:  (Consider this an "Alpha" first draft, subject to revisions). 
It appears to me that elderly households will make up:

• 28% of all Portland metro households in 2035, up from 18% in 2010.
• More than half of the net growth in total households.
• Nearly 2/3rds. of the net growth in households with incomes below $50,000.
• Nearly 3/4 of the net growth in households with incomes below $25,000.

Originally created and posted on the Oregon Housing Blog. 

Overflow Crowd as Oakridge Park Opens in Lake Oswego.

Senator Merkley and NHA XO Martha McClennan at Oakridge Opening

Big event today in Lake Oswego for opening of Oakridge Park, the second HUD assisted elderly project in Lake Oswego, and the first in nearly 30 years. 

More about Oakridge Park from Northwest Housing Alternatives on their Facebook Page HERE.

Originally created and posted on the Oregon Housing Blog.

Where's the Other $625 Million in Section 202 Funding?

I must be missing something. 

My understanding is that HUD combined FY 2010 and FY 2011 Section 202 funding into a single NOFA.  

Comparing the $1.224 M FY 2010 and FY 2011 funding data from the NLIHC funding chart HERE with the $599 M subtotal shown in HUD's press advisory for Section 202 HERE, it appears there's a gap of nearly $625 million between funding available and funding awarded in the recent announcement. 

Help me , what AM I missing? Where IS the other $625 million?

Originally created and posted on the Oregon Housing Blog.

HDC Was Consultant for Only HUD Section 811 or 202 Project Application Funded this Year in Oregon.

In just announced funding, HUD has funded only one Section 811  [housing for persons with disabilities] project  application in Oregon. Washington state received a total of 4 Section 811 projects, Idaho 1, and Alaska 2 projects.

Washington state was funded for ALL 4 Section 202 elderly projects in Region 10; no other state in this 4 state region received any Section 202 elderly project funding. 

Final Section 811 and Section 202 box score: Washington state was funded for 8 projects, Alaska 2 projects, and Oregon and Idaho 1 project each.

Oregon's $2 Million Section 811 Funded Project
The ONLY Section 202 or Section 811 project funded in Oregon was a 14 unit Kehillah housing project for the adult developmentally disabled in Portland.

The Housing Development Center acted as consultant and Cedar Sinai is the sponsor of this project in SW Portland. (Full disclosure: I am on board of HDC, but all credit goes to sponsor Cedar Sinai and HDC staff including XO Robin Boyce).

Total HUD funding for this project, including 3 year rent subsidy, was $2.035 million. Total announced national funding for Section 202 and Section 811 was $749 million so Oregon received just 3 tenths of one percent of nationwide funding. (Oregon has about 1.25% of nationwide population).

Complete nationwide list of funded projects from HUD is HERE. HUD PR is HERE.

Originally created and posted on the Oregon Housing Blog.

Good Stuff Buried in HUD FY 2012 Detailed Congressional Justifications.

Be the life or your party! Amaze your friends! Or...if you have difficulty sleeping you can download HERE very detailed justifications by program area from HUD's FY 2012 proposed budget.( I count close to 50 separate justifications by programs and topics).

All kidding aside, there really IS a lot of detail buried in these reports; for example from the Section 202 Housing for the Elderly CJ HERE you will find these tidbits:

A. Graph below shows the rapidly growing annual costs of renewing existing PRAC /operating subsidy costs for existing Section 202 elderly projects, with annual renewal costs in FY 2012 projected at more than 5 TIMES the annual costs in FY 2007: 

Click to Enlarge

B. HUD plans shift in focus for 202 in the future

In fiscal year 2012, HUD proposes appropriations language changes to allow funds to be used for the newly authorized senior preservation rental assistance contracts to maintain affordability in older Section 202 developments originally financed with direct loans. Going forward, HUD will also continue to align new Section 202 developments with ongoing efforts by the Department of Health and Human Services and its state partners to better deliver services to frail elderly aging in place in the community. New Section 202 housing would increasingly serve Medicaid-eligible households receiving licensed care in the context of independent living and would increasingly be co-located with community-based health care facilities.In addition, HUD will be doing more with Section 202 program funds by prioritizing leveraging of other mainstream affordable housing funds rather than fully funding the full capital advance award amount and streamlining the operating subsidy structure to increase efficiency and leverage. HUD is also working to better ensure that Section 202 program funds are awarded to higher capacity sponsors who have projects that are lined up and ready to go. Taken together, these reforms will: 1) create and sustain more affordable units at a lower initial cost than in previous years; 2) streamline and modernize the program to reduce administrative processing and increase the likelihood of units successfully being completed under a shorter timeframe; and 3) ensure that new housing serves as a platform for elderly persons to age-in-place in the community

[Editorial comment: If HUD would just publish the damn LONG delayed NOFA for Section 202 that uses FY 2009 funds it might have a little more cred on the "shorter timeframe" goal]. 

Originally created and posted on the Oregon Housing Blog.

Where IS the HUD Section 202 NOFA?: 281 Net Workdays/ 56 Net Workweeks and Counting.

On December 16, 2009 the HUD FY 2010 appropriation was signed into law (PL 11-117) and included the appropriation of $582 million for Capital Advances for the HUD Section 202 program, which has been in existence for 45 or so years. 

By my count it is now 281 net workdays/ 56+ net workweeks (after subtracting 13 federal holidays) since the FY 2010 appropriations were finalized, and there is STILL no HUD 202 NOFA published.

Whenever the HUD 202 IS finally published the question that will remain is: Why did HUD take 56 + net workweeks [and counting] to publish what should have been one of the most routine NOFA's it has?

Originally created and posted on the Oregon Housing Blog.

HUD Section 202 and 811 Bills On Way to President for Signature.

PR from NY Senator Chuck Shumer is HERE.  Summary from his PR:

...S. 118, is designed to streamline the Section 202 Supportive Housing for the Elderly program, which funds affordable housing for low-income seniors and protects their right to “age in place” through the provision of supportive, community-based services. ... S. 1481, provides people with disabilities the opportunity to live independently within their own communities by creating affordable rental units.

These bills make it easier for property owners who administer housing for seniors and persons with disabilities to refinance their properties – in turn allowing owners to preserve and maintain the affordability and quality of these units for residents

Pre passage NLIHC Memo to Members related item is HERE.

Links to text of legislation are pasted below:

S. 1481, the Frank Melville Supportive Housing Investment Act
S. 118, the Section 202 Supportive Housing for the Elderly Act

Originally created and posted on the Oregon Housing Blog.

COLA Used for Social Security and Other Programs Will be VERY Small or ZERO For Second Year in a Row.

Calculated Risk explains why HERE . Short version is that COLA increase will ONLY occur if third quarter 2010 index is higher than 2008 (NOT 2009) third quarter index (the third quarter 2008 index was higher than third quarter 2009 index).

(I have seen in a CBO document that they are using a projected .1% increase for SS COLA's this year, so it is possible that the increase will not be zero. A .1% increase on a $1,000 monthly benefit would be a monthly increase of ONE dollar or 12 dollars a year).

Most favorable way of looking at COLA increase process is that 2008 provided a windfall that was not recaptured when index went down (and has yet to get back to 3rd quarter 2008 level). How adequately official index captures actual cost of living expenses for retirees is another question, especially if greater share of elderly budgets for medical expenses are not properly reflected in index.

Increased Rent Burdens?
With a zero increase, renters whose sole or primary source of income is Social Security or SSI will have increasing cost burdens if rents increase, even if increase is only enough to cover increased property expenses.

Originally created and posted on the Oregon Housing Blog.

HUD 202/811 Application Deadlines Extended Until Mid December.

Advance notice of publication in tomorrow's Federal Register is HERE for 202 (Dec. 14th) and HERE for 811 (Dec.17th).

Originally created and posted on the Oregon Housing Blog.

New CRS Report: Income of Americans Aged 65 and Older, 1968 to 2008.

Lots of details about sources and amounts of income for the elderly in the new CRS report HERE.

My money take away:

The poverty rate among people aged 65 and older fell from 25.0% in 1968 to 9.7% in 2008.

Originally created and posted by the Oregon Housing Blog.

UPDATED: 50th Anniversary of HUD Section 202 Program Is Sept. 23rd.; Oregon Project List Added.

I have put together an Excel workbook of known 202's in Oregon since the start of the Section 202 program.

This listing shows a total of 3,301 units, in 83 Section 202 projects across Oregon.

With regard to first project, Samaritan Village, the database shows a mortgage amount of $1.062,000 for 84 units, or $12,643 per unit, at an interest rate of 3.625%, with the HUD mortgage in place in place until October 2014.

Look first at the READ ME worksheet for more details about the kinds of 202 projects included in the Excel workbook HERE.

------------------------

Next Wednesday marks the 50th Anniversary of the housing legislation that created the HUD Section 202 Elderly program, one of the most successful programs HUD has ever had.

In Oregon the FIRST HUD 202 project was Samaritan Village in Corvallis. This 84 unit project was first approved by HUD in October 1965, and initial occupancy occurred in March of 1967. Some links for that project:

• MAP
• Website.
• Assessor Information

A GAO website with background materials related to the original 1959 legislation is HERE.

Originally created and posted on the Oregon Housing Blog.

PS. I have ONE more LOCAL housing anniversary coming up shortly. Don't even try to guess....

HUD FY 2008 Section 202's and 811's Selections Announced (Finally).

It took way too long , but HUD finally got around to announcing FY 2008 Section 202 and 811 selections. Press release is HERE.

Oregon received funding for ONE 202 project and THREE Section 811 properties with a total of 88 assisted units.

Summaries of these four Oregon projects are pasted below:

Section 202:

Project Location : Wilsonville, OR
Non-Profit Sponsor : Northwest Housing Alternatives, Inc.
Capital Advance : $5,535,700
Three-year rental subsidy: $463,800
Number of units : 45
Project Description :
This project will provide a total of 100 affordable apartments for
seniors: 45 units funded through the Section 202 program and 55 funded
with Low Income Housing Tax Credits. Future tenants will have affordable
rent and will be part of a conveniently located, thriving community
specifically designed for them to feel secure, remain independent and
overcome the social isolation too common among the senior population.

Section 811 - Supportive Housing for Persons with Disabilities

Project Location : Beaverton, OR
Non-Profit Sponsor : Sequoia Mental Health Services
Capital Advance : $1,862,800
Three-year rental subsidy: $147,600
Number of units : 15
Project Description :
The funds will be used to construct 14 one-bedroom units and a resident
manager's unit for very low-income persons with chronic mental illnesses.
These units will be developed as part of the new Sequoia Mental Health
Service Center in Aloha, Oregon. The first floors of the building will
be office space with the Section 811 units constructed above. The
building is in a residential and small business neighborhood with various
local service providers' offices less than a mile away.

Project Location : Grants Pass, OR
Non-Profit Sponsor : Options for Southern Oregon, Inc.
Capital Advance : $1,441,900
Three-year rental subsidy: $116,100
Number of units : 12
Project Description :
This project will consist of 11 one-bedroom apartments for very-low
income adults with chronic mental illnesses and a resident manager's
unit. Because the tenants will likely arrive with few possessions, the
apartments will be designed with many built-in features such as shelves,
desks and dining tables. A large centrally located community/meeting
room will encourage group socialization and recreation. In addition,
there will be a computer with internet access and a printer available to
all residents in a designated private area.

Project Location : Springfield, OR
Non-Profit Sponsor : Sheltercare
Capital Advance : $1,977,500
Three-year rental subsidy: $168,900
Number of units : 16
Project Description :
This project will consist of 16 one-bedroom apartments for very low-
income adults with chronic mental illnesses. It will be the first phase
of a mixed use "Urban Village" including a church, charitable and
community facilities, housing and retail. The site is between
Springfield’s downtown core and residential areas with access to the
public transit center, library, city services and shopping. The sponsor,
Sheltercare, will be providing most of the supportive services and has
extensive experience integrating populations into the community

MP 3 Audio Available: Urban Institute Session on Special Needs Housing for Frail Elderly and Homeless.

Conference was held in early January 2008. Includes presentations and question and answer session.

Download individual presentations, just the question and answers, or the entire conference as in MP3 audio files HERE.

Exclusive IPOD Audio: Sept 6th Subcommittee of House Financial Services Committee Hearing; HUD Section 202 Elderly Program.

HERE is a MP3 audio file of the actual subject subcommittee hearing. It is 1 hour and 55 minutes in duration, 81MB in size.

Written testimony for the hearing can be found on the Financial Services Committee website HERE.