A Decade of Rental Housing Vulnerability:
Lessons Learned from Financial Crisis to Coronavirus
Welcome The NHP Foundation 2021 Symposium Richard F. Burns, President & CEO, NHPF
The 5th Annual NHP Foundation Symposium, A Decade of Housing Vulnerability: Lessons from Financial Crisis to Coronavirus, wouldn’t be possible without participation from sponsors, partners, attendees, speakers, and staff. Thank you all for making this annual event such a collaborative success.
Today’s Symposium explores what we’re learning from ten years of housing challenges, beginning with the Great Recession to the pandemic that brought the world to its knees. 2020 certainly provided us with time to reflect on how our industry must reckon with these challenges—the impacts and ill effects that have created a country where no single county has enough affordable housing, to near daily reckonings of years of institutionalized racism to the ravishes of increased regional flooding and fires and questionable governmental policy decisions. Which brings us to today, where, although we are not quite in a “post-pandemic” world, we are fortunate enough to be together with other like-minded individuals to hold up a spotlight to the issues and forge fresh paths forward with the knowledge of years past. This year’s program, A Decade of Rental Housing Vulnerability: Lessons Learned from Financial Crisis to Coronavirus, features extraordinary examples of collaboration beginning with recognition for lawmakers who work across the aisle to prioritize housing legislation for people of low to moderate income and strive to make a difference. We will hear incisive reporting from Enterprise Community Partners, with whom we collaborated to produce a survey of decision-makers and influencers throughout the affordable housing spectrum including developers, federal, state and local elected officials and policymakers. The survey’s focus is on the factors that have contributed to the vulnerability of affordable housing throughout the last decade, drawing insights from three periods of the timeline that brought us here today:
Great Recession & Aftermath (2008–2011) Rebuilding in a Divided US (2012–2019) Pandemic & Social Upheaval (2020–2021)
Takeaways from this research serve to inform Conversations with top representatives from the important disciplines that help the industry create and preserve affordable housing and whose opinions we greatly respect as we shape affordable housing strategies for the future. Finally we will provide a look at how your generous contributions work hard onsite at our properties and some examples of young residents who have benefited. Our goal, as always is to inspire more dialog about how we in the affordable housing ecosystem can create meaningful change. So, let’s continue to converse, collaborate and cooperate on solutions we can all be a part of going forward. Again, thank you to all of the elected officials, housing experts, and speakers as well as our sponsors and attendees. That you have chosen to continue to support NHPF’s mission of providing pathways that residents can follow to achieve their own goals is extremely powerful and we appreciate each and every one of you. We hope you will enjoy our program and come away invigorated for the work ahead.
Symposium Agenda
Overview of Lessons Learned Mayor Sylvester Turner of Houston, TX
Operation Pathways Inaugural Summer Internship Program Ken White EXECUTIVE DIRECTOR, OPERATION PATHWAYS
Welcome Ralph F. Boyd, Jr. CHAIRMAN, THE NHP FOUNDATION BOARD AND PRESIDENT & CEO SOME (SO OTHERS MIGHT EAT) Moderator Laura DeMaria EXECUTIVE DIRECTOR, NATIONAL ASSOCIATION FOR COUNTY COMMUNITY & ECONOMIC DEVELOPMENT (NACCED) Congressional Award Presentation The NHPF Affordable Housing Trailblazer Awards Richard F. Burns PRESIDENT & CHIEF EXECUTIVE OFFICER, THE NHP FOUNDATION Representative Nydia M. Velázquez (D-NY) Representative Ann Wagner (R-MO)
NHPF Industry Leader Award Presentation Richard F. Burns PRESIDENT & CHIEF EXECUTIVE OFFICER, THE NHP FOUNDATION Representative Eleanor Holmes Norton (D-DC)
Conversation “Mayor of a Major Municipality” Mayor Justin Elicker of New Haven, CT
Conversation “Housing Agency Partners” Marisa Button DIRECTOR, MULTIFAMILY PROGRAMS FOR FLORIDA HOUSING FINANCE CORPORATION Chrystal Kornegay EXECUTIVE DIRECTOR, MASSHOUSING J. Michael Hawkins, PhD, AICP MANAGING DIRECTOR, COMMUNITY OUTREACH FOR VIRGINIA HOUSING (VH) Nandini Natarajan CHIEF EXECUTIVE OFFICER, THE CONNECTICUT HOUSING FINANCE AUTHORITY
A Decade of Affordable Housing Vulnerability & Beyond Andrew Jakabovics VICE-PRESIDENT, POLICY DEVELOPMENT, ENTERPRISE COMMUNITY PARTNERS, INC.
Introduction of Keynote Speaker Eric W. Price EXECUTIVE VICE PRESIDENT & CHIEF FINANCIAL OFFICER, THE NHP FOUNDATION
Conversation “Mayor of a Major Municipality” Mayor Francis Suarez of Miami, FL
NHPF Affordable Housing Advocacy Award Presentation Richard F. Burns PRESIDENT & CHIEF EXECUTIVE OFFICER, THE NHP FOUNDATION Representative Sheila Jackson Lee (D-TX) Conversation “Policy Influencers & Academics” Emily Cadik EXECUTIVE DIRECTOR, AFFORDABLE HOUSING TAX CREDIT COALITION (AHTCC) Ingrid Gould Ellen PAULETTE GODDARD PROFESSOR OF URBAN POLICY & PLANNING, DIRECTOR, FURMAN CENTER FOR REAL ESTATE & URBAN POLICY Neil McCullagh EXECUTIVE DIRECTOR, CARROLL SCHOOL OF MANAGEMENT’S JOSEPH E. CORCORAN CENTER FOR REAL ESTATE & URBAN ACTION Jenny Schuetz SENIOR FELLOW, BROOKINGS METROPOLITAN POLICY PROGRAM
Keynote Speaker Kimberly Latrice Jones SOCIAL ACTIVIST & AUTHOR
Thank You & Good Night Eric W. Price EXECUTIVE VICE PRESIDENT & CHIEF FINANCIAL OFFICER, THE NHP FOUNDATION
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Award Honorees
NHPF 2021 Affordable Housing Trailblazer Award Representative Nydia M. Velázquez (D-NY)
NHPF 2021 Affordable Housing Trailblazer Award Representative Ann Wagner (R-MO)
Ann Wagner’s career is both deep and broad in service to her hometown, state and nation with over 30 years of work in the private sector, community and public service, and the political arena. The representative is a co-Sponsor of H.R.3077 Affordable Housing Credit Improvement Act of
Congresswoman Nydia M. Velázquez is currently serving as Representative for New York’s
7th Congressional District. In the 117th Congress, she is the Chairwoman of the House Small Business Committee, a senior member of the Financial Services Committee, and a member
2019 and Reforming Disaster Recovery Act of 2019. The 2nd District has always been home for Ann, whose public service began at the grassroots level. She served for nine years as a local committeewoman in Lafayette Township and went on to Chair the Missouri Republican Party, delivering historic Republican gains. She also served as Co-Chairman of the Republican National Committee during the first term of President George W. Bush. In 2005, following nomination by President Bush and confirmation by the U.S. Senate, Ann was sworn in as the 19th U.S. Ambassador to Luxembourg by Secretary of State Condoleezza Rice. She served as U.S. Ambassador for four years before returning to her home in Ballwin, Missouri. Ann then decided to put her own name on the ballot and won her first Congressional race with over 60% of the vote, receiving more votes that election cycle than any other Republican Congressional candidate in Missouri. She took office in January of 2013 and was selected by both her freshman and sophomore class to be their representative on the Elected Leadership Committee. As representative from the 2nd District, Congresswoman Wagner serves as Vice Ranking Member on both the House Financial Services Committee and House Foreign Affairs Committee. Ann has made combating sex trafficking and online exploitation of women and children major legislative priorities. She authored the SAVE Act, which amended the Federal criminal code to allow prosecutions of those who knowingly advertise sex slavery, along with the Put Trafficking Victims First Act and the Allow States and Victims to Fight Online Sex Trafficking Act (FOSTA). FOSTA became law in April of 2018 and is the most significant anti-trafficking law Congress has passed in nearly 20 years, finally giving local, state, and federal prosecutors the tools they need to hold websites accountable when they profit from the sale of sex trafficking victims.
of the House Committee on Natural Resources. The representative has been the lead or co-sponsor of numerous pieces of affordable housing legislation including: H.R.4546 Public Housing Emergency Response Act, H.R.5187 Housing is Infrastructure Act of 2020 / S.2951 Housing is Infrastructure Act of 2019, H.R.3077 Affordable Housing Tax Credit Improvement Act / S.1703 Affordable Housing Credit Improvement Act of 2019, H.R.1856 Ending Homelessness Act of 2019, H.R.3018 Ensuring Equal Access to Shelter Act of 2019 / S.2007 Ensuring Equal Access to Shelter Act of 2019, H.R.2914 Housing Survivors of Major Disasters Act of 2019 / S.1605, and Housing Survivors of Major Disasters Act of 2019. In 1992, Velázquez was elected to the House of Representatives to represent New York's 7th District. Her district includes parts of Brooklyn, Queens and the Lower East Side of Manhattan. Encompassing many diverse neighborhoods, it is home to a large Latino population, Jewish communities, and parts of Chinatown. She has made history several times during her tenure in Congress. In 1992, she was the first Puerto Rican woman elected to the U.S. House of Representatives. In February 1998, she was named Ranking Democratic Member of the House Small Business Committee, making her the first Hispanic woman to serve as Ranking Member of a full House committee. In 2006, she was named Chairwoman of the House Small Business Committee, making her the first Latina to chair a full Congressional committee. As a fighter for equal rights of the underrepresented and a proponent of economic opportunity for the working class and poor, Congresswoman Velázquez combines sensibility and compassion, as she works to encourage economic development, protect community health and the environment, combat crime and worker abuses, and secure access to affordable housing, quality education and health care for all New York City families.
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NHPF 2021 Affordable Housing Advocacy Award Representative Sheila Jackson Lee (D-TX)
NHPF 2021 Affordable Housing Industry Leader Award Eleanor Holmes Norton, Delegate to US House of Representatives, DC
Congresswoman Eleanor Holmes Norton, now in her fifteenth term as the Congresswoman for the District of Columbia, is the Chair of the House Subcommittee on Highways and Transit. She serves on two committees: the Committee on
Congresswoman Sheila Jackson Lee is an influential and forceful voice in Washington. She is
serving her fourteenth term as a member of the United States House of Representatives. She represents the 18th Congressional District of Texas, centered in Houston. Considered by many as the “Voice of Reason,” she is dedicated to upholding the Constitutional rights of all people. The representative has sponsored or co-sponsored numerous pieces of affordable housing legislation including: H.R.4497 Housing is Infrastructure Act of 2021, H.R.4496 Ending Homelessness Act of 2021, H.R.4495 Downpayment Toward Equity Act of 2021, H.R.3580 Eviction Prevention Act of 2021, H.R.816 Restoring Communities Left Behind Act, H.Res.234 Acknowledging the history and lasting impact of the Federal Government-created problem of redlining and the responsibility of the Federal Government to address such impact, H.R.7743 We Need Eviction Data Now Act of 2020, H.R.6823 SHELTER Act of 2020, Rent and Mortgage Cancellation Act of 2020, and many others. She sits on three Congressional Committees—the House Committees on the Judiciary and Homeland Security and appointed as a Member of the crucial Budget Committee. She was named by Congressional Quarterly as one of the 50 most effective Members of Congress and the U.S. News & World Report named her as one of the 10 most influential legislators in the U.S. House of Representatives. Also, the Center for Effective Lawmaking, a joint initiative between the University of Virginia and Vanderbilt University, named her the 2nd most effective Democrat in Congress during the 114th Congress, the 15th most effective Democrat in Congress during the 115th Congress, and the most effective Democrat in the Texas delegation during the 115th Congress. She is a founder, member, and co-chair of the Congressional Children's Caucus and authored and introduced H.R.83, the Bullying Prevention and Intervention Act of 2013. She is past chair of the Congressional Black Caucus Energy Braintrust and co-chair of the Justice Reform Task Force. She serves as Chief Deputy Whip for the Democratic Caucus, past Chair of the Texas Congressional Democratic Delegation for the 113th Congress, and past Chair of the Congressional Black Caucus Foundation Board.
Oversight and Reform and the Committee on Transportation and Infrastructure. The representative co-sponsored numerous affordable housing bills including: H.R.5187 Housing is Infrastructure Act of 2020, H.R.1737 American Housing and Economic Mobility Act, S.787 American Housing and Economic Mobility Act, H.R.2169 Rent Relief Act, and many others. Congresswoman Norton's accomplishments in breaking barriers for her disempowered district are matched by her success in bringing home unique economic benefits to her constituents. Among them are significant federal law enforcement positions for the District; up to $10,000 per year for all DC high school graduates to attend any public U.S. college or university and up to $2,500 per year to many private colleges and universities; a unique $5,000 DC homebuyer tax credit, sharply increasing home ownership in the District and was a major factor in stabilizing the city's population; and DC business tax incentives, including a significant wage credit for employing DC residents, which has maintained businesses and residents in the District. Congresswoman Norton also has brought significant economic development to the District of Columbia throughout her service in Congress, creating and preserving jobs in DC. The most significant are her work in bringing to DC the U.S. Department of Homeland Security headquarters compound, now under construction, and is the largest federal construction project in the country; her bill that is developing the 55 acre-Southeast Federal Center, the first private development on federal land; her work that resulted in the relocation of 6,000 jobs to the Washington Navy Yard; and her successful efforts to bring to the District the new headquarters for the U.S. Department of Transportation, and the Bureau of Alcohol, Tobacco, and Firearms, along with an additional Metro station at New York Avenue, which has resulted in the development of the NOMA neighborhood.
A DECADE OF RENTAL HOUSING VULNERABILITY: LESSONS LEARNED FROM FINANCIAL CRISIS TO CORONAVIRUS • 5
Moderator
Mayors of Major Municipalities
Mayor Justin Elicker CITY OF NEW HAVEN, CONNECTICUT Weeks into his first year on the job, Mayor Elicker was confronted with the greatest public health challenge of our lifetime—COVID-19— and he and his team have prioritized keeping residents safe throughout the pandemic, paying particular attention to the needs of historically marginalized populations. Mayor Elicker has been a passionate advocate for affordable housing, fighting decades of opposition to zoning reforms that would allow for marginalized populations to live in the city. The mayor graduated with a BA from Middlebury College in Vermont, and earned both a Master’s in Business Administration from the Yale School of Management and a Master’s in Environmental Management from the Yale School of Environment. He served for four years on the New Haven Board of Alders. He worked in the U.S. Foreign Services, has been an elementary and high school teacher, served for three years as an adjunct professor of education policy at Southern Connecticut State University, and led a local non-profit.
Mayor Francis X. Suarez CITY OF MIAMI, FLORIDA Mayor Suarez has championed the integration of climate adaptive technologies, building practices, and economic policies across all facets of government as part of his Miami Forever Plan. Under his leadership, Miami has cut crime and cut taxes to one of their lowest points in over fifty years, spurring an economic resurgence and expansion across Miami. The mayor has also pursued a package of affordable housing reforms that leverage federal opportunity zones with the activation of underutilized land to increase access to affordable housing and homeownership for working people and communities of color. Mayor Suarez earned his bachelor’s degree in finance from Florida International University, graduating in the top ten percent of his class, and then received his law degree from the University of Florida Levin College of Law, where he graduated cum laude. Mayor Suarez was recently named as a Time Future 100 Leader.
Laura DeMaria, MPA EXECUTIVE DIRECTOR, NATIONAL ASSOCIATION FOR COUNTY COMMUNITY AND ECONOMIC DEVELOPMENT Laura DeMaria is the Executive Director of the National Association for County Community and Economic Development (NACCED), which represents local government agencies’ community development and affordable housing programs across the nation. In her first year as ED, by prioritizing communication and focusi ng on relationships, NACCED’s membership grew by 25%. Laura also launched and hosts NACCED’s podcast, The Holistic Housing Podcast, which has received mention by CNN and in The Washington Post . In addition to her work in nonprofit and association management, she is a speaker and workshop leader on topics including developing self-awareness, knowing and living one’s values, centering through prayer, the art of conversation, and leadership at all levels. She is a graduate of the University of North Carolina at Chapel Hill and the American University School of Public Affairs, where she earned a Master’s Degree in Public Administration with a focus in Nonprofit Management.
Mayor Sylvester Turner CITY OF HOUSTON, TEXAS Mayor Turner has expertly managed significant challenges facing the nation’s fourth-largest city, including budget deficits, homelessness, and natural disasters such as Hurricane Harvey. He is currently leading Houston’s response to the COVID-19 global pandemic. Amid national unrest and calls for improving the community and police relations, the mayor signed an executive order restricting the use of force and created a Task Force on Policing Reforms. Operating within the city’s fiscal constraints, Mayor Turner has passed five balanced budgets, overseen Houston’s remarkable rebound from Hurricane Harvey, and championed Complete Communities, an initiative designed to revitalize and improve Houston’s most under-served neighborhoods by partnering with local stakeholders to leverage resources to create a more equitable and prosperous city for all Houstonians. Mayor Turner served for 27 years as the Representative for Texas House District 139. He is a graduate of the University of Houston and earned a law degree from Harvard University.
6 • THE NHP FOUNDATION 2021 SYMPOSIUM
A Conversation: Policy Influencers & Academics
Emily Cadik EXECUTIVE DIRECTOR, AFFORDABLE HOUSING TAX CREDIT COALITION (AHTCC) Emily Cadik leads advocacy to support affordable rental housing financed using the Low-Income Housing Tax Credit (LIHTC). Prior to joining the AHTCC, she was a Senior Director of Public Policy at Enterprise Community Partners, where she led policy and advocacy related to the Housing Credit and other affordable housing issues. While at Enterprise, Emily served on the board of the AHTCC, chairing the Legislative Committee, co-chairing the Marketing Committee, and serving on the Executive Committee.
Ingrid Gould Ellen PAULETTE GODDARD PROFESSOR OF URBAN POLICY & PLANNING, NYU’S ROBERT F. WAGNER GRADUATE SCHOOL OF PUBLIC SERVICE & FACULTY DIRECTOR OF THE NYU FURMAN CENTER Ingrid Gould Ellen’s research centers on neighborhoods, housing, and residential segregation. Ingrid is the co-editor of The Dream Revisited: Contemporary Debates About Housing, Segregation, and Opportunity (Columbia University Press, 2018). She also authored S haring America’s Neighborhoods: The Prospects for Stable Racial Integration (Harvard University Press, 2000), edited T he Dream Revisited: Contemporary Debates about Housing, Segregation and Opportunity (Columbia University Press, 2019), and has published articles in top industry journals. Ingrid teaches courses in microeconomics, urban economics, and urban policy research. Ingrid has held visiting positions at the U.S. Department of Housing and Urban Development, the Urban Institute, and the Brookings Institution. She attended Harvard University, where she received a Bachelor’s degree in Applied Mathematics, an MPP, and a PhD in Public Policy.
Neil McCullagh EXECUTIVE DIRECTOR, CARROLL
Jenny Schuetz SENIOR FELLOW, BROOKINGS METROPOLITAN POLICY PROGRAM Jenny Schuetz, PhD is an expert in urban economics and housing policy who has written numerous peer- reviewed journal articles on land use regulation, housing prices, urban amenities, and neighborhood change. Dr. Schuetz has appeared in the New York Times, Wall Street Journal, Washington Post, and on the PBS NewsHour. Topics of recent research include: how statewide zoning reform could improve housing affordability; local strategies to help renters during the COVID-19 crisis; rethinking homeownership incentives to narrow the racial wealth gap; and how housing costs exacerbate economic and racial segregation. Before joining Brookings, Dr. Schuetz served as a principal economist at the Board of Governors of the Federal Reserve System. Dr. Schuetz earned a PhD in public policy from Harvard University, a master’s in city planning from MIT, and a BA with Highest Distinction in economics and political and social thought from the University of Virginia.
SCHOOL OF MANAGEMENT’S JOSEPH E. CORCORAN CENTER FOR REAL ESTATE & URBAN ACTION; LECTURER AT BOSTON COLLEGE Neil McCullagh has led programs in community development, economic development, and housing. This dynamic experience informs his teaching at Boston College, where his courses focus on analyzing the factors critical to successful transformation of urban neighborhoods and giving students “learning by doing” experiences. Neil was the Executive Director of The American City Coalition (TACC), which provides place-based support to community based organizations focused on revitalization efforts in Boston and technical support to mixed-income housing developers. Neil holds an under- graduate degree from Boston College, an MBA from Boston University, and an MPA from Harvard University’s Kennedy School of Government, where he was awarded a Roy and Lila Ash Fellowship for Innovations in Democracy and Governance. He was a Jesuit Volunteer in JVC Southwest. He currently serves on the board of Rebuilding Together Boston.
She also helped lead A Call To Invest in Our
Neighborhoods (ACTION) Campaign, a nationwide coalition advocating on behalf of the Housing Credit. In 2017 she received The NHP Foundation’s inaugural 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 Bachelor of Arts degree from the University of Texas at Austin.
A DECADE OF RENTAL HOUSING VULNERABILITY: LESSONS LEARNED FROM FINANCIAL CRISIS TO CORONAVIRUS • 7
A Conversation: State Housing Agency Partners
Marisa Button DIRECTOR , MULTIFAMILY PROGRAMS FOR FLORIDA HOUSING FINANCE CORPORATION Marisa Button is responsible for the oversight of the rule development, allocations, underwriting, closing, and cost certification processes for the Low-Income Housing Tax Credit, SAIL, MMRB, and Grant programs. Marisa joined Florida Housing in 2016 as an Assistant General Counsel, having previously served in the same capacity for the Florida Department of Business and Professional Regulation and the Florida Department of Health. Prior to relocating to Florida in 2013, Marisa was in private law practice in York, Pennsylvania.
J. Michael Hawkins, PhD, AICP MANAGING DIRECTOR, COMMUNITY OUTREACH FOR VIRGINIA HOUSING (VH) Mike Hawkins currently leads a division comprised of experienced housing professionals engaged in efforts to build the capacity of housing developers and organizations to promote affordable housing. Mike and his team are also actively involved in efforts to facilitate placed-based strategies that foster inclusive mixed-use/ mixed-income communities. Mike was the Community Development Director for the Newport News Redevelopment and Housing Authority from 2000 to 2005 and the Chesapeake Redevelopment
Chrystal Kornegay EXECUTIVE DIRECTOR, MASSHOUSING MassHousing lends over $1 billion annually to produce and preserve affordable rental housing and create homeownership opportunities for low- and moderate-income borrowers. Under Chrystal’s leadership, MassHousing launched a highly successful Down Payment Assistance program; secured over $80 million to expand its Workforce Housing initiative; and developed a nationally recognized program for homeownership production in communities of color. Before joining MassHousing, Chrystal served as the Baker-Polito Administration’s Undersecretary for Housing and Community Development. Chrystal serves on the boards of the Massachusetts Department of Transportation and the Massachusetts Bay Transit Authority, the National Housing Trust, the National Council of State Housing Agencies (NCSHA), and is a member of the Federal Home Loan Bank of Boston’s Advisory Committee. Chrystal holds a Master’s in City Planning from the Massachusetts Institute of Technology and a BA from Hunter College.
Nandini Natarajan CHIEF EXECUTIVE OFFICER, CONNECTICUT HOUSING FINANCE AUTHORITY Nandini Natarajan leads CHFA’s mission is to alleviate the shortage of housing for low- and moderate-income families and persons in the State and, when appropriate, to promote or maintain the economic development of the State through employer-assisted housing efforts. Prior to joining CHFA, Nandini was the Chief Financial Officer of the Illinois Housing Development Authority for six years. She was instrumental in reviving the multifamily program at IHDA, returning the agency to its lending heyday through a variety of loan programs targeted at maximizing proceeds for affordable developments. Nandini began her career at Caine Mitter & Associates as a financial analyst and computer programmer. She worked her way from creating and managing computer programs for housing cash flow analysis to serving as financial advisor for State HFAs and their bond programs. Nandini attended Smith College, where she earned a Bachelor’s degree in Computer Science and Mathematics. She holds a Master’s in Computer Science from the University of Massachusetts, Amherst.
and Housing Authority from 1998 to 2000. He
directed major neighborhood revitalization efforts in those two Virginia cities which included the development of homeownership and rental communities. Mike is a member of the American Institute of Certified Planners (AICP). He holds a PhD in Public Administration and Urban Policy from Old Dominion University.
8 • THE NHP FOUNDATION 2021 SYMPOSIUM
Presenter
Keynote Speaker
Kimberly L. Jones SOCIAL ACTIVIST AND AUTHOR Kimberly Latrice Jones is an American author and civil rights activist known for co- authoring the book I’m Not Dying With You Tonight and for the viral video How Can We Win . I’m Not Dying With You Tonight was a finalist for an NAACP Image Award and film rights were secured as well. In 2020, Kimberly was in Atlanta interviewing protesters taking part in the George Floyd protests. While doing so, she recorded a video about racism in the United States which subsequently went viral. In the seven minute video, Kimberly uses a Monopoly analogy to explain the history of racism and its impact on black Americans, and contests the dialogue around the protests, arguing that commentators should be discussing the reasons people were rioting, not what they were doing. Following the video's release, Henry Holt and Company signed a deal with Kimberly to publish two books, including How Can We Win, coming in out in January 2022. Kimberly has also signed a deal with Warner Bros. Television.
Andrew Jakabovics VICE-PRESIDENT, POLICY DEVELOPMENT & RESEARCH, ENTERPRISE COMMUNITY PARTNERS, INC. Andrew Jakabovics oversees Policy Development & Research on affordable housing and community development, housing finance, neighborhood stabilization, and broader housing supply and demand concerns. Publications include “Understanding the Small and Medium Multifamily Housing Stock,” “Staying in Place to Get Ahead: Creating Renter Stability through Master Leases with Built- in Savings Accounts,” and “Bending the Cost Curve: Solutions to Expand the Supply of Affordable Rentals.” He analyzes housing finance reform, multifamily properties’ ownership patterns, preservation strategies for unsubsidized and subsidized affordable housing, LIHTC and neighborhood dynamics, and the relationship between disasters and affordability. Prior to joining Enterprise, Andrew served as senior advisor to the assistant secretary for policy development and research at the U.S. Department of Housing and Urban Development. Andrew holds degrees from Columbia University and the Massachusetts Institute of Technology.
Symposium Co-Chairs
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 Frank L. Sullivan, Jr. Adam Weers TRUSTEE EMERITI Thomas A. Carr Patricia Diaz Dennis NHPF Officers Richard F. Burns Mansur Abdul-Malik Mecky Adnani Scott L. Barkan Neal T. Drobenare
Ralph F. Boyd, Jr. CHAIRMAN, THE NHP FOUNDATION
BOARD; PRESIDENT & CHIEF EXECUTIVE OFFICER, SOME (SO OTHERS MIGHT EAT)
Sarah E. Feinberg NHPF TRUSTEE, FOUNDER, FEINBERG STRATEGIES, LLC
Alla A. Eleon Patrick J. Fry
Carlos A. Gonzales Stephen M. Green John G. Hoffer Fred C. Mitchell Eric W. Price Tim B. Pryor C. Meade Rhoads, Jr. Jamie A. Smarr Ian Sobel Thomas G. Vaccaro Kenneth D. White Joseph P. Wiedorfer
Cherie Santos-Wuest NHPF TRUSTEE, MANAGING PARTNER, CELADON VENTURE ADVISORS; FORMER DIRECTOR GLOBAL SOCIAL & COMMUNITY INVESTING TIAA-CREF
A DECADE OF RENTAL HOUSING VULNERABILITY: LESSONS LEARNED FROM FINANCIAL CRISIS TO CORONAVIRUS • 9
Bringing It Home For Investors For Developers For Communities
More than 50 Years in the Making: Our Commitment to Affordable Housing. Founded in 1969, Boston Financial has raised more than $14 billion in equity, which we invested
in 2,900 affordable housing communities nationwide. We are deeply committed to
affordable housing, bringing to each transaction our culture of collaboration, fiduciary responsibility, and exceptional client service. Purpose-Driven Business. Boston Financial is a purpose-driven company and proud to be a subsidiary of ORIX Corporation USA, which has donated more than $20 million to nonprofits across the nation over the past 10 years, including those that support and empower residents of affordable housing communities. We believe the communities we invest in not only give residents a place to live, but also provide a path to a better life.
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10 • THE NHP FOUNDATION 2021 SYMPOSIUM
CONGRATULATIONS TO THE NHP FOUNDATION ON THEIR FIFTH ANNUAL SYMPOSIUM
DEVELOPMENT AND CONSTRUCTION MANAGEMENT SERVICES
Homer Sarabi homer@sarabigroup.com www.sarabigroup.com
A DECADE OF RENTAL HOUSING VULNERABILITY: LESSONS LEARNED FROM FINANCIAL CRISIS TO CORONAVIRUS • 11
Operation Pathways: Coaching as Catalyst Rethinking and Reshaping Resident Services in a Time of Social & Racial Change
The success that residents in affordable housing achieve is all the more pronounced now in a time when our country is increasing its awareness and acknowledgment of historical social and racial disparities.
Recent incidents have made us examine the impact of years of systemic racial oppression and it has worn heavy on our hearts. Like many in our country, we asked how and why we have allowed inequity in important systems like education, criminal justice, employment, healthcare, and housing become as integral to our American experience as baseball and apple pie. These current conditions require a concerted effort to address inequities in affordable housing communities and this effort is rooted in a successful coaching relationship. Operation Pathways has implemented Family-Centered Coaching developed by The Prosperity Agenda with support of the W.K. Kellogg Foundation which works to meet the interconnected needs and desires of a participant’s life all the while working to dismantle educational disparities, underemployment, healthcare, financial literacy, food access, and neighborhood safety. The best coaching approaches provide a set of strategies, tools, and resources that help human service organizations reinvent how they engage with families experiencing poverty. We create and sustain robust holistic services and programs that are only fully realized by partnering with families to address their needs and make progress on their goals. This kind of inclusive approach increases the likelihood of long-term success and transformational outcomes, particularly in the lives of people for whom historical racial inequity has played a role. Operation Pathways’ training encourages the move from sustaining people to transforming people. These practices enable participants and residents to better believe in themselves, gain strength from support and achieve goals. Tonight we are pleased to show you some excellent examples of young adults using skills gained through coaching relationships to work and achieve their goals. Thank you all for helping to make these success stories happen.
12 • THE NHP FOUNDATION 2021 SYMPOSIUM
A DECADE OF RENTAL HOUSING VULNERABILITY: LESSONS LEARNED FROM FINANCIAL CRISIS TO CORONAVIRUS • 13
The NHP Foundation 2021 Symposium We are proud to be a sponsor and participant of this wonderful event
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14 • THE NHP FOUNDATION 2021 SYMPOSIUM
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A DECADE OF RENTAL HOUSING VULNERABILITY: LESSONS LEARNED FROM FINANCIAL CRISIS TO CORONAVIRUS • 15
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A DECADE OF RENTAL HOUSING VULNERABILITY: LESSONS LEARNED FROM FINANCIAL CRISIS TO CORONAVIRUS • 17
WC Smith is proud to support NHP F ’s mission to provide service-enriched affordable housing.
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A DECADE OF RENTAL HOUSING VULNERABILITY: LESSONS LEARNED FROM FINANCIAL CRISIS TO CORONAVIRUS • 19
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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 5th 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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We are proud to support T he NHP Foundation and join in acknowledging the 2021 Honorees: )))))#å 43))))) Affordable Housing Trailblazer Award Honorees: Representative Nydia Velázquez (D-NY) and Representative Ann Wagner (R-MO) )))))#å 43))))) Industry Leader Award Honoree: Eleanor Holmes Norton, Delegate to the U.S. House of Representatives )))))#å 43)))))
in celebrating more than three decades of creating affordable, safe and connected communities. Congratulations to the recipients of the 2021 Awards, Representatives Nydia Velázquez , Ann Wagner and Sheila Jackson Lee and Eleanor Holmes Norton , DC Delegate to the U.S. House of Representatives.
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A DECADE OF RENTAL HOUSING VULNERABILITY: LESSONS LEARNED FROM FINANCIAL CRISIS TO CORONAVIRUS • 23
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2021 Symposium Contributors
Mansur Abdul-Malik Mecky Adnani Scott Barkan Andy Blumetti Ralph F. Boyd, Jr. Building Consultants, Inc. CAY Group International, Inc.
D3G Emmily De Los Santos
Steve Green Terry Green Kelly Grossman Architects Hillcrest Finance, LLC Kevin Lewis Fred C. Mitchell National Affordable Housing Trust (NAHT) Ade Odina Anna Petrosyan
Cherie Santos-Wuest & Mark Wuest Sheldon L. Schreiberg Seed, Inc. Michael Simon Jennifer Slaiman Jamie A. Smarr Ian Sobel Jason Soifer Kendra Stensven Thomas G. Vaccaro Kenneth D. White Joseph P. Wiedorfer
Patricia Diaz-Dennis Neal T. Drobenare Alla A. Eleon Evan Eyo Federal Capital Partners (FCP) Sarah E. Feinberg Catherine Fennell Geanna Franqui Patrick J. Fry Marijane & Richard Funess Carlos Gonzales Veronica Gonzalez
Glynna K. Christian Citrin Cooperman Judy Cohn Colliers Engineering Concord Communities
Eric W. Price Tim B. Pryor
C. Meade Rhoads, Jr. Samantha Richens Ted Robb
Joanna Cuevas CVR New York
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