M A R G E W H E R L E Y , A B T A S S O C I A T E S

N A T I O N A L A L L I A N C E T O E N D H O M E L E S S N E S S C O N F E R E N C E ,

F E B R U A R Y 9 - 1 0 , 2 0 1 2

Rapid Re-Housing for Families1

James ―Whitey‖ Bulger, Boston Crime Boss, was a bad man

When captured in 2011, he was on the FBI’s Ten Most Wanted List, accused of 19 murders

He had 30 guns and $800,000 hidden in concealed holes in the walls of his apartment

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But he was not all bad….

According to his apartment manager, he had lived in the same unit for 15 years.

He paid his rent on time and made few complaints.

―He was a good tenant.‖

Moral: There is hope for the homeless families in your program!!

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Why Rapid Re-Housing?4

Rapid Re-Housing is a core service under HPRP and HEARTH because:

Lack of stable housing is associated with:

Losing your job -> difficulty finding another job;

Missing school -> Bad grades-> Dropping out

Increased substance use/abuse;

Failure to follow doctor’s orders (e.g. taking meds);

Lower T-cell counts -> Lower life expectancy

Rapid Re-Housing Philosophy5

People who are homeless can leave shelters or the streets and move directly into housing.

They should not have to spend time earning and learning to live in housing before they move into housing.

People learn best while they are housed.

Why not rapidly re-house homeless families?

Objections = Hidden Assumptions:

1. People at less than 30% of Area Median Income can’t afford housing without a deep, permanent subsidy.

2. People with personal problems can’t keep housing unless they receive deep, permanent support services.

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Challenging Assumption #1

1986 1997 2011

Minnesota TANFcash benefit for a family of four (one

parent and three children

$621 $621 $621

FMR for a 2-bedroom apartment in Minneapolis area

$480 $621 $924

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Challenging Assumption #1 (cont.)

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Among households who rely primarily on public benefits for income, approximately 10% become homeless in a year.

But that means 90% do not become homeless—even though only a small percentage have a deep rental subsidy.

Hennepin County, Minnesota9

1570 families who entered a homeless shelter between 1/1/08-10/31/09:

66% had incomes of $0-$499/month

93% had been spending 66-80% of their income on rent

All received Rapid Re-Housing; virtually none received a housing subsidy

95% did not return to shelter within 12 months of leaving homelessness.

Challenging Assumption #2Disability = Homelessness?

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Poverty is the primary cause of homelessness. Poverty is both a cause and a result of disability.

Disabled people are 200-300% more likely to be poor than non-disabled people.

About two-thirds of working age adults who experience long-term poverty have a disability

Disabled people are more over-represented among the poor than single parents and more than any single ethnic or racial minority or ALL ethnic/racial minorities combined.

Hennepin Rapid Re-Housing Successful Outcomes (No return to homelessness within 12 months of leaving shelter)

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BARRIER LEVEL Agency A Agency B

Level 2—Moderate

97% 99%

Level 3—Moderately Severe

97% 97%

Level 4—Chronically Homeless

92% 88%

Level 5—Severe

88% 93%

Total: All Families(N= 1635)

95% 95%

Rapid Re-Housing12

What Rapid Re-Housing

does

What Rapid Re-Housing

doesn’t do

Reduces the length of time people

are homeless

Minimizes the impact of

homelessness on their

employment, school attendance

and health compliance

Allows people to access resources

that can help with their other

longer-term life problems and

goals if they choose

Cure poverty

Assure people will have affordable

housing; i.e. eliminate rent burden

Protect them from the impact of

the housing market, job market,

bad choices or bad judgment

Eliminate housing mobility

Components of a High-Performing Rapid Re-Housing Program

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Rapid engagement with people experiencing homelessness

Targeting, screening and assessment is focused on housing barriers

Immediate assistance is available housing search and start-up costs

The program builds relationships with as many landlords as possible (except ―slumlords‖)

Supportive services are based upon the needs and preferences of both tenants and landlords.

Rapid Engagement14

The promise of a quick move into permanent housing is highly motivating

Demonstrate respect by not asking too many personal questions or requiring too much commitment too quickly

Cultural competency is critical

Staff who have personally experienced homelessness are more likely to make an instant connection with their clients

Targeting, Screening and Assessment15

Recommendation:

1. Targeting: prioritize families who would remain homeless longest or be most harmed by continued homelessness.

2. Screen for eligibility not for assumptions about future stability.

3. Assess only what is necessary, timely and relevant to getting and keeping housing now.

Housing Search16

Don’t assume households will substantially increase their incomes. Don’t search for housing they can’t keep when temporary subsidy ends.

Families apply for every type of subsidy for which they qualify, even if there is a waiting list.

Smallest unit they can tolerate in the least expensive area where they can find safe housing. Consider shared housing

Start-up costs promised to landlord the same day a lease is offered.

Recruiting Landlords17

YOUR JOB:

Minimize risks to the landlord Respond to problems caused by your program’s households Provide housing-related support to the household Act as an intermediary when conflict arises Facilitate a move-out vs. an eviction Source of future tenant referrals Extra incentives for households with the highest barriers: Double damage deposit Court eviction costs if needed Repair or pay toward some damages

What kind of tenants do landlords want?18

Someone who will…

Pay the rent on time, Treat the building with respect,Treat other people with respect

(and don’t get into trouble with the police)

Pay the Rent on Time19

Budgeting – Where does the money go?

Increase income— Employment, benefits, EITC, sell blood, babysitting, utility assistance

Reduce expenses– Cheaper utility plans, food or clothing shelf, downsize car or apartment

Emergency reserves for future crises

Vendor pay or representative payee

Treat the Building With Respect20

Much tenant damage results from carelessness and ignorance

Lack of minimal housekeeping can cause significant and expensive damage

Use of wrong cleaning products or tools can cause expensive damage.

One primary, universal focus: abuse of plumbing and fire-safety concerns

Treat Other People With Respect21

This means other tenants, nearby neighbors and, of course, the landlord.

The ―soft expectations‖ (unwritten rules) of renting: noise, ―traffic,‖ smells, children’s behavior, etc.

Landlords rarely turn a blind eye to things that jeopardize their financial/legal interests.

Follow the Lease22

Read and explain— in simple terminology --the lease (or have a tenant/legal service provider ―translate‖).

Assure they have a basic understanding of tenant and landlord rights and responsibilities.

WHAT DOES MY LEASE SAY?23

Things that can get me evicted:

Rent is more than 5 days late

Someone moves in with me (stays more than 2 weeks)

If I get a dog

If the police are called about me twice in 30 days

If anyone buys or sells drugs in my unit

Things I can do but only if the landlord agrees:

Get a roommate

Get a cat

Home Visits24

Use drop-in visits to look for ―red flags‖ (if a landlord suddenly evicts your participant, you haven’t been paying attention)

Home visits are also a good time for ―in vivo‖ teaching about noise levels, garbage removal, basic housekeeping—the ―soft skills‖ of renting.

Anticipate Problems25

History DOES repeat. Family should develop a plan to prevent/avoid or resolve issues that have led to housing loss.

Plan ahead/Role play how to discuss late rent, damage, needed repairs, complaints.

Document: write/keep letters about requests, complaints, agreements, etc.

Now that you know what landlords want…..26

When Whitey Bulger gets out of prison, with no income, assets, plan or support system, which of you would accept him for Rapid Re-Housing?