Welcome to The NHP Foundation 2022 Symposium RICHARD F. BURNS CHIEF EXECUTIVE OFFICER & TRUSTEE, THE NHP FOUNDATION
NHPF Board of Trustees Ralph F. Boyd, Jr. CHAIR Glynna K. Christian VICE CHAIR Robert H. Abrams Richard F. Burns Sarah E. Feinberg Cherie Santos-Wuest Sheldon L. Schreiberg
The 6th Annual NHP Foundation Symposium, One Paycheck Away from Homelessness: Building Popular Support for Affordable Housing , is our first Symposium since the start of the Pandemic to be completely in-person. The strong appeal of this event has always included the opportunity to network with people from all corners of the affordable housing universe. We all know how reliant successful business is on the relationships you make, so we hope you will be able to build new relationships and revive old ones during this Symposium.
Charu Singh Grace Torres Adam Weers
The occasion is also marked by the generous outpouring of sponsorship and contribution dollars received. We have raised over $600,000 for our Resident Services subsidiary, Operation Pathways, a record for the six years we have held this event. This generosity will provide much needed support for the terrific programs they provide to improve the lives of the residents of our properties. Nearly 25% of this year's sponsors are new to the Symposium, attracted to the quality programs and speakers as well as the opportunity to develop meaningful business relationships among our developers, asset managers, investors, and a variety of other participants. At each Symposium we distribute a topically relevant research report to the sponsors and attendees. This year’s report is on homelessness. During this past year, we gathered opinions from non-governmental organizations in the affordable housing world as well as the general public about the precariousness of near homelessness and the urgency of building support for the affordable housing that every county in the United States is lacking. The challenges become evident in the responses we received, as there is favorable opinion on the need, but some disagreement when it comes to how to solve it. Many of these challenges are addressed tonight by notable figures in the industry who have achieved remarkable successes in overcoming neighborhood negatives and getting some significant housing built. We will all learn something from their presentations. We hope that by the end of the program you will take the conclusions and recommendations of our speakers back with you and hopefully implement some good ideas to further your own affordable housing goals. In the meantime, engage in some good conversations, grab a cocktail, and enjoy the evening's program.
TRUSTEE EMERITI Thomas A. Carr Patricia Diaz Dennis
NHPF Officers Richard F. Burns Eric W. Price Mansur Abdul-Malik Mecky Adnani Scott L. Barkan Neal T. Drobenare Alla A. Eleon Carlos A. Gonzales Stephen M. Green Dawn Gutierrez John G. Hoffer Kevin Lewis Fred C. Mitchell Ade Odina Tim B. Pryor C. Meade Rhoads, Jr. Ian Sobel Thomas G. Vaccaro John Welsh Kenneth D. White Joseph P. Wiedorfer
SYMPOSIUM CO-CHAIRS Cherie Santos-Wuest MANAGING PARTNER, CELADON VENTURE ADVISORS Sheldon L. Schreiberg SENIOR COUNSEL, LOBEL NOVINS & LAMONT, LLP
SYMPOSIUM MODERATORS Emily Cadik CHIEF EXECUTIVE OFFICER, AFFORDABLE HOUSING TAX CREDIT COALITION (AHTCC) Thom Amdur SENIOR VICE PRESIDENT, POLICY & IMPACT, LINCOLN AVENUE CAPITAL (LAC) BUILDING ACHIEVEMENT PRESENTATIONS Eva Thibaudeau CHIEF EXECUTIVE OFFICER, TEMENOS COMMUNITY DEVELOPMENT CORPORATION Jon Searles COMMUNITY & ECONOMIC DEVELOPMENT OFFICER, WISCONSIN HOUSING & ECONOMIC DEVELOPMENT AUTHORITY (WHEDA) Arlo Monell Chase SENIOR VICE PRESIDENT, REAL ESTATE & PROPERTY DEVELOPMENT, SERVICES FOR THE UNDERSERVED (S:US) Brian Rossbert EXECUTIVE DIRECTOR, HOUSING COLORADO
3:30 PM REGISTRATION & NETWORKING
COCKTAILS & HORS D’OEUVRES
PULSE SURVEY LAUNCH
5:00 PM PROGRAM / EAST HALL
EMCEE Mansur Abdul-Malik SENIOR VICE PRESIDENT, DEVELOPMENT, THE NHP FOUNDATION WELCOME Richard F. Burns CHIEF EXECUTIVE OFFICER & TRUSTEE, THE NHP FOUNDATION IN MEMORY OF Frank L. Sullivan, Jr., NHPF Trustee
PULSE SURVEY RESULTS
6:00 PM OPERATION PATHWAYS RESIDENT SERVICES INTERNSHIP PRESENTATION Kenneth D. White EXECUTIVE DIRECTOR, OPERATION PATHWAYS Cin’Cere Huntley INTERN, OPERATION PATHWAYS
AWARD PRESENTERS Richard F. Burns CHIEF EXECUTIVE OFFICER & TRUSTEE, THE NHP FOUNDATION Ralph F. Boyd, Jr., Chair, NHPF Trustee PRESIDENT & CHIEF EXECUTIVE OFFICER, SOME (SO OTHERS MIGHT EAT) AWARD HONOREES Senator Ron Wyden (D-OR) COMMITTEE ON FINANCE (CHAIR); JOINT COMMITTEE ON TAXATION (CHAIR); SUBCOMMITTEE ON ENERGY, NATURAL RESOURCES, AND INFRASTRUCTURE Eva Thibaudeau CHIEF EXECUTIVE OFFICER, TEMENOS COMMUNITY DEVELOPMENT CORPORATION
THE NHP FOUNDATION VIDEO “Affordable Housing: Not an Illusion”
KEYNOTE SPEAKER Jeff Olivet EXECUTIVE DIRECTOR, UNITED STATES INTERAGENCY COUNCIL ON HOMELESSNESS (USICH)
6:30 PM THANK YOU / DINNER Eric W. Price PRESIDENT, THE NHP FOUNDATION
122 EAST 42ND STREET, SUITE 4900, NEW YORK, NY 10168 1090 VERMONT AVENUE, NW, SUITE 400, WASHINGTON, DC 20005 159 N SANGAMON STREET, SUITES 200 & 300, CHICAGO, IL 60607 1501 ST. PAUL STREET, SUITE 128, BALTIMORE, MD 21202
Award Honorees NHPF Homeless to Housing Advocacy Award SENATOR RON WYDEN (D-OR) COMMITTEE ON FINANCE (CHAIR); JOINT COMMITTEE ON TAXATION (CHAIR); SUBCOMMITTEE ON ENERGY, NATURAL RESOURCES, AND INFRASTRUCTURE
NHPF Industry Leader Award EVA THIBAUDEAU-GRACZYK CHIEF EXECUTIVE OFFICER, TEMENOS COMMUNITY DEVELOPMENT CORPORATION
U.S. Senator Ron Wyden is the senior senator for Oregon and Chair of the Senate
Eva Thibaudeau- Graczyk is a Licensed Clinical Social Worker who has been working to end homelessness in the Greater Houston Area since 1997. In her professional life, she has worked
Finance Committee. Throughout his time in the Senate, he has been a committed champion for permanent housing stability and expanding affordable housing. Wyden’s work on the Finance Committee is led by his conviction that housing is a human right. Recently, he has introduced legislation that would make a generational investment to house all people experiencing homelessness, tackle the housing affordability crisis, and expand homeownership opportunities for young people by creating a new down payment tax credit for first-time homebuyers.
to transform the Houston Area homeless response system from one of siloed and fragmented responses that largely neglected to serve the most vulnerable and at-risk, to a coordinated and collaborative group of partners that specifically focus on housing those least able to “make it to the front of the line” on their own. Eva holds an undergraduate degree from the University of Wisconsin-Madison (her home state) and a Master’s in Political Social Work from the University of Houston/ Graduate College of Social Work.
JEFF OLIVET EXECUTIVE DIRECTOR, UNITED STATES INTERAGENCY COUNCIL WON HOMELESSNESS (USICH) Keynote Speaker
Jeff Olivet has worked to prevent and end homelessness for more than 25 years as a street outreach worker, case manager, coalition builder, researcher, and trainer. He is the founder of jo consulting, co-founder of Racial Equity Partners, and from 2010 to 2018, he served as CEO of C4 Innovations. Throughout his career, he has worked extensively in the areas of homelessness and housing, health and behavioral health, HIV, education, and organizational development. Jeff has been principal investigator on multiple research studies funded by private foundations and the National Institutes of Health. Jeff is deeply committed to social justice, racial equity, gender equality, and inclusion for all.
Jeff has a bachelor's degree from the University of Alabama and a master's degree from Boston College.
4 • THE NHP FOUNDATION 2022 SYMPOSIUM
THOM AMDUR SENIOR VICE PRESIDENT, POLICY & IMPACT, LINCOLN AVENUE CAPITAL (LAC)
EMILY CADIK CHIEF EXECUTIVE OFFICER, AFFORDABLE HOUSING TAX CREDIT COALITION (AHTCC)
Thom Amdur is responsible for leading Lincoln Avenue Capital’s
Emily Cadik leads advocacy to support affordable rental housing financed using the Low-Income Housing Tax Credit (Housing Credit). Prior to joining the AHTCC,
public affairs, state and federal policy advocacy as well as impact initiatives. He is a nationally recognized leader in
she was a Senior Director of Public
affordable housing and community development policy. Prior to joining Lincoln Avenue Capital, he served as President of the National Housing & Rehabilitation Association (NH&RA), where he received NHPF’s Affordable Housing Advocacy Award in 2018. Thom contributes to numerous community development organizations and has been published in a variety of industry journals including Tax Credit Advisor, Independent Banker, and the Novogradac Journal of Tax Credits. He was previously employed at a national lobbying firm focused on financial services and technology issues. Before moving to Washington, he worked in media relations in the New York State Assembly and as an assistant for New Hampshire Governor Jeanne Shaheen. Thom graduated Magna Cum Laude from Tufts University with a double major in Political Science and History.
Policy at Enterprise Community Partners, where she led policy and advocacy related to the Housing Credit. While at Enterprise, she served on the board of the AHTCC, chairing the Legislative Committee, co-chairing the Marketing Committee, and serving on the Executive Committee. She helped to lead the A Call To Invest in Our Neighborhoods (ACTION) campaign, the nationwide coalition of over 2,000 organizations and businesses advocating on behalf of the Housing Credit, and remains active in this effort nationwide advocacy effort. In 2017 Emily received NHPF’s Advocacy Award, and in 2016 was named one of Affordable Housing Finance’s Young Leaders. Emily earned a master’s degree in public policy from the Harvard Kennedy School of Government and a BA from the University of Texas at Austin.
ONE PAYCHECK AWAY FROM HOMELESSNESS: BUILDING POPULAR SUPPORT FOR AFFORDABLE HOUSING • 5
Building Achievement Presentations
EVA THIBAUDEAU- GRACZYK CHIEF EXECUTIVE OFFICER, TEMENOS COMMUNITY
COMMUNITY & ECONOMIC DEVELOPMENT OFFICER, WISCONSIN HOUSING & ECONOMIC DEVELOPMENT AUTHORITY (WHEDA)
Eva Thibaudeau-Graczyk is a Licensed Clinical Social Worker who has been working to end homelessness in the Greater Houston Area since 1997. In her professional life, she has worked to transform the Houston Area homeless response system from one of siloed and fragmented responses that largely neglected to serve the most vulnerable and at-risk, to a coordinated and collaborative group of partners that specifically focus on housing those least able to “make it to the front of the line” on their own. Eva currently serves as CEO of Temenos CDC, a non- profit, permanent housing organization that seeks to serve the hardest to serve households exiting street homelessness. She is proud to be co-developing a 95 unit, permanent supportive housing project in Houston with The NHP Foundation as a development partner. Whether she is talking to people living on the streets, or presenting in front of funders and elected officials, Eva is singular in her commitment to using data and best practices to advocate for permanent housing for everyone regardless of disabling conditions, access to healthcare, income, gender expression or identity, sexual orientation, age and background. Eva holds an undergraduate degree from the University of Wisconsin-Madison (her home state) and a Master’s in Political Social Work from the University of Houston/ Graduate College of Social Work.
Jon Searles is responsible for relationship manage- ment and outreach strategies. He works with affordable housing developers to provide them with capital and expertise, partners with municipalities on their downtown revitalization plans, and supports small business expansion. In doing so, he matches rural and urban communities with WHEDA investment and resources from partner organizations. He builds on lived experiences in disinvested communities on the East and West Coasts to support inclusive, thriving communities in Wisconsin. Prior to joining WHEDA, Jon served as VP of Marketing at Enterprise Community Partners, a national affordable housing and community development nonprofit in Washington, DC. He led marketing strategies for complex businesses, advocacy efforts and programs that drove growth and advanced the mission of the organization. Jon joined Enterprise after serving in multiple positions at Fannie Mae in Los Angeles and Washington, DC. He was responsible for all marketing and communications strategies for its multifamily and community development businesses, and served as a liaison between the businesses and headquarters on crisis-related issues. Jon also worked in Sacramento for two California governors, receiving an appointment to promote the state’s community service and volunteer programs. To support his work at WHEDA, Jon travels throughout the Upper Midwest and beyond. He can be found speaking at grand opening events and housing and economic development-industry conferences. Jon earned his bachelor’s degree from the University of Wisconsin, Oshkosh School of Journalism.
6 • THE NHP FOUNDATION 2022 SYMPOSIUM
ARLO MONELL CHASE SENIOR VICE PRESIDENT, REAL ESTATE & PROPERTY DEVELOPMENT, SERVICES FOR THE UNDERSERVED (S:US)
BRIAN ROSSBERT EXECUTIVE DIRECTOR, HOUSING COLORADO
Since 2014, Arlo Chase has directed the real estate, facilities, property development, property management and urban farms teams at S:US, comprising of more than 80 employees, and oversees a real estate portfolio of 130 buildings containing more than 1.5 million square feet under management. He is leading the dramatic expansion of S:US’s role as a developer of affordable and supportive housing, with more than 1800 units in development or under construction and almost 1000 units under ownership. Mr. Chase is a member of the ten person executive leadership team which collectively manages an organization with 2000 employees and a $260 million annual operating budget. Formerly, Mr. Chase was principal at Alembic Community Development where he directed the firm’s real estate development work in New York City. Prior to working at Alembic, Mr. Chase was the Senior Vice President for Policy Initiatives at New York State Homes and Community Renewal. Mr. Chase began his career in the legal space, having worked as an attorney at Nixon Peabody and at Manatt Phelps & Phillips, where he represented developers of affordable housing and syndicators of low-income housing tax credits. He is a graduate of Duke University (B.A. History, cum laude) and NYU School of Law (magna cum laude, Order of the Coif). As a lifelong New York City resident, Mr. Chase has dedicated his professional life to addressing poverty in New York City. He has published several articles in law journals and has taught a class housing policy at Brooklyn Law School. Mr. Chase lectures frequently on affordable housing issues at conferences and industry- related events. He lives with this family in Brooklyn.
Brian Rossbert grew up in the mountains of Colorado and attended Adams State College where he majored in History/Government. He went on to work at the State and Federal level for John Salazar, the former Congressman from Colorado's 3rd Congressional District. Since then, he has worked in the nonprofit sector for organizations committed to the common good. Prior to coming to Housing Colorado, Brian was the Interim Executive Director of the Interfaith Alliance of Colorado where he oversaw the Housing Equity Campaign, a program dedicated to advocating for more affordable housing, and partnering with nonprofits, congregations, and local governments to build affordable housing on underutilized land. In 2021, Brian led a subpanel of subject matter experts who made recommendations to the Colorado General Assembly about the use of $400 million in federal ARPA money to be spent on affordable housing in the state. Those recommendations turned into concrete legislation in the last session that will fundamentally change the affordable housing landscape in Colorado. Brian and his wife Laura live in Denver with their two daughters and dog, Freddie.
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NHPF Industry Report
Battling Hypocrisy to Build Popular Support for Affordable Housing
R ecently, two high-profile names, the comedian Dave Chappelle and the venture capitalist Marc Andreessen, were quoted expressing their opposition to affordable housing coming to their respective neighborhoods. Interestingly, Chappelle countered the reporting by saying he opposed this particular development, not affordable housing per se and Andreessen has been quoted expressing a need for “regular people to move in” to neighborhoods. Just not his. That is the crux of this report: What will it take to make Americans more comfortable with different types of housing—and people—in “their towns?” We’ve learned that when we say affordable housing, we hear opportunity and advantages for all, when others hear affordable housing they hear barriers, obstacles, or illusions. In this report we are looking at what people are hearing and how we can improve what we are saying, so that affordable housing continues to be part of communities everywhere.
8 • THE NHP FOUNDATION 2022 SYMPOSIUM
NHPF Industry Report
The NHP Foundation (NHPF) not-for-profit providers of affordable housing, recently completed surveys of two groups: 1. Non-governmental organizations (NGOs) providing services in the housing space conducted in partnership with E-Consult Solutions, Inc. which helps businesses and policymakers better understand and serve their communities, markets, and customers nationwide. 2. The general population via a national survey conducted by Toluna, providers of agile consumer behavior tracking data. NHPF sought opinions on the best ways to gain support for creating enough housing for those who are “one paycheck away” from homelessness as well as “those experiencing homelessness” (54% of respondents selected this term as most accurate to describe people without housing). This report is an amalgam of these results plus case study examples from four affordable housing pros, representing different regions of the U.S., who have successfully overcome hurdles to achieve public support for their endeavors. In-depth interviews with professionals working for housing NGOs and representing 26 U.S. states, found that: “Places that are predominantly liberal or progressive do not necessarily have more YIMBYs (Yes In My Backyard) rather, people may support the idea of building affordable housing (and are often comfortable raising taxes to do so), as long as the housing is not located in their own neighborhoods.” This belief is bolstered in the general population study which found that less than half [44%] of Americans reported feeling “comfortable” about affordable housing coming to their community.
Should “Affordable Housing be a Human Right?”
Let us begin with the definition of affordable housing that the general population agrees upon per our questioning, and how the population feels about “housing as a human right,” a framing that our NGO survey showed, has mixed results in “real life” usage. • 63% of those queried define affordable housing as “rental apartments and single- family houses that a household can pay for, while still having money left over for other necessities like food, transportation, and health care” • 89% of Americans surveyed believe unconditionally that “housing is a human right”
ONE PAYCHECK AWAY FROM HOMELESSNESS: BUILDING POPULAR SUPPORT FOR AFFORDABLE HOUSING • 9
NHPF Industry Report
Based on the above, “affordable housing” is for everyone! But, dig deeper and the hypocrisy starts to show.
• 40% of the public surveyed have reservations about the statement “housing should be a human right” • Of that group, 47% feel that making housing a human right “may cost me money” or “take resources from me, my business or my family” • Many could not be convinced that homelessness is a business problem with economic impact for all (47% ranked this response as the least likely to convince them of the need to guarantee housing) • Only 17% of those surveyed ranked “my community will benefit because of the construction and other jobs created” as the most effective response to convince them of the need to guarantee housing • Only 17% believed their “family will benefit because the community will be healthier and safer as the most effective response” to convince them of the need to guarantee housing
What more needs to be done to tackle this kind of public response? Jon Searles, Community and Economic Development Officer, Wisconsin Housing and Economic Development Authority (WHEDA),
has seen positive results by focusing on the “real people” who would be living in an affordable apartment community: retail workers, teachers, police officers, nurses, etc. through a campaign including ads, personal outreach, and media relations. This effective messaging resonated positively with the community and helped the development move forward.
Although the majority of the 500+ general population survey respondents believe unconditionally that housing is a human right, there is dissent. • Less than half, 47%, of the general population support affordable housing that will benefit seniors, veterans and families • 62% of all respondents found that the statement “Stable affordable housing reduces crime and other societal ills including drug abuse and domestic violence” is most likely to convince them that affordable housing should be guaranteed for all
10 • THE NHP FOUNDATION 2022 SYMPOSIUM
NHPF Industry Report
• However, some survey takers wrote in that those who are perceived as “not working when they should,” or who “choose to do nothing but drugs” ought not receive the same support • 37% of those surveyed found that “what they see on the streets” [in terms of homelessness] resonated most strongly in terms of encouraging support for affordable housing
A Novel Approach to “What We See on the Streets”
Of the general population respondents to the NHPF survey who measure “what they see on the streets” as their primary barometer for affordable housing need, these participants are typically picturing permanent housing of some kind as the solution.
However, Brian Rossbert, Executive Director, Housing Colorado, took the negative connotation of what respondents see on the streets in terms of homelessness and created a positive. When it became apparent that
affordable housing output was not going to catch up to the number of unhoused Coloradans (particularly during the Pandemic), Rossbert and team hit on the novel solution of creating a “Safe Outdoor Space” via an organized tented community—that actually thrived due to positive public support. Housing Colorado overcame opposition via vigorous community engagement, involvement with RNOs (Registered Neighborhood Organizations), and near constant demonstrations of positive results via a website, video, and press coverage. (81% of NGOs surveyed and roughly a third of the general population rank local press coverage as the most effective communication vehicle to build popular support for affordable housing). NGO representatives in the NHPF study agree that in general, “it is easier to build popular support for affordable (or supportive) housing when the target demographic includes veterans or older adults. It is more challenging when residents are people who have substance use disorders, experience untreated mental illness, or are returning citizens.” However, additional collected wisdom from our NGO survey touts the steps below as critical to gaining popular support to create housing for even the most challenging residents: • Providing affordable housing tours • Promoting follow-up stories on residents who used to be homeless (or on the edge of being homeless) but are now active contributors to a community
ONE PAYCHECK AWAY FROM HOMELESSNESS: BUILDING POPULAR SUPPORT FOR AFFORDABLE HOUSING • 11
NHPF Industry Report
• Connecting people with affordable housing residents • Using messaging that humanizes the people who are being served, is more positive than negative, and demystifies the affordable housing development with statistics and facts
Add in “work with religious
institutions” to the above protocol and you will have the successful formula presenter Eva Thibaudeau, Chief Executive Officer, Temenos Partners CDC in Houston has followed. Her organization rallied
with support from a faith-based partner, the community, and officials to complete the construction and preservation of Temenos Place Apartments, which is exclusively supportive housing for those in crisis from addiction issues, returning from incarceration or experiencing untreated mental illness.
Who Makes Housing Happen?
Which stakeholders are most responsible for making affordable housing happen? More than 80% of NGO survey participants consider local elected officials very effective or most effective as a stakeholder, compared to 57% who think the same for state elected officials. 68% of respondents in the general population believe local elected officials should “create partnerships with funding sources, onsite resident services providers and others.” Interestingly only 38% of survey participants believe it is local government’s role to tackle zoning changes, often crucial to the creation of more affordable housing. This presents an opportunity for civic education. Other highly effective stakeholders according to the NGO study, include community leaders (83%), community nonprofits, and local coalitions of community organizations (both at 76%). On the public side of the survey, we found no consensus on who is most effective in ensuring creation of affordable housing, although 29% believe it is federal-level housing programs. Martha Masoero, Director of Housing Development, of New York City’s S:US (Services for the Underserved) faced an uphill battle with a recent supportive housing project. In a city where land is scarce and red tape is everywhere, changing trenchant local zoning laws to permit S:US to build required herculean efforts with local and state officials as well as community-based organizations. S:US prevailed, creating over 600 units of supportive and affordable housing in the heart of the Bronx.
12 • THE NHP FOUNDATION 2022 SYMPOSIUM
NHPF Industry Report
While these success stories are inspiring, there are countless other tales of affordable housing that goes unbuilt due to government obstacles or the public’s lack of appetite for building in their “backyards.” A bright spot though can be found in creating messaging for two demographic groups poised to help head off hypocrisy in affordable housing creation.
Women and Generation Z
Women are far more likely than men to believe unconditionally in affordable housing as a human right (65% vs. 53%) and may be best positioned to do something about it. Current data reports that 56% of the American workforce is female; in every U.S. presidential election dating back to 1984, women have turned out to vote at slightly higher rates than men (2020 Census Bureau); women now control some $10 trillion in U.S. financial assets; and according to a Bank of America study, women make 90% of household financial decisions including investment and philanthropic decisions. 39% of women in the NHPF study rank “meeting with residents of affordable housing” to understand their stories as one of the “most effective” ways to encourage their support for affordable housing, along with hearing success stories of residents who have overcome homelessness, and studies showing the costs of affordable housing (vs. the costs of homelessness). These statistics point to a prime opportunity to gain more support, and counter less NIMBYism (Not In My Backyard) from this group. The same potential exists with Generation Z. Interestingly, although 38% of Americans ages 18–25 have the highest concern about having to fund affordable housing, they may also be more easily enticed to support it. Recent reporting shows that young donors have a passion for activism and donating to causes that support human rights and social issues. The NHPF study shows that 33% of this group are most encouraged to support affordable housing based on “society benefiting due to decreased poverty and crime and economic opportunity arising as a result.” This group could also become more engaged by
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NHPF Industry Report
exposure to increased education and better use of language as they were the largest percentage to define “affordable housing” as “the projects” (37%).
Not surprisingly, those ages 18–25 ranked use of social media as the most effective way to encourage their support for affordable housing with 1 in 3 ranking such platforms as their top choice. According to recent research, 67% of respondents rank TikTok as their number one social media platform. This medium represents tremendous opportunity to get fresh housing messages to this population.
Here are the following recommendations to take away from this reporting and put into action to achieve the above. We preface these recommendations with this: Although it may be impossible to obtain 100% support for an affordable housing concept in a community, and some opponents will never change their minds, its the courage to continue that counts!
HEAR the needs and wants of the affected community OFFER existing success and educate about positive change potential
Listen to community affordable housing concerns, work to resolve potential conflicts, and make compromises or adjustments based on community input.
Demonstrate affordable housing success, connect existing residents with community members to help build trust with the community. Use local press coverage to show off project victories and educate audiences. To all policy-makers, advocacy groups, people experiencing homelessness, community members, etc., speak your audience’s language to make your messages clearer and more effective. Organizations that work towards affordable housing can bring you more diverse perspectives, opportunities to connect with stakeholders, and build meaningful, strategic relationships. And use their tools! Americans ages 18 to 29 stand out in that the most common digital way they get news is social media, particularly TikTok, with 42% saying they get news this way often. Women want to learn about affordable housing by meeting residents of such housing, learning of residents who have overcome homelessness, and hearing studies showing the cost benefits of affordable housing. Tailor outreach, including news stories, specifically to women. Supportive services that are built into affordable housing programs improve not just the living experience, but also the physical and mental health benefits for people experiencing homelessness.
UNDERSTAND different types of audiences
SEEK alliances and policies that strengthen the case
INFLUENCE and engage the next generation
NURTURE relationships with women
GATHER support services
NHPF has long espoused the credo “more than just a roof,” demonstrating that successful affordable housing is more than financing, bricks, and mortar. It will take concerted efforts by those in—and outside of—the affordable housing ecosphere to tear down silos and overcome barriers, to operate more fully in individual communities, hear what is needed, and create the relationships that help fulfill promises. Collective hard work combined with strong support earned from elected officials, community groups, local businesses, and individuals can bring important projects to fruition.
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FRANK L. SULLIVAN, JR. (1945–2022): A Remembrance By Richard F. Burns CHIEF EXECUTIVE OFFICER & TRUSTEE, THE NHP FOUNDATION
WHEN WRITING A REMEMBRANCE, it’s very easy to fall back on cliches—“A giant of the industry,” or “An inspiration to us all,” or “Smartest guy in the room,” but in the case of Frank L. Sullivan, Jr. who passed away this past August, these
social interaction and tough questioning. Frank also used this “tough questioning” to work with NHPF development teams to create and implement guiding strategies leading to successfully closing on some property rehabilitations that other organizations walked away from. Frank Sullivan had the right combination of wisdom, wit and moxie to ensure NHPF attained its goals. And the principles he introduced at our organization live on. Frank remained an active board member having served as Chair of the Board Investment Committee and Human Resources & Compensation Committee. In addition to his professional accomplishments, Frank was an Adjunct Professor of Finance at the Stern Graduate School of Business at New York University for 20 years, a member of the Cornell University Real Estate Advisory Board, and was affiliated with numerous professional organizations. Fellow Board members, NHPF staff and others who engaged with Frank through the years will remember a generous and gregarious friend who enjoyed successfully closing a deal almost as much as he enjoyed his loving family, travel abroad and his favorite Aubert Chardonnay. The family requests that donations be made in his memory to two charities; for those who suffer from the same illness as he: The Peter Frampton Myositis Research Fund at the Johns Hopkins Myositis Center, Baltimore, MD and for those less fortunate than he: The Holy Apostles Soup Kitchen & Food Pantry, New York, NY. The Sullivan Family would also like to extend their greatest thanks to the staff of the Kanas Center for Hospice Care for their extraordinary care and support. Please consider making a donation to this incredible organization at www.eeh.org .
descriptions and more help tell the story of a man who demonstrated in action, and word, tremendous passion for his work, his family, and his friends. And, in no small part, helped influence the trajectory of affordable multifamily housing throughout the country. Upon graduating from Wharton, Frank held several senior real estate positions in the banking and financial services industries. In 1984, he became one of the founding partners of Clarion Partners, a leading New York-based commercial real estate investment firm, where he represented some of our nation’s largest public institutions and their pensioners, including police officers, firefighters, teachers, and city workers. He was extraordinarily proud of the significant returns he achieved for various public employees in New York City and beyond. Frank expanded upon the achievement of helping public employees realize financial returns by turning his talents to the affordable housing world. In particular, he will be remembered for joining the Board of Trustees of The NHP Foundation, a not-for-profit provider of affordable housing in 16 states and the District of Columbia. In this role for seven years, Frank provided invaluable counsel on myriad deals the organization has seen to fruition. These included 36 transactions consisting of more than 9,000 units of affordable housing and representing $1.26 billion in investment.
Frank tirelessly supported the organization’s mission through, as one colleague remembered, frequent
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Operation Pathways: Transforming Affordable Housing Communities
Operation Pathways is the resident services subsidiary of The NHP Foundation (NHPF). NHPF preserves, builds, and owns service-enriched affordable housing. Operation Pathways develops and implements the programs and services that enrich the properties and more importantly, the lives of the people who reside in them. Operation Pathways’ mission is to transform affordable housing communities through innovative programs that engage, empower, and support residents to achieve the futures they desire. In 2021, more than 7,000 residents of NHPF properties participated in at least one program or service offered by Operation Pathways. Through their work, they help keep families stable in their housing by connecting them to rental and utilities assistance, financial education programming, and workforce development training. In addition, Operation Pathways offers programs and services in healthier living that ensure food security and
preventative health services to residents. Many family properties are also served by Operation Pathways’ service provider partners in out-of-school time programs for children and youth. All Operation Pathways’ resident services coordinators (RSCs) are trained as coaches in the Family-Centered Coaching model. Through this model, RSCs walk beside, guide, support, and motivate residents as they set and achieve goals for themselves and their families. Operation Pathways is grateful and honored to be the beneficiary of the monies raised from this annual symposium. The generosity of all sponsors, ticket holders, and contributors allows Operation Pathways to continue providing residents with these supports and services that help create housing communities that are collaborative and vibrant, where neighbors help neighbors and families thrive.
16 • THE NHP FOUNDATION 2022 SYMPOSIUM
WE HELP YOU BUILD BRIGHTER COMMUNITIES.
Affordable housing is one of the most rewarding areas of commercial real estate – and one of the most complex. At Lument, we have the experience and knowledge to tailor loans that meet your specific circumstances, leaving you free to focus on building communities. That’s why Lument is one of the top affordable lenders in the country, with over $3 billion in transactions closed in 2020. At Lument, lending is more than a loan.
DAVID BONOMO DIRECTOR firstname.lastname@example.org 908.376.3094
DISCOVER ALL WE CAN OFFER AT LUMENT.COM FANNIE MAE | FREDDIE MAC | FHA | BRIDGE | REAL ESTATE INVESTMENT SALES ORIX Real Estate Capital Holdings, LLC, d/b/a Lument, is a subsidiary of ORIX Corporation USA. Securities, Investment Banking and Advisory Services provided through OREC Securities, LLC, d/b/a Lument Securities, Member FINRA/SIPC. Investment advisory services are provided by OREC Investment Management, LLC, d/b/a Lument Investment Management. OREC Investment Management is registered as an investment adviser with the U.S. Securities and Exchange Commission.
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The NHP Foundation 2022 Symposium We are proud to be a sponsor and participant of this wonderful event
Construction Manager General Contractor Paul Haynes, President 32 Progress Avenue Seymour, CT 06483 203-888-9048 / Fax 203-888-5358 www.haynesct.com
Blue Mountain Apartments Boston, Massachusetts
FAMILY OWNED BUSINESS SINCE 1962
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CONGRATULATIONS TO THE NHP FOUNDATION ON THEIR SIXTH ANNUAL SYMPOSIUM
DEVELOPMENT AND CONSTRUCTION MANAGEMENT SERVICES
Homer Sarabi email@example.com www.sarabigroup.com
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20 • THE NHP FOUNDATION 2022 SYMPOSIUM
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DC HOUSING FINANCE AGENCY THE DISTRICT’S RESOURCE FOR INNOVATIVE SOLUTIONS IN AFFORDABLE HOUSING FINANCE
THE STRAND RESIDENCES
WWW.DCHFA.ORG | @DCHFA
WE WANT TO THANK NHPF FOR A GREAT PARTNERSHIP.
NHPF’s best in class operational risk management helps to provide a safe living environment for their residents. Families who are one paycheck away from homelessness need a safe place to call home more than anyone else.
22 • THE NHP FOUNDATION 2022 SYMPOSIUM
A SUBSIDIARY OF R4 CAPITAL FUNDING
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WC Smith is proud to partner with NHPF to support affordable housing.
24 • THE NHP FOUNDATION 2022 SYMPOSIUM
Proud to support The NHP Foundation 2022 Symposium
www.basoltd.net MBE/WBE Owners Representative Firm
is honored to support The NHP Foundation
in celebrating more than three decades of creating affordable, safe and connected communities. Congratulations to the recipients of the 2022 Awards, Senator Ron Wyden (D-OR) and E va Thibaudeau-Graczyk .
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April Housing is a proud supporter of The NHP Foundation
Opening new paths to affordable housing in America.
Health with heart
We help people with their health wherever and whenever they need us. And we do it with heart. Because our passion is our purpose: Bringing our heart to every moment of your health ™ We are proud to support the NHP Foundation 2022 Symposium, and salute NHP’s e�orts to preserve and create a�ordable housing
We wish The NHP Foundation continued success in all their endeavors.
FCHC, 330-B.S. Virginia Ave, Ste 2, Falls Church, VA 22046 703.241.540 / www.fchccdc.org
26 • THE NHP FOUNDATION 2022 SYMPOSIUM
The NHP Foundation 2022 Symposium WE ARE PROUD TO SUPPORT
At JPMorgan Chase, we are committed to our communities and work with a diverse group of partners to provide innovative solutions that foster community development, address affordable housing needs and drive inclusive economic growth. We are proud to participate in these efforts and support The NHP Foundation. Building stronger communities
For more information, please visit us at: greystone.com
John A. Williams Jr., Vice President 212.649.9779 • firstname.lastname@example.org
©2022 Greystone & Co. II LLC. All rights reserved. References to the term “Greystone,” refer to Greystone & Co. II LLC and/or its affiliated companies, as applicable.
NEO LLC Solar development, finance, and installation; for multifamily and commercial projects
MULTIFAMILY. AFFORDABLE. FINANCING.
Experience the creativity of a small lender, with all the capabilities of a large institution.
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Every day, you bring us one step closer to where we want to be.
©2020 The PNC Financial Services Group, Inc. All rights reserved. PNC Bank, National Association. Member FDIC
CON PDF 0618-0106
CONGRATULATIONS & GOOD LUCK TO NHPF WE ARE PROUD TO BE A WOMEN-OWNED COMPANY 100 PAINTERS MILL ROAD, SUITE 200 OWINGS MILLS, MD 21117 410.653.3400 WWW.RESIDENTIALTITLE.COM
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Every day, you
TRADITION. INNOVATION. DISTINCTION.
We are proud to support the NHP Foundation and join in acknowledging the 2022 Honorees: )))))))))))#å43))))))))))) Homeless to Housing Advocacy Award Honoree: Senator Ron Wyden (D-OR) Committee on Finance (Chair) Joint Committee on Taxation (Chair) Subcommittee on Energy, )))))))))))#å43))))))))))) Industry Leader Award Honoree: Eva Thibaudeau-Graczyk CEO, Temenos Community Development Corporation
Building Better Projects by Building Better Project Teams
windelsmarx.com | twitter @WindelsMarx NEW YORK | NEW JERSEY | CONNECTICUT
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Thank You to Our Generous Supporters The great American playwright Thornton Wilder, who knew a thing or two about living in American cities remarked, “We can only be said to be alive in those moments when our hearts are conscious of our treasures.” At The NHP Foundation our hearts are conscious of our treasures and they are our sponsors and contributors for this, our 6th Annual Symposium. We are particularly grateful this year as we are able to convene as a hybrid event with so many of you in person. We remain hopeful for future opportunities where we can all come together. We are also especially grateful to the dozens of organizations and individuals who have supported our work by sponsoring the Symposium since its inception and those who have joined us along the way. Thank you for helping us continue to impact lives through more resilient housing for all.
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Richard F. Burns
Glynna K. Christian
Frank L. Sullivan, Jr.
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Robert H. Abrams
Leslie & Tom Carr
2022 Symposium Contributors
Juanita Rasmus & Dr. Rudy Rasmus C. Meade Rhoads, Jr. William Senft Jamie Smarr Ian Sobel Jason Soifer Claudette Sotto Sugar Creek Capital Twopoint Studio Thomas G. Vaccaro Adam Weers John Welsh Well Built Construction Consulting, LLC Kenneth D. White Joseph P. Wiedorfer Cherie Santos-Wuest & Mark Wuest Andrey Zudin
Carlos A. Gonzales Veronica Gonzalez Stephen Green Terry Green Chris Hite Housing-to-Home Tiber Hudson
Mansur Abdul-Malik Mecky Adnani Polina Bakhteiarov
Scott L. Barkan Bob Billingsley Bocarsly Emden Cowan Esmail & Arndt LLP Ralph F. Boyd, Jr. Caritas CAST CAY Group International, Inc. Joanna Cuevas Sean Cullen Emmily De Los Santos DLA Piper LLP Khayree Duckett Eagle Bank Alla A. Eleon Federal Capital Partners (FCP) Geanna Franqui
Hudson Housing Robert Jefferson Kramer + Marks Liberation in a Generation Kevin Lewis Fred C. Mitchell MLM Home Improvement LLC NAHT Ade Odina Anna Petrosyan Tim B. Pryor QuadelPage 1 Page 2 Page 3 Page 4 Page 5 Page 6 Page 7 Page 8 Page 9 Page 10 Page 11 Page 12 Page 13 Page 14 Page 15 Page 16 Page 17 Page 18 Page 19 Page 20 Page 21 Page 22 Page 23 Page 24 Page 25 Page 26 Page 27 Page 28 Page 29 Page 30 Page 31 Page 32 Page 33 Page 34
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